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HomeMy WebLinkAboutADP 2021-04-21 agenda.pdf City of Maple Ridge Advisory Design Panel AGENDA Wednesday, April 21, 2021 at 4:00 pm Held Virtually Via Zoom Teleconference Join the meeting from your computer, tablet or smartphone https://mapleridge-ca.zoom.us/j/96716308135?pwd=ZXZlZWh2bCt6b0NRQjVWdk5lRmxjQT09 Or join the meeting using your phone Dial: 1-778-907-2071 Meeting ID: 967 1630 8135 Password: 514248 1. CALL TO ORDER 2. APPROVAL OF THE AGENDA 3. ADOPTION OF MINUTES 3.1 Regular Meeting – March 17, 2021 3.2 Special Meeting – March 31, 2021 4. QUESTION PERIOD 5. NEW AND UNFINISHED BUSINESS 6. PROJECTS 6.1 Development Permit No: 2019-392-RZ 4:05 PM Applicant: Billard Architecture Inc. (Richard Zhou owner) Project Architect: Robert Billard Project Landscape Architect: PMG Landscape Architects Proposal: 6-storey mixed-use building with 127 apartment units Location: 22904-22922 Dewdney Trunk Road File Manager: Rene Tardif 6.2 Development Permit No: 2020-414-DP/VP 4:45 PM Applicant: Boni Maddison Architects (Cythera Housing) Project Architect: Boni Madison Architects (Anthony Boni) Project Landscape Architect: Kyle Labow, Durante Kreuk Ltd. Proposal: 6-storey 34 unit apartment housing Location: 22311 North Avenue File Manager: Rene Tardif Break 4:45-5:00 PM 6.3 Development Permit No: 2020-362-DP 5:00 PM Applicant: Polygon Provenance Project Architect: Ciccozzi Architects Project Landscape Architect: HAPA Proposal: Mixed use commercial/residential (24 apartments) Location: 11300 Pazerena Place File Manager: Adrian Kopystynski MAPLE R l □·GE tir1J1h CP!h,111211 map endge ,ca Advisory Design Panel April 21, 2021 Page 2 of 2 6.4 Development Permit No: 2020-200-DP 5:40 PM Applicant: SK Architects Project Architect: SK Architects Project Landscape Architect: PMG Landscape Architects Proposal: Industrial building Location: 20170 115A Avenue File Manager: Adrian Kopystynski 7. CORRESPONDENCE 8. ADJOURNMENT Next Meeting: May 19, 2021 Agenda Items Submission Deadline: April 26, 2021 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. /sc City of Maple Ridge Advisory Design Panel MEETING MINUTES The Minutes of the Regular Meeting of the Maple Ridge Advisory Design Panel (ADP) held via Zoom teleconference on Wednesday, March 17, 2021 at 4:02 pm. PANEL MEMBERS PRESENT Meredith Mitchell, Vice Chair Landscape Architect BCSLA Steven Bartok Architect AIBC Emily Kearns Architect AIBC Andrea Scott Architect AIBC STAFF MEMBERS PRESENT Wendy Cooper Staff Liaison, Planner Sabina Chand Committee Clerk ABSENT Stephen Heller, Chair Landscape Architect BCSLA 1. CALL TO ORDER 2. APPROVAL OF THE AGENDA R/2021-010 It was moved and seconded That the agenda for the March 17, 2021 Advisory Design Panel meeting be approved as circulated. CARRIED 3. ADOPTION OF MINUTES R/2021-011 It was moved and seconded That the minutes for the February 17, 2021 Advisory Design Panel meeting be adopted as circulated. CARRIED 4. QUESTION PERIOD - NIL 5. NEW AND UNFINISHED BUSINESS 6. PROJECTS ------ HAPLI;; R l □GE Dr-.1J1h Cah.nr.1111 map endg;e.,ca Advisory Design Panel Minutes March 17, 2021 Page 2 of 3 6.1. Development Permit No: 2018-180-DP/22057 & 22083 Lougheed Hwy 4:05 pm The Chair welcomed the project team to the meeting and introduced the members of the ADP. The Staff Liaison provided a brief overview of the proposed 6 storey apartment building with 107 residential units. The project team presented the development plans and answered questions from the Panel. R/2021-012 It was moved and seconded That the Advisory Design Panel has reviewed application No. 2018-180-DP and supports the project and recommends the following concerns be addressed as the design develops and submitted to Planning staff for follow-up: Comments from the Panel included: Architectural Comments:  Explore acoustic solutions for noise in exterior patios on Lougheed façade;  Confirm/review definition of interior locked bedrooms;  Confirm/review definition of vestibule of front entry;  Provide a hierarchal architectural element at front entry for way finding purposes and celebrate the entry;  Add additional accent, colours or materials to give prominence to architectural elements to reduce the scale of the building;  Consider Celebrating corner window details through the use of an additional material. Landscape Comments:  Provide the addition of children’s play in one of the amenity areas. CARRIED 6.2 Development Permit No: 2019-341-DP/12162, 12170 & 12179 Fletcher Street 4:45 PM The Chair welcomed the project team to the meeting and introduced the members of the ADP. The Staff Liaison provided a brief overview of the proposed 15-unit townhouse development. The project team presented the development plans and answered questions from the Panel. R/2021-013 It was moved and seconded That the Advisory Design Panel has reviewed application No. 2019-341-DP and recommends the following concerns be addressed and digital versions of revised drawings & memo be submitted to Planning staff; and further that Planning staff forward this on to the Advisory Panel for information: Comments from the Panel included: Architectural Comments:  Consider relocating the playground location switch with visitor parking at south;  Confirm that the interior double car parking dimension conforms to bylaw;  Consider more consistency/rigor in architectural language, especially with the lowered roofline element at the Fletcher Street elevation;  Consider playing with the window sill heights for more light into the unit and more variation on the façade;  Create more daylight opportunities for middle unit on building east. Advisory Design Panel Minutes March 17, 2021 Page 3 of 3 Landscape Comments:  Provide full landscape plan submission include tree/shrub plan details;  Consider relocating area to street frontage and incorporate tree protection area into a larger amenity space;  Consider multiple function programming of amenity space. CARRIED 6.3 Development Permit No: 2019-393-DP/20786 River Road 5:25 PM The Chair welcomed the project team to the meeting and introduced the members of the ADP. The Staff Liaison provided a brief overview of the proposed 8 dwelling units in the form of courtyard housing. The project team presented the development plans and answered questions from the Panel. R/2021-014 It was moved and seconded That the Advisory Design Panel has reviewed application No.2019-393-DP and recommends that the proposal be re-submitted and presented at a future Advisory Design Panel meeting with the following concerns addressed: Comments from the Panel included: Architectural Comments:  Relocate amenity to south east corner;  South variance not supported;  Consider combining units to make quadplex units to achieve south setback regulations;  Revisit the east and west backyard setbacks to create a more livable private outdoor space. Landscape Comments:  Consider deleting sod lawn in small backyards and replacing with large patios;  Consider privacy of neighbouring residential with rooftop patios;  Consider removing parking stall in front of the community garden space and expanding space to be visible from internal road. CARRIED 7. CORRESPONDENCE – NIL 8. ADJOURNMENT There being no further business, the meeting adjourned at 6:49 p.m. The next regular meeting of the Advisory Design Panel will be held on Wednesday, April 21, 2021. Meredith Mitchell, Vice Chair /sc City of Maple Ridge Advisory Design Panel SPECIAL MEETING MINUTES The Minutes of the Special Meeting of the Maple Ridge Advisory Design Panel (ADP) held via Zoom teleconference on Wednesday, March 31, 2021 at 4:00 pm. PANEL MEMBERS PRESENT Stephen Heller, Chair Landscape Architect BCSLA Meredith Mitchell, Vice Chair Landscape Architect BCSLA Steven Bartok Architect AIBC Emily Kearns Architect AIBC Andrea Scott Architect AIBC STAFF MEMBERS PRESENT Wendy Cooper Staff Liaison, Planner 1. CALL TO ORDER 2. APPROVAL OF THE AGENDA R/2021-015 It was moved and seconded That the special agenda for the March 31, 2021 Advisory Design Panel meeting be approved as circulated. CARRIED 3. QUESTION PERIOD - NIL 4. PROJECTS 4.1. Development Permit No: 2020-363-DP/11280 Pazarena Place The Chair welcomed the project team to the meeting and introduced the members of the ADP. The Staff Liaison provided a brief overview of the proposed 147 townhouse units. The project team presented the development plans and answered questions from the Panel. R/2021-016 It was moved and seconded That the Advisory Design Panel has reviewed application No. 2020-363-DP and recommends the following concerns be addressed and digital versions of revised drawings & memo be submitted to Planning staff; and further that Planning staff forward this on to the Advisory Design Panel for information. Architectural Comments:  Consider additional colour schemes for variety on the street scape;  Provide further clarification on screening to Haney Bypass from the internal road. ------ HAPLI;; R l □GE Dr-.1J1h Cah.nr.1111 map endg;e.,ca Advisory Design Panel Minutes March 31, 2021 Page 2 of 2 Landscape Comments:  Provide multiple play opportunities throughout the site. Consider reasonable proximity to unit clusters;  Consider additional vegetative screening to create privacy were public walkways or streets that are separated from private yards by fences only;  Consider walkable aggregate under second floor building overhangs to provide more functional areas;  Provide social gathering opportunities in the south area of the site;  Provide way finding signage in detail design;  Consider planting and materials to enhance the bench locations;  Consider using a different material to differentiate visitor parking from resident driveways. CARRIED 5. ADJOURNMENT There being no further business, the meeting adjourned at 5:30 p.m. The next regular meeting of the Advisory Design Panel will be held on Wednesday, April 21, 2021. Stephen Heller, Chair /wc Page 1 of 7 City of Maple Ridge TO:Advisory Design Panel MEETING DATE: May 12, 2021 FILE NO:2019-392-DP SUBJECT:22904, 22910 AND 22922 Dewdney Trunk Road PURPOSE: An Advisory Design Panel (the “ADP”) submission has been received for the above cited application and properties to permit the construction of a six-storey mixed-use building with 127 units of apartment housing and approximately 180 m2 of commercial space in two units on the ground floor. The subject property is approximately 0.33 ha (0.8 acres) in area and is located directly east of the Town Centre Area Plan along Dewdney Trunk Road. The proposed building will replace the existing vacant lots on the site. The subject property is being rezoned from RS-1 (Single Deatched Residential) to CD-2-20 (Comprehensive Development). The rezoning application being processed in conjunction with this proposal was given First Reading by Council on March 31, 2020. The property is designated Urban Residential in the Official Community Plan (OCP) and is located along a Major Corridor. This rezoning application is accompanied by an Official Community Plan (OCP) amendment to change the designation from Urban Residential to Commercial. The development permit application made to the City is subject to Section 8.5 Commercial Development Permit. BACKGROUND: Applicant:Billard Architecture Inc. Legal Descriptions:Lot 220 Section 17 Township 12 New Westminster District Plan 57165; Lot 229 Section 17 Township 12 New Westminster District Plan 58011; and Parcel “One” (Explanatory Plan 13671) Except: Part Road on Plan 80199; of Parcel “A” (Reference Plan 13362) Lot 3 Section 17 Township 12 New Westminster District Plan 13178 OCP: Existing:Urban Residential Proposed:Commercial Zoning: Existing:RS-1 (Single Detached Residential) Proposed:CD-2-20 (Comprehensive Development) Surrounding Uses: I 4·-~--- mapleridge.ca Page 2 of 7 North: Use: Commercial Zone: C-2 (Community Commercial) and CS-1 (Service Commercial) Designation: Commercial South: Use: Single Family Residential Zone: RS-1 (Single Detached Residential) Designation: Urban Residential East: Use: Single Family Residential Zone: RS-1 (Single Detached Residential) Designation: Urban Residential West: Use: Commercial, Service Station Zone: CS-1 (Service Commercial) Designation: Commercial Existing Use of Property: Vacant Proposed Use of Property: Commercial and Apartment Site Area: 0.33 ha (0.8 acres) Access: Rear Lane 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 8.5 Commercial Development Permit. Key Guidelines: The following is a brief description and assessment of the proposal’s compliance with the applicable Key Development Permit Guidelines: 1. Avoid conflicts with adjacent uses through sound attenuation, appropriate lighting, landscaping, traffic calming and the transition of building massing to fit with adjacent development. The proposed building is stepped back at the third storey, along the southern elevation, providing both natural light for the outdoor courtyard space and limiting the impact on those adjacent single family lots to the south. The stepping back of the building and the newly constructed 7.5 metre wide lane to the south of the building provides for an appropriate buffer for adjacent single family houses to the south of this development. 2. Encourage a pedestrian scale through providing outdoor amenities, minimizing the visual impact of parking areas, creating landmarks and visual interest along street fronts. The proposed building has been designed to minimize the visual impact of the parking area by providing for the underground parking access from the lane behind the building. This configuration provides for a pedestrian-oriented entry on the north face of the building off Dewdney Trunk Road. The landscaping around the parking entrance will help to soften the automotive impact and promotes a pedestrian-friendly design. The building provides for ample outdoor amenities through both a courtyard amenity area on the ground floor and by Page 3 of 7 integrating a large rooftop outdoor amenity area into the overall design. Separate wide pedestrian entrances are provided for both commercial units fronting Dewdney Trunk Road, providing enough space for future outdoor programming such as tables and chairs. 3. Promote sustainable development with multimodal transportation circulation, and low impact building design. The development intends to implore sustainable design strategies that will include zero- irrigation native plants for landscaping, long lasting and durable cladding material, as well as high-efficiency energy equipment for lighting, cooling and heating systems. 4. Respect the need for private areas in mixed use development and adjacent residential areas. A sixth-level rooftop deck is proposed to allow residents to take in the views overlooking the common pathways and courtyard. Both the rooftop deck and the centre courtyard will provide for a private amenity space that building residents can access in order to socialize and relax. 5. The form and treatment of new buildings should reflect the desired character and pattern of development in the area by incorporating appropriate architectural styles, features, materials, proportions and building articulation. The proposed development represents a new housing form for this section of Dewdney Trunk Road, immediately east of the Town Centre Area Plan. The building is made of high quality materials that will set the bar for other future projects along this stretch of Dewdney Trunk Road both now and in the future. The applicant has submitted a checklist for the Commercial Development Permit Guidelines and has identified the policies that the project meets. The checklist is attached to the Advisory Design Panel package. 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. Page 4 of 7 PLANNING COMMENTS: 1. Proposal: This application is for a 127 unit, six-storey apartment building with a proposed floor area of 7,986 m² (78,002 ft²) and a floor space ratio (FSR) of 2.61. The allowable FSR in the proposed CD-2-20 (Comprehensive Development) zone is 1.0, which is based on the C-3 (Town Centre Commercial) zone. The applicant will exceed the maximum permitted FSR; therefore, the density bonus provisions will apply. More details of density bonusing for the subject application will be outlined in a future report to Council once the project details are confirmed. The applicant intends to bridge the current mid-century style of the adjacent single family homes to an apartment building design that will use modern materials and other forms inspired by new residential development within the community. The building is proposed to be stepped back at the third storey, along the southern elevation, providing both natural light for the outdoor courtyard space and to limit the impact on those adjacent single family lots to the south. The proposed building will contain a mix of studio, one, two and three bedroom units. Residential parking will be located in two underground parking levels and accessed via a rear lane from Burnett Street. The proposed building will feature two indoor amenity areas on the southern portion of the ground floor of the building. A prominent ground floor courtyard space will provide for an outdoor amenity area that is planned to be programmed as a children’s play area and will feature natural surveillance from the interior units that face the courtyard space. The landscape plan provides for a variety of trees, including Japanese maples, Serbian spruce, robin hill serviceberry and purple spire crabapple. These trees are accompanied by a large variety of shrubs that are generously spread throughout the ground floor of the development, providing for ample amounts of privacy for ground floor units. The rooftop amenity area is well programmed with a variety of seating areas, including a social seating area for larger gatherings of residents and backless benches that can accommodate smaller groups of residents. 2. Context: The subject properties, located at 22904, 22910 and 22922 Dewdney Trunk Road (see Appendix A), are located south of Dewdney Trunk Road, east of Burnett Street and west of 230 Street. The subject properties are located immediately east of the Town Centre Area Plan. Consolidation of the subject properties will be a condition of final reading, and they have a combined area of approximately 0.33 ha (0.8 acres). All three lots are currently vacant, relatively flat, and have a combination of grasses, shrubs and trees located throughout each property. The lands to the south and to the east of this development are occupied by single family houses that were constructed in the 1970’s and 1980’s. To the north of the proposed development across Dewdney Trunk Road are lots that are designated Commercial and are occupied by low-rise commercial buildings. To the west of the development site is the existing Husky Gas Station and further to east lies the Town Centre Area Plan. Page 5 of 7 This development represents a new form of housing in an area that is currently dominated by single family housing and low rise commercial businesses. The proposed building will be the first form of mixed-use commercial/residential building outside of the Town Centre Area Plan to the east. 3. OCP and Zoning Compliance: The subject site is designated as Urban Residential and currently zoned RS-1 (One Family Urban Residential). The subject site is being re-designated to Commercial to accommodate the proposed land use. The subject site is being rezoned to CD-2-20 (Comprehensive Development) and Development Data Sheet (Appendix E) analyses the applicable zone regulations. The proposal has a density (Floor Space Ratio) of 2.61 which complies with the maximum density of the CD Zone. The following variances will be required: Variance to allow for over 10% of parking stalls to be small car. The subject properties are located along Dewdney Trunk Road, where the OCP designates the subject properties Urban Residential – Major Corridor, and development of the properties are subject to the Major Corridor infill policies of the OCP. The Major Corridor Residential category identifies the various types of housing forms which are encouraged along major road corridors to include: single detached dwellings, duplexes, triplexes, fourplexes, townhouses, apartments, and small lot intensive residential developments. These policies require that development be compatible with the surrounding neighbourhood, with particular attention given to site design, setbacks, and lot configuration with the existing pattern of development in the area. It is noted that one of the underlying principles in the OCP is to encourage growth within the Urban Area Boundary (UAB) and to accommodate growth through infill by promoting a mix of housing types and tenures (Policy 3-1). Such housing forms are, by their very nature, challenging to existing neighbourhoods consisting of single family stock, and thus, some opposition can be expected. Design efforts to lesson impacts on the neighbours will occur. The proposal to redesignate these lots to Commercial in the OCP will represent a departure from the existing policies and will necessitate a CD Zone. 4. Parking and bicycle storage: The required parking for the proposed use is analyzed in the Development Data Sheet (Appendix E) The proposed building contains two levels of underground parking and a total of 159 parking stalls. As the site is being rezoned to a CD zone, the parking calculations are being done based on the C-3 (Town Centre Commercial) zone at a rate of 1 concealed space per dwelling unit and 0.2 concealed spaces per dwelling unit designated for visitors. The two commercial units on the ground floor will be required to provide parking as per the 1 space per 30m2 of gross floor area required for the C-3 Zone in the Parking and Loading Bylaw. In total the propose development will require to provide 158.4 parking stalls. The development is currently proposing to provide 159 stalls, meeting the parking requirement. The applicant is proposing 31 long-term bicycle parking spots to be located in a bicycle storage room on parking level 1. Based on the landscape plan, the development is also proposing three short-term Page 6 of 7 bicycle parking stalls at the entrance of the residential portion of the building off Dewdney Trunk Road. 5. Environmental, Sustainability & Stormwater Management: The stormwater management plan report for this project must meet the 3 tiers, as outlined in the City’s design criteria manual. The stormwater management plan will be required to achieve Tier A and ground water cannot be discharged into City system without the water quality and City storm capacity reviewed. Tier A requires the retention of 50% of the mean annual rainfall on site and cannot be discharged to the City’s storm system. 6. Issues requiring comments from ADP: How does the ADP feel about the buildings massing? How does the ADP feel about the transition of the building to the single family housing to the south? Does the ADP have any feedback for the landscape plans, including for the rooftop and courtyard amenity areas? 7. Garbage/Recycling: A garbage and recycling storage room is located on Parking Level 1. There is also a garbage pickup area located on the south west portion of the site in order to facilitate garbage removal. The requirements of the Waste Management Storage and Disposal Guidelines, to the extent that they are not already reflected, will need to be incorporated into the project before the project proceeds to second reading. 8. Works along abutting roads: A black lane will need to be constructed, complete with road drainage, to meet lane road standards pas Design Criteria Manual. A SROW will be required over the Husky site to allow for the construction of a lane to service the development. The existing 3m lane is 3 metres so the SROW would need to be 4.5 metres. A hammerhead temporary turnaround will be required at the end of the lane. Existing driveway letdowns shall be removed and sidewalk to be reinstated. Concrete letdown required at the entrance to lane from Burnett Street. Street lighting shall be included in civil drawing submissions. Street trees are required along Dewdney Trunk Road. 9. Off Site Upgrades, Utilities and Services: One sanitary service connection will be required for the development. The existing sanitary sewer does not meet City requirements, therefore, it is required to be upgraded from Dewdney Trunk Road to 227 Street. Sanitary sewer system will need to be modelled to determine if this development would trigger any capacity upgrades. Page 7 of 7 Storm service connection will be required for this development. CONCLUSION: The Planning Department requests that the Advisory Design Panel provide comments on the development proposal. ______________________________________________ Prepared by: Rene Tardif The following appendices are attached hereto: Appendix A Subject map Appendix B Explanatory letter from Architect (and Landscape Architect if applicable) Appendix B.B Design Rationale and Renderings Appendix C ADP Submission Form Appendix D ADP Applicant Checklist (signed by Architect) Appendix E Development Data Sheet (signed by Architect) Appendix F DP Area Guidelines Checklist Appendix G Stormwater Management Plan Appendix H Arborist Report Appendix I Architectural and Landscaping Plans Appendix J Updated Renderings for ADP DATE: Nov 15, 2019FILE: 2019-392-RZ 22904/10/22 DEWDNEY TRUNK ROADPID'S: 005-703-018, 005-562-171 & 005-649-617 City of PittMeadows District ofLangley Dis t r i c t o f M i s s i o n FRASER R. ^ PLANNING DEPARTMENT PURDEY AVE. FULLER AVE. APPLE 23 0 S T . 22 8 S T . 23 0 S T . 23 0 S T . PURDEY AVE. 22 8 S T . DEWDNEY TRUNK ROAD 22 9 S T . BU R N E T T S T . 22 8 S T . GE E S T . GE E S T . /9 2 12094 23011 22 8 6 6 22 9 6 4 11940 11921 12116 12073 12064 230 0 7 11902 11910 11955 12041 12053 11869 12084 11980 12070 12120 12104 11891 11900 12040 11930 11900 22 9 8 7 11935 11932 11921 11931 12124 12084 22 9 1 0 22 8 3 9 1191011903 22 9 7 1 11898 22 9 2 0 12107 11920 11881 22 8 2 6 12050 22 8 7 1 11879 11868 11861 12102 22 8 1 1 11845 12110 11913 23 0 0 4 12091 22 9 2 2 22 9 1 2 12081 12064 11953 22 9 3 8 11891 11922 11940 11832/11976 12105 12036 11888 22 9 1 0 22 9 0 5 12092 11900 11850 22 9 3 0 11969 11982 11930 11937 22 9 3 9 1186011868 12130 22 9 2 1 22 9 2 1 22 8 1 4 22 8 0 7 12110 12065 12151 11880 11940 11890 12074 1215312115 11949 11880 12092 11963 22 9 0 9 229 4 9 12094 22 8 9 0 12053 22 9 3 6 12067 22 9 9 4 22 8 9 9 12056 12078 22 9 4 0 12048 11911 11901 22 9 7 4 12041 12055 12080 12114 22 9 2 3 12105 12094 12155 11878 11869 11931 22 9 0 0 11830 22 9 1 7 12022 12095 12130 11912 12105 11954 12090 22 8 9 5 11951/53 11895 22 9 4 4 23 0 1 0 / 3 0 12037 23 0 1 5 22 9 2 9 11975 23013 11881 11890 11870 12041 12147 11960 12149 22 8 8 2 / 9 6 22 8 9 8 22 9 8 4 12095 11927 22 8 7 0 22 8 8 1 11871 12130 22 8 8 0 12087 12125 11911 11901 22 9 5 2 12085 22 9 1 1 11920 22 9 5 4 11887 22 9 0 4 11851 11830 22 9 5 0 12103 23009 11950 11920 11905 1206412057 11851 12125 1212012115 11917 SUBJECT PROPERTIES ´ Scale: 1:2,500 BY: PC 22 8 S T - - - '- ....._ L--~ '-- e-I \ '---I / ~ >---- '-->---- '-- '-.,______ 1/ >---- L.., - f- r-- ' ' ~ ~--J ~ J ( I map eridge.ca 22904, 22910, 22922 DEWDNEY TRUNK RD -City of Maple Ridge Development Permit Application DESIGN STATEMENTS INTENT This application is intended to provide the City of Maple Ridge with enough information to provide them the ability to approve a rezoning of the present 3 single family zoned properties at 22904, 22910 and 22922 Dewdney Trunk Rd to allow for a 127-units, 6 Storey Multi-Family building that meets the criteria of the OCP. REZONING RATIONAL The design has striven to adhere to all aspects of the Official Community Plan in terms of established set- backs, FSR, parking, etc. The building creates a buffer between homes to the east and the industrial gas station to the west. DESIGN RATIONAL The design provides a bridge from the mid-century style of the nearby single-family homes in the neighbourhood to the sleek new mid-rise multi-residential developments in the neighbourhood, creating a cohesive feel for the area. The intent is to create 127 reasonably priced units that will attract a wide range of demographics. The building steps back after the third floor providing natural light for the outdoor amenity and the children's playground area. The building is designed to suit the city's vision for the future urban development in consideration of the neighbourhood, while using modern materials and forms inspired by new residential developments in the community. The goal is to increase density in the neighbourhood with long term livability and community feel provided by age-friendly amenity spaces. Robert G. Billard Registered Architect AIBC, MRAIC, LEED AP BILLARD ARCHITECTURE, #701-625 Fifth Ave. NEW WESTMINSTER, BC, V3M 1X4 Prepared by Billard Architecture Inc. Billardarchitecture.ca 22904-22922 DEWDNEY TRUNK ROAD MAPLE RIDGE, BRITISH COLUMBIA 0 DEWDNEY TRUNK ROAD B A Billard Architecture Inc. 1 PROPOSAL SITE This proposal for the Dewdney Trunk multi-family homes is to merge the site into the adjacent Town Centre Urban Area. Features: •127 Strata Units •2 Commercial Units •Amenity space on main floor •Patio Courtyard •Underground Parking •Easy access to parking through lane •Amenity Workshop on Parking level 1 •Amenity Rooftop with playground SITE SITE SITE LANE Haney Urban Area Albion Land Use LOW DE SITY RESIDENTIAL LOW/MEDIU DE SITY RESIDE TIAL ,L--~v1~D~; D~ -;,; ;E-;; ~;;L -. ______________ .. CON SERVATIO ■ PARK I STITUTIO AL ■ VILLAGE COM ERCIAL ■ NEIGHBOUR OOD COMMERCIAL Town Cen re Land Use Single-Famtly Residential ■ Port Haney Heri age Adap ive Use Port Haney ulti-Famiry, Commercial and Mixed-Use ■ Ground-Orien ed M !ti-Family ■ Medium and High-Rise Apartment ■ Low-Rise Apartment Flexible Mixed-Use ■ Town Cen re Commercial Institutional Cons erva ion ■ Park ) • ii I - 0) 0) co C'\J C'\J ------ ..... C'\J 0) C'\J C'\J LOT 1 0) C'\J C'\J A BCP 9320 r-... co 0) C'\J C'\J _ _,_ __________ ___JL---______ .,__ ___ ____/ P 84291 'St-a LO 1~ :0 'St-'St-'St-'SI" 'St- <o a ..---..... ~ 'St-'-0 <o r-... co 0) ~ 0) t-,.. 0) 0) 0) 0) 0) co 0) 0) C'\J C'\J c.o ~ C'\J ~ C'\J C'\J C'\J ~ RE ('J C'\J c.o C'\J C'\J C'\J C'\J c.o C'\J co (0 I co 215 21 co ..--- C'\J 1 ..---t-,.. c.o P 56!: 20 C'\J LO LO 0.. w 0.. p D8011 p 57L 91 0.. 1197 P 68237 Rem. 220 229 230 231 223 224 218 217 Pel 1 -...-...---·---45 p 4::: 788 158 157 156 155 154 153 152 151 150 CJ) 11 95 l.l) 11951/53 '-0 '-0 0) <") 0) 0) ~~ N 44 0) a a ..... C'\J <") c.o 11 960 co 0) 0) 0) 0) 0) 0) f(J N C'\J C'\J C'\J ~ C'\J C'\J ' C'\J C'\J C'\J C'\J C'\J C'\J <v 149 -o: 1194 ~l:;J.l;;:b --·--43 11 950 / co C'\J co 0) ..... <") co 69 102~ 109 0) Rem66 C'\J 148 8 C'\J C'\J 11940 11 940 (0 1193 ~ 65 11 930 00 1192 7() 1 n1 11 n 147 t---(0 B A Billard Architecture Inc. 2 NEIGHBOURHOOD CONTEXT EXISTING LANE Access to parking through lane behind the gas station TOWN CENTER URBAN AREA HANEY URBAN AREA Haney Urban Area Medium Density Residential: •Compatible housing styles that meet the diverse needs of the neighbourhood •Transitional developments to bridge areas of low and high densities •Wide range of housing choices that provide variety and mix of housing type, density, lot size, character, texture and affordability 1 SITE CONTEXT A0.10 3/32"=1'-0" B A Billard Architecture Inc. 3 TRAFFIC FLOW `CAR PATH PEDESTRIAN PATH LEGEND •--+ +-----• LEGAL DESCRIPTION· 22904 OEWDNEY TRUNK RO. MAPLE RIDGE, BC sec 17, TWP 12, N'Ml, PL NWP1J178 22910 OEWONEY TRUNK RD. MAPLE RIDGE, BC PLAN 68237 {Husky Gas Station) #22882 LT 220, S£C 17, 1WP 12, N'l'ltl, PL NWP57165 22922 DEWDNEY TRUNK RD. MAPLE RIDGE, BC LT 229, S[C 17, lWP 12, NWO, PL N\111'58011 PROPOSED BU ILDING GEODETIC ELEVATION • 163,5' (49.83m) BUILDING ELEVATION • 100'-0" FLOOR AND ROOF ELEVATIONS, PARKADE P2 DP -82' -1 o• PARKADE Pl DP -91'-4" FlRST FLOOR 100'-D" SECOND FLOOR 11 D' -D" THIRD FLOOR 120' -D" FOURTH FLOOR 130' -D" FIFTH FLOOR 140' -o• SIXTIH FLOOR 150' -o• ROOF 160' -D" 146.4') 154.10') 163.5' 173.5' 183.5' 193.5' 203.5' 213.5' 223.5' STAHOAAO STANDARD ' TURN.I.ROUND -7 L ___ 7 I r--UNE or FlOOR1 -_j I ''""" r STAl<DAAO STANoo«l STANDAAO 7 I ~NEE~OOR 2.J • • ™ _________________ j --~j SITE PLAN A1.00 3/32":e:1'-0" ~\:,~noo~- 1 ·-~---- "" or FlOOR • '"""l I i _J I _I STAHDAAO ,0 230 '""" CE" ~"' conl1lever roe• ridge ele11 57 27 / B A Billard Architecture Inc. 4 MASSING 5.1.27 Vertical elements should be included to break down the horizontal scale of the building 8.7.1 (2) Transitional development should be used to bridge areas of low and high densities, through means such as stepped building heights 8.7.2 (A) 2 Residential buildings should front or appear to front onto public roads through the use of appropriate treatment of exteriors 8.7.2 (A) 4 Be designed to maximize privacy and minimize views onto adjoining site 8.7.2 (A) 4 Create a transition in building mass and form towards the setbacks of the adjacent neighbourhood 8.7.2 (A) 5 Incorporate components that express strong unit identity and incorporate direct access to grade for ground-floor units 8.7.2 (A) 5 Provide variation in the façades to help reduce the visual length of individual buildings 8.7.2 (A) 10 Garage doors should not face public streets B A Billard Architecture Inc. 5 ELEVATIONS -NORTH _16J'-· ---. JO'-J" [9220.20mm] 9067.&'.lrnm -~-1----+-------+-t------ 29'-6" 18'-J" 8991.60mm 5562.61mm 1----1---1-+------~---t--l I -------------1----L ------------L --------1----- ---t--1 __ l __ I I ----,---- ' ____ j_ ___ _ --+---{D, I --~~,--11: --jl-- 1 I 11 I I ----~-11----t----------t-t---------t t 1 -----t--------1---t------t---tr-- NORTH ELEVATION 01 1/8 .. 1'-0" B A Billard Architecture Inc. 6 ELEVATIONS –EAST &305.79mm 18211.07mm 163'-0" 49682.40mm ------r--+------+--~-------- ·=='a'---'1::,---------___j___ -___(___ ------ ------=---~ -~----,--- I - - - - - -l_ ----t------t--,ii!iliiiil~.------, -.,.......:::;- I I I 8763.01mm -+-------+--+------ -------------___j___ -___(___ --------- - t__j__ _____ _ I _J_ _____ _ I I ------r-------- - I -___(___ --------- - f ' i --t+------ t---+-~~-.Ji....---l---ll---l----ll---11'7"~"'r9""'1~"""'1'~F"'i~~e=j=lle""i"~~~~~/~¥"=i-'i-I I ,. ! ~~--t---t--, --------t--1-- -- ---- ---,--t--t -------t----tt -- -- -- 2 EAST ELEVATION .o 1/8"•1'--0" B A Billard Architecture Inc. 7 ELEVATIONS -SOUTH 29·-s· [8991.60mm] 29'-9" J0'-3" (9220.20mm] 19'-9" [6019.84nvn ~~-~------~+------1-----1- -L--.L ------------L _____J__ ------------1 --------c'.j --- -----1- 1 ___ _I _ I I _____ I __ _ I .jbd;==±=~-,.. =_ ±_ =T" dl--.-----; --t-1---t r--.--.:!t::.= .---9'_:-T=_b_::-.!-~ 1---------11 __ _ I 2 J-------------- ==__,..,--_j~ _I -------------j~=::==:l ~==~-::.-::.:,:..:..-:.iJhl-1--_-_.Ji.-+-_ -_--'..,L--',..-:_-_..JT"L_-_-... .L _-_ ..J,-i"'~::t-~:::~, ....... -_ -_ ~ ... ~,..---_ -., ,.I .. =-=_ ~ ... =-"".::..;-,t--~:~~::=:~-t_-_-_--' ... "-_-_....,__ ... -_ -... L~-::.:..:,."-_-_-... ..1...11---!--------_I IL_ !1 I l1! il'I CD Ill' --~ r -q-;_.=;=....,~---::!c...-~~~=======:;:;:;:;:;t.:-;~~~~~T-rn=l~-!=!:~~::!i=I-----11- s,~ I i' ~--~c'b-~ ~ I ~s'-----;-1-------'------t---=---+--+-------=1==r==----+-+--+-----~--l-----1-------_l.L-1--.................. ---ll----~ .:,~ 3 SOUTH ELEVATION .03 1,a-.1°-0" B A Billard Architecture Inc. 8 ELEVATIONS –WEST 27'-3" 8.J05.79mm -------------H ------1--~------ I I I I I I I I I JI ---~--'lr----ti--1------H----t ---t--------------H --------t----t --- @ WEST ELEVATION .04 1-1'-0" B A Billard Architecture Inc. 9 CONTEXT ELEVATIONS –DEWDNEY TRUNK ROAD ;I ;I ~I ;I ~I ~I ~I ~I 22964 DEWDNEY 1 22952 DEWDNEY 122944 DEWDNEY TRUNK RD. TRUNK RD. TRUNK RD. I ;I ~I 22936 DEWDNEY TRUNK RO. HUSKEY GAS STATION .. -.. 22882/96 DEWDNEY _ _.,, .....__ TRUNK RD r~ ----. @ ~~;,.~ONTEXT -NORTH ELEVATION BURNETT STREET 22866 DEWDNEY TRUNK RD . I ~-----------~ 22826 DEWDNEY TRUNK RO. B A Billard Architecture Inc. 10 MATERIAL BOARD METAL COMPOSITE PANEL -BLACK w/ REVEAL METAL COMPOSITE PANEL-RED w/ REVEAL METAL COMPOSITE PANEL -WHITE w/ REVEAL GLASS AND ALUMINUM GUARDS ALUMINUM PLANK –WOODGRAINCONCRETE PLANTERS B A Billard Architecture Inc.11 DESIGN RATIONALE Project Brief 127 modern strata units & 2 commercial units to replace 3 single family dwellings. Increase density in neighbourhood with long term livability and community feel provided by age-friendly amenity spaces. 6-storey wood construction. Landscape & Public Realm The site contains both indoor and outdoor amenity spaces that the tenants can enjoy. Outdoor amenity is located in the center of the building as well as on the rooftop, where a children’s playground is also located. The indoor amenity spaces are accessible on the main floor to all residents. Low-maintenance, hardy, local planting will create green space along pathways and the outdoor amenity space. Existing trees will be protected along the property line where possible to help create a park-like transition from public to residential realm. Strategic lighting will enhance the development and create safe and welcoming spaces. Unit Mix Includes: 31 Studios (24.41%) 51 1 Bed (40.16%) 26 2 Bed (20.47%) 19 3 Bed (14.96%) TOTAL –127 units (100.00%) B A Billard Architecture Inc.12 DESIGN RATIONALE Traffic & Parking A lane from Burnett Street provides access to the parking on the south side of the building. Residential, visitor and accessible parking spaces are provided on site at grade and underground in two parking levels. A loading space and garbage/ recycling staging area is available at grade on the south side of the building. Ample bicycle storage and tenant unit storage is available within the underground parking levels. Community Development The project intends to create a dynamic residential setting and easy access to community amenities. Providing contemporary design and thoughtful landscaping creates homes that residents can be proud to be a part of. The private lounge patio provides substantial usable shared space for residents to interact while creating a visual interest and is designed to bring residents together to connect and form a lasting community. Parking Breakdown: •157 Spaces Proposed: •131 Residential •26 Visitor •31 Bicycle Lockers •120 Unit Storage Lockers B A Billard Architecture Inc.13 DESIGN RATIONALE Crime Prevention All communal spaces will be well-lit through both natural and installed lighting. The entrance and lobby lighting will be provided day and night for tenant safety when entering and exiting building at every hour of the day. The main floor amenity courtyard is enclosed on all four sides to provide a monitored and safe. Daylight is maximized in the courtyard for the comfort and safety of residents. Landscaping is designed to provide attractive places to inhibit and deter vandalism. Size, placement, and selection of plants are used to conceal ground level units from eyes on the street and to protect openings from break-and-entering, yet not to conceal criminal activity. Motion detected lighting outdoors and indoors, FOB access to building and underground parking, and privacy fencing are all employed to ensure resident safety. B A Billard Architecture Inc.14 DESIGN RATIONALE Sustainable Design The Dewdney Trunk Rd multi-residential Homes is in an ideal location to optimize the use of sustainable, environmentally friendly transit options such as city buses, walking and cycling. The use of these transit options will reduce the vehicular traffic and need for parking, therefore creating a safer more pleasant environment. Existing trees and green spaces in the community, along with newly planted greenery will provide the neighbourhood with adequate tree cover to reduce the impact on surfaces felt from climate change, aid in reduction of greenhouses gases and reduce the risk of heat-related illnesses. A rainwater management plan that is cost effective and resilient will be set in place to alleviate flooding from heavy rainfall due to climate change. This plan is an integrated approach to support population growth, environmental regulations, constrained drinking water sources and recreational water quality in a way that yields benefits to the community. This design will employ a variety of sustainable strategies, including: Environmentally friendly transit options: Walking Cycling Public Transit Green Materials/Appliances: High-efficiency lighting, appliances, heating and cooling systems Effective glazing Long lasting, durable, graffiti resistant cladding materials Water Conservation Rainwater management plan Low-flow water fixtures High-level recycled content FSC stewardship for wood-framed buildings Zero-to-low VOC content B A Billard Architecture Inc. STATISTICS SUMMARY 15 Required / Allowed Proposed CD Zone Site Area (Proposed)32,921.87 SF (3,058.54 SM) Lot Coverage 48.45% 15,950.00 SF (1481.80 SM) FSR 1.8 2.61 Storeys 6 Setbacks NORTH (Dewdney Trunk Rd) 7.5m EAST (Adjacent Property) 7.5m WEST (Husky Station) 7.5m SOUTH (Lane) 7.5m NORTH (Dewdney Trunk) 14.8 ft (4.5 m) EAST (Adjacent Property) 20.0 ft (6.1 m) WEST (Husky Station) 20.0 ft (6.1 m) SOUTH (Lane) 9.8 ft (3.0 m) Building Height 15m 62’-3” ft (18.93m) Number of Units 127 Parking 157 B A Billard Architecture Inc. 16 SITE PLAN LEGAL PESCR1PTION· 229D4 DEWDNEY TIRUNK RD. l.1APLE RIDGE, BC S£C 17, TWP 12, NWO, PL NWP1.l178 22910 DEWDNEY TIRUNK RD. l.1APLE RIDGE, BC PLAN 68237 (Husky Gos Station) #22882 LT 220, SEC 17, TWP 12. ~. PL NWP57165 22922 DEWDNEY TRUNK RD. l.1APLE RIDGE, BC lT 229, SEC 17, TWP 12. fl#D. PL NWP58011 DEWDNEY TRUNK ROAD 1 -------~-(P ______ b;_~--~~L~_.., __ " .~ PROPOSED BUILDING GEODETIC ELEVATION = 163,5' ( 49.83m) BUILDING ELEVATION = 100'-Q" FLOOR AND ROOF ELEVATIONS: PARKADE P2 DP -82'-1D" PARKADE P1 DP -91'-4" FIRST FLOOR 1 oo· -o· SECOND FLOOR 11 o· -o· THIRD FLOOR 120' -0" FOURTH FLOOR 130' -o• FIFTH FLOOR 140' -0" SIXTH FLOOR 150' -0" ROOF 160' -o• 146.4') 154.1D') 163.5' 173.5' 183.5' 193.5' 203.5' 213.5' 223.5' STAN!WlO SfANDAAD 5 CHILDREN PLAY 0 9 IJ!iE...Qf_fLJ!()f__ 2,3 & 4 ABOVE TURNAROUND -7 L ___ 7 I ~UNE OF fl.OORI -_j I '"""' r STANOARO STANCWID STANtwi'D 1 a I ~ r---~ GiNE _O~OOR 2.3 & 4 ABOVE _________________ J ~O'),, EXI 1 \:,~fl:- I 6A80'/E I --=..J----- - - -I- U<[Offl.OOR 4"'1/f.l I .: :a Ii i _J l !! I~ I I It STANDAAO --91 10 .: /'"?~ ~ rLINEcr'PI ----"-PAAKING B[lOW •---,-ROPO-S(-D-PROP-ERTY_U_NE _ _..__... __ _,,/-.....L-""'--...._-+--ff'---.,=!',,::=--!'Jllt?c-~ r,.OJO}' \ ,.,-s:t.)b< '-JC)"\,~ \ 0 ~C')~ 1 - -______ ...t.L 0 .,PROPOSED LANE ..,., .,,;' "" .,o<:J / ,,,o· -"-------~ -LAN E ---- -EXISTING PROPERTY Ll<E ----- ---- - -.,, 3.048m wide (UNCONSTRUCTED) .,-., ~ ~ SITE PLAN A1.00 3/32"=1'-0" 230 IMCTER cc., o"' 'l fjot,lem of rdge V 57 27 / Dwelling ..,., ,,O ,P "" "' .,o· B A Billard Architecture Inc. 17 PARKING -P2 ELECTRICAL / MECHANICAL """""' a·-2· x ,a·-o· """""' r-2· x ,a·-o· ""'°"" 8"-2·x ,a·-o· """""' a·-2· x ,a·-o· """""' a·-2·x 111·-o· """""" 8'-2· )( 111·-o· ST-a•-z·x 18'-0" ____J_ J I I I -t-l-1-----~----- - I I I I I I I I "I I StAHtWm SIAH!Wm a·-2· x r-2· 11 !!'--O" ,e·-o·_ r::> I I I " I - I I I 1' I I I I I ME I ELEC CAL ""'°"' a·-2· x 111·--o· JO'-J" ----------""°"""""'--I --rr UN STO UN ST RAG£ UNIT ST RAG£ 14 OCK RS 16 OC RS 16 LOC RS >---H---< 1------<1----1-----<I---I I J !~ J I~ S1ANDAA1l a·-2·x 111·-o· ST.llllARO a·-2·x 18'-0" """""" a·-2·x 111·-o· STAHo.lRO a·-2·x ,a·-o· ""'°"° 8'-2")( 11r-o· ST....., a·-2·x -1-------"=""''""""'"'""',-,I-------I---:: - -~--+----1--, I 8'-2·x ,a·-o· .,_ """""° a·-2·x a·-2·x u1·--o· ,a·--o· I PROPOSfD PffOf'ERTY I.JIE L --------------+------1---""""''"""""'-"' ______________ J ~ ~ PARKADE LEVEL P2 PLAN B A Billard Architecture Inc. 18 PARKING -P1 1' il SfANOARO 8'-2' X 1e·-o· SfANOARO 8'-2' X 1e·-o· SfANOARO 8'-2" X 1a·-o· SfANOARO lf-2" X 1e·-o· SfANOARO 8'-2' X 1e·-o· SfANOARO 8'-2' X 1a·-o· SfANOARO lf-2~ -1s·-o· STANDARD 8'-2' X 18'-0" STANDARD 8'-2' X 1a·-o· SfANOARO a::-2:...x_ -1a·-o· I I _J -7 I -1 I I I I ------I ----- ----- u·-o· I I I I ? I I '1 I I ~I ]., 2.r-0· ◊ D ----- ----- X <= c:::::> STAN~ COMPACT 8'-2" X 7-6" X ,a·-o· 15'-1" I I 29'-9" 30'-J' 19'-9" ______ --i-_1 ___ PROPERTY LINE _-+--_ COMPAC 7'-s·x 15'-1' STANOARO a·-2·x 1s·-o· <= 2J'-0" sG D COldPACT 7'-6" X ,s·-1· STANlAAD a·-2·x 18'-0" STANDARD s·-2·x 18'-0' STAN""° 8'-2' X ,s·-o· STAN""° s·-2·x 18'-0" STAN""° s·-2·x ,s·-o· -==----=~-]~~-~~-~";:;:;:;:J:;:;:,i-=/t-==-arcm=sffl!U~7~ -1-----~E,'z~"'-\:'.~i!,=r VA------+-------I I lw Ii I[ 1_J ◊ j __ J : I JJi/- !-++.i,ili;,;;;,=+1=~;1l___j_ ~ Y,t, 1-+---~---;1 I PROPOSED PROPERTY LINE I I L--------------+------l ---EXISTINGPROPffiTYLJ<E ______________ J ~ ~ PARKING LEVEL P1 A2.01 3/32"=1'-0" B A Billard Architecture Inc. 19 MAIN FLOOR PLAN 0 1' re 1' ~ I I § 1 1 I I I I --®-1 BED 2 BED 3 BED f STUDIO AMENITY --7t-COMMERCIAL 'i PROPERlY UNE I + ------,,,- t:t=l'"Fl--'"'F'~----;---¢-:J"i-t-t==l===== I II II§ r-,:; ----'------b--c:: -L c:: r-@ PATKl 11 11 I ~ g ! ~ 1 MAIN FLOOR PLAN 2.10 3/32"a1'-0" B A Billard Architecture Inc. 20 SECOND FLOOR PLAN 29'-6" 29'-9" JO'-J" I I -~--~-~ -~-~-:--+~-i--W-i----+t--~ -+--1-: --+----lr,~;:::::r,:=-rr~~~~~~'!!I~ -1 eA,:JJt<f I I _J _ I I ~fliiiiiiiiiiiii;q__' I I 7-;;;;;:;;::::::::::~i------f-- 1 ~ ~ I I I i I -------1-- ----t-------t=~~~~t~~~~:t-t,rt~Q~~'F====;=====tr~~frt-!~~r n=====iiiiii'~;?.-:~~~~~~91 -----I------~-=i--_., __ ~ ~ -----' I I I I I I I I I _ _j __ I -7-- 1 OPEN TO BELOW I~ 1i ==c I ---==-----r=~@ I ---I- I I I I I I I I _ ____ I __ ---~ I --+---l:j:: ~ <h L ~!!!!!!!!!!!!!!!==+-----! I I I I I I I I I ---r---r----1 -1 -,---i, 1 -11-J~w-,~~fflUNE --i r ------r --r ~ ~ EXISTlNG PROPERTY LIME 1 SECOND FLOOR PLAN .20 3/32"=1'-0" 1 BED 2 BED 3 BED STUDIO AMENITY COMMERCIAL B A Billard Architecture Inc. 21 THIRD FLOOR PLAN 29'-&" 29'-9" 30'-l" I I _j ___ L ~,-~, _j j __ ! __ +I ;_j -I i -'1----+I ti -~,-~, _1 ___ !_ I I I I I I : 1: I I I I I ---+----miiE~=-ii~i~~~~~~ -1 i---t.,EAJ.tJff( 111"-........ !4-'.~ t'r-i~~n-i:J~iii=;;;::;;;::;;;~-----t--- 1 ~ I I I i I ---1-----+- I~ 1i e ==l= I --1------~-=i--.., ----- -----==---r=~@ I ---I-1 I I I I I I I I _ _J __ I -7 -- 1 OPEN TO BELOW I I I I I I I I I H I I I I I I I I I I I I ~ I I ' I~ I I I I I I I I _ ___ I __ ---~ ii I --+-- -~~~~µ:\:I-B;!_ ,<f I I I - --!- I I I I I I I I I -1---r----1-1--,---i 17-11-i~P~UNE--i ,------r--f ~ ~ 0:ISTliG PROPERTY UN( 1 THIRD FLOOR PLAN A2.30 3132"=1'-0" 1 BED 2 BED 3 BED STUDIO AMENITY COMMERCIAL B A Billard Architecture Inc. 22 FOURTH FLOOR PLAN I I I I I I I I I I I I OPEN '1 I '1 ~ELOW I I I I ~ I ! , !I"".''.'.·~ EX5™GPROPERiYUNE FOURTH FLOOR PLAN A2.40 3/32''=1'-0" I~ 1i ~~~00=3---=: c I --~-}-= I ---I- I I I I I I I I ____ I_ ---~ 1 BED 2 BED 3 BED STUDIO AMENITY COMMERCIAL B A Billard Architecture Inc. 23 FIFTH FLOOR PLAN 29'-6" 30'-J" I I I I I I I I ---t---t--~PffirrUNE ---t-L -1---+~-I -I -1-----+t -_:'°'ffirr lf'E _ _j_ ___ i_ --f---lii~Pin"~i~m ;r1 ~=!-"-,~;~;;;;;;;:;;;~~.1aaa--1-L... 1[liiiii--~~:~~oi-~====r-----I I I i I ----I-----lr'-!i-ill--l----7 ------E:~~~ ~~~ffl5. ----I--_=i-_ - I ! ~..._______, I~~ I I I I I -..--=--1...-.::,-r;,r I I I I I ~~ 1""'11'------"~~,I I I I I ~ ~ .. '1 II OPEN TO I I I '" .. ""'~""-'--a-=n.-::::!~"11 /iiiW7;;aeF'~ BELOW I I I ~~ ~I I I I I I I I _ _j_ I -7-l~~m •••• I~ 1i m==c I ---~ ---r-, ---I- I I I I I I I I _ ___ I_ ---~ i I ~ ·: ···•. =::~ . , [ •·•• f j ! -+-+------t +--i--i ~ I -tt-i----it----+---!-1---r----1 -1 -1---i 1-i-n-J~~rruNE --i ,----1 ---~ EXISTJIG PROPERTY WI[ FIFTH FLOOR PLAN A2.50 3/32''=1'-0" 1 BED 2 BED 3 BED STUDIO AMENITY COMMERCIAL B A Billard Architecture Inc. 24 SIXTH FLOOR PLAN I ----- SIXTH FLOOR PLAN A2.60 3132"=1'-0" 1 BED 2 BED 3 BED STUDIO AMENITY COMMERCIAL B A Billard Architecture Inc. 25 ROOF PLAN ill 1 ROOF PLAN A2.70 3/32"=1'-0" 19'-9" --- 1 I ---- 1 BED 2 BED 3 BED STUDIO AMENITY COMMERCIAL B A Billard Architecture Inc. 26 ELEVATION NORTH 'fl ~ ~ ,,i -----~ ~FIF~TH,',cFL=oo"=°R'--------"'-- m T err I NORTH ELEVATION A3.01 1/8"=1'-0" T 0 I EXTERIOR FINISHES: CI) COMPOSITE METAL PANEL -SW:K CD COMPOSITE METAL PANEL -WHIT[ CD COMPOSITE METAL PANEL -RED CD HORIZONTAL Cl.EAR FlNISH RED CEDAR CD TEMPERED CLEAR GlASS GUARD CD CONCRETE T B A Billard Architecture Inc. 27 ELEVATION EAST T T EXTERIOR FINISHES: CI) CO"POSITI' METAL PANEL -BlACK CD CO"POSITI' METAL PANEL -WHITE CD CO"POSITI' METAL PANEL -RED CD HO~ZONTAL ClfAR RNISH RED CEDAR CD TIMPEREO CLEAR GLISS GUARD CD CONCRm ----I -I -------I _I ----------------l_l ----=-~_I _________ I -I -----------+--+--~ t--~-------------o5t --~------+--+------ I I I I I I I I I I --=---~ ~ _ _ _ _ _ ~ ~ -~ __ 1 __ ~-_ -~ _ _J _ J_ ~ll~ -s-___ i--j_ ---- -- I I-~ II -I T-___ _l__J__ 11 ~ I 11 I I I I / I I I I I I I I _ _l _____ _ I 2 EAST ELEVATION A3.02 1/8"=1'-0" B A Billard Architecture Inc. 28 ELEVATION SOUTH 91'-4" -----P1 PARKING 3 SOUTH ELEVATION A3.03 1/8"=1'-0" EXTERIOR FINISHES: CD COMPOSIT[ METAL PANEL -BLACK (I) COMPOSIT[ METAL PANEL -WHITE CI) COMPOSIT[ METAL PANEL -RED CD HO~ZONTAL CLEAR FINISH RED CEDAR CD ITMPERED CLEAR GLASS GUARO CD CONCRETE B A Billard Architecture Inc. 29 ELEVATION WEST ---- ---- ~ 1jl fi! :?i ----~ ~ ~ ---- ---- ---- E 9S "$,~ 1so•-ow SIXTH FLOOR 9§ e~ g 140'..Qw FIFTH FLOOR 9§ e ~ g 13Q".Qw OURTH FLOOR 9§ e~ g 120•-ow THIRD FLOOR 9§ 21 g 9§ e~ g "f "' 91'-4" P1 PARKING 4 WEST ELEVATION A3.04 1/8"=1'-0" EXTERIOR FINISHES: CD CO"POSITE "ETAL PANEL -BlACK CD CO"POSITE "ETAL PANEL -WHITE CD CO"POSITE "ETAL PANEL -RED CD HORIZONTAL CLEAR Fl .. SH RED CEDAR CD TE"PERED CLEAR GlASS GUARD CD CONCRETE B A Billard Architecture Inc. 30 SECTION AA 1 BED 2 BED 3 BED STUDIO AMENllY TT T T I I I I BUILDING SECTION -AA 4.01 1/8"=1'-0" B A Billard Architecture Inc. 31 SECTION BB II 11 BUILDING SECTION -BB 4.02 1/8"=1'-0" B A Billard Architecture Inc. 32 SECTION CC A A4,01 TT 3 BUILDING SECTION -CC A4.03 118"=1'-0" B A Billard Architecture Inc. 33 LANDSCAPE PRINCIPALS Entrances & Surrounding Spiraea Bumalda (dart's red) Rhododendron hachmann’s Fantastica Erysimum Linifolium Bowles Mauve Miscanthus Sinensis Gracillimus Pennisetum Alopecuroides (Hamelin) Street, Main Floor, & Outdoor amenity Japanese Maple (Acer Palmatum) Minimal maintenance, native plants will be chosen with the guidance of a landscape architect to ensure the landscaping requires minimal watering and care and provides a vibrant ecological addition to the neighbourhood. The landscaping will support CPTED policies and improve the public realm. The interior courtyard, rooftop amenity, and children’s playground will be designed with safety and beauty in mind. Final plans will be made in consultation with the landscape architect (to be named). B A Billard Architecture Inc. 34 LANDSCAPE TREE MANAGEMENT The proposed project consists of two levels of underground parking. The excavation for these two levels will require the existing twenty-seven trees on site to be removed. The two trees growing in the proposed lane will also need to be removed due to excavation requirements. The hedges located in the East and West private properties are to be protected. Excavation near these hedges will need to be carried out carefully to protect the roots and surrounding soil. Replacement trees of appropriate species and size will be provided. More information can be found in the Arborist Report and Landscape Plans. EXISTING TREE REMOVAL EXISTING HEDGE ON ADJACENT PROPERTY TO BE PROTtCTEO cp I I )--- / I I ( I ' ---~ I I DEWDNEY TRUNK ROAD COURTYARD BUILDING AOO\IE BUILDINGAOO\IE ...... ---, / ' I _Q O \ f 'l, 21 I \ 20 0 / ' 22 ' , ...... __ .,,,./ ----, I BUllDINCi ABO'vt RAMP DOWN TO PARKADE r I I LEGEND TREE TO BE REMO\/ED PROTECTION &.RRIER EXISTINGHECX:E ON lllJACOIT PROPERTY TO BE PROTECTED B A Billard Architecture Inc. 35 LANDSCAPE TREE MANAGEMENT PROPOSED PLANTING -MAIN Details provided by PMG Landscape Architects. PLANT SCHEDULE ACER PALMA TUM AMELANCHIER C.'ROBIN HILL' CM'EUIA JAPONICA '.A.PRl. REMEM8EREO' CARPINUS 6ETULUS 'fRANS FONTAINE" CHA.\/IAECYPARIS NOOTK. VAN OEN AKKER' PICEA OMORIKA 'BRUNS' PINUS CEMBRA 'COLUt.-NAAIS' Sl'YRAX JAPONICUS SYRINGA RETICULATA BUXUS SEMPERVIRENS 'GREEN VELVEr I-IYDRANGEA MACRO. 'RED SENSATION' KALMIA LATIFOUA 'SNOWDRIFT NANOINA DOMESTICA 'GULFSTREAM' Pl 1S PIERI$ JAPONICA 'FOREST Fl.AME' RI RHOOOOENORON 'IJll>EOITIJM' RH RHODODENDRON 'MRS. FURNIVAL' RH1 12 RHOOOOfNORON'P.J.M. ELITE' SK 31 SKIMMIA JAPONICA (10% MALE) 6 SPIRAEA X JAPONICA 'MAGIC CARPET Y 13t! TAXUS X MEDIA 'HICKSlr TH 45 THUJAOC<:IDENTALIS'OEGA;OOTSSPIRE' VO 4 VIBURNUM OA\11011 JAPANESE MAPLE ROBIN HILL SERVK:EBERRY ICE ANGELS APRIL REMEMBERED CAMELLIA FRANS FONTAIN HORNBEAM VAN DEN Al()(ER WEEPING CYPRESS PURPLE SPIRE CRASAPPt.E BRUNS SERBIAN SPRUCE COLUMNAR SWISS STQIIE PINE JAPANESE SNOWBELL GREEN VELVET BOXWOOD RED SENSATION HYDRANGEA SNOWDRIFT MOUNTAIN LAUREL Gl.l.f'STREAM HEAVENLY BAMBOO RHOOODENORON;LIGHT PURPLE-BLUE RHODODENDRON: ROSE PINK: MAY ELITE P.J.M. RHODODENDRON HIMALAYAN SWEET BOX JAPANESE SKlt..'MIA MAGIC CARPET SPIRAEA HICK"SYEW OE GROOT'S SPIRE CEDAR DAVlCTS VISURNUM 2.0MHT, B&B 2.0MHT: B&B 10MHT. TREE FORM 5CM CAL; 1.8M STD, B&B 2.0MHT: B&B SCMCAL: 1.SM STD; B&B 2.SMHT: B&B 2.0MHT: B&B GCM CAL; 1.5M STD: B&B IIJ15POT. MIN. 1.5M STD: B&B '3POT;40CM "3POT:eocM •3 POT; 50CM IJ3 POT: SOCM '3 POT: SOCM '3POT;30CM "3POT:50CM "3POT;&>CM •3POT: 35CM IJ3 POT: SOCM •1'2POT;40CM 1.0MHT. B&B O.tlMHT. B&B "3POT:45CM GRASS CALAMAGROSTIS X A. 1<ARl FOERSTER' CAREX OSHIMENSIS 'EVERGOLD' PE1 2<1 PENNISETUM ORIENT ALE KARL FOEFIBTER FEATHEREED GRASS EVERGOlDJAP.6.NESE SEDGE ORIENTAL FOUNTAIN GRASS 11'2 POT, HEAVY '11 POT '11 POT PERENNIAL HE 18 H.EMEROC"Ll.JS 'STELLA D'ORO' HO 10 HOSTAUNOULATA " GC WF 8 DRYEROPTERIS WALLICHIANA D 17 DRYOPTERIS ERYTHROSORA 'BRIL..UANCE' E2 94 EUONYMUS JAf'ONICA "ROEHMERTWO STEUAOUROOAYLILY WAVYLE.Af'HOSTA BIG BLUE UL Y-TURF WALI.ICl-fS WOOOLAND FERN BRILLIANCE AUTLMN FERN GOLD SPLASl1 WINTERCREEPER •1 POT: 1 EYE; HEAVY SHADE "2POT #1 POT:25CM IIJ1 POT:25CM ~ TBD GREEN ROOF PANEL OF 14 MATTEUCIASTRUTHIOPTERIS CF 15 OSMUt<OACINNAMOMEA I 40 POL YSTICHUM MUNll\JM PA 14 POL YSTICUM ACROSTICHOIDES OSTRICl-4 FERN CINNAMON FERN SWORD FERN CHRISTMAS FERN '12POT "'"" '2POT '2POT NOTI:S: • PLANT SIZES IN THIS UST ARE SPECIFIED ACCORDING TO THE BC lANDSCAPE STANDARD AND CANADIAN LANDSCAPE STANDARD. LATEST EDITION. CONTAINER SIZES SPECIFIED AS PER CNLA STANDARD. BOTH Pl.ANT SIZE ANO CONTAINER SIZE ARE THE MINIMUM ACCEPTABLE SIZES. • REFER TO SPECIFICATIONS FOR DEFINED CONTAINER MEASUREMENTS ANO OTHER Pl.ANT MATERIAL REQUIREMENTS • SEARCH ANO REVIEW: MAKE PLANT MATERIAL AVAILABLE FOR OPTIONAL REVIEW BY LANO SCAPE ARCHITECT AT SOURCE Of' SUPPLY AREA OF SEARCH TO INCLUDE LOWER MAINLAND AND FRASER VALLEY.· SUBSTITUTIONS: OBTAIN WRITTEN APPROVAL FROM THE LANDSCAPE ARCHTECT PRIOR TO MAKING ANY SUBSTITUTIONS TO THE SPECIFIED MATERIAL. UNAPPROVED SUBSTITUTIONS WILL BE REJECTED. ALLOW A MINl"-'JM OF FIVE DAYS PRIOR TO DELIVERY FOR REQUEST TO SUBSTITUTE. SUBSTITUTIONS ARE SUBJECT TO BC LANDSCAPE STANDARD AND CANADIAN LANDSCAPE STANDARD. DEFINITION Of' CONDITIONS OF AVAILABILITY. AU LANDSCAPE MATERIAL ANO WORKMANSHIP MUST MEET OR EXCEED 6C LANDSCAPE STAN OARD AND CANADIAN LAN:lSCAPE STANDARD LATEST EDITION. ALL Pl.ANT MATERIAL MUST BE PROVIDED FROM CERTIFIED DISEASE FREE NURSERY 4" DIA. CEDAR POST 6'-0"-6'-6"HT. GALVANIZED FENCE STAPLES SNOW FENCE TO BE DUPONT L-70 OR APPROVED EQUIVALENT. i UNDISTURBEr>---,\:F========i=i========'i':i===\ T GROUND LEVEL i EXISTING SUBGRADE 2'•0" 1 NOTES: 1. TREE RETENTION FENCES TO BE IN PLACE PRIOR TO ANY WORK ON SITE. 2. LANDSCAPE ARCHITECT TO VERIFY PLACEMENT. 3. FENCE TO ENCLOSE ALL TREE RETENTION ZONES. C) TREE PROTECTION FENCE 0 10' 20' 30' 40' BAR SCALE (IMP.) 70" PERIMETER FENCE TREE PROTECTION FENCE+.'rl--~ :::. :):::~::. •. -~ '\. · ..... STREET TREE, TO BE APPROVED BY CITY PARKS DEPT. SIGNAGE I : > C-1 -L. I ,,.._ . I t i . I > UNIT 111 1 BED L _________ J SCORED B.F. CONCRETE ENTRY PAVING BIKE RACKS (2) ---, ! L'=='.1===11 WASTE RECEPTACLE WR-1 AYLESBURY BENCH B-1 WASTE RECEPTACLE WR-1 ALUMINUM PLANTERS 3-0"HTX16"WX46"L I "- PERMEABLE PAVER5 IN DRIVEWAY \ SCORED B.F. yONCRETE 36" HT RAISED PIP CONCRETE PLANTER AT PAT10 EDGE (TYP) RAISED PLANTING AREA WITH CONCRETE SEATING EDGE 16" HT, STEPS UP TO FERN GARDEN WITH STEP STONES INSET FLUSH WITH GRADE AMENITY 6 DIVIDE YARC PERMEABLE PAVERS ONSLAB \ I START OF 70" PERIMETER FENCE PAR ING--~~-~-~-E_~_EI--O-U-ND_~_J46" HT PERIMETER FENCE ENTRY ----------~-----TREE TO BE REMOVED (TYP) 11 ---------------------------------------------_ y-@-TREE PROTECTION FENCE B A Billard Architecture Inc. 36 LANDSCAPE TREE MANAGEMENT PROPOSED PLANTING -ROOF Details provided by PMG Landscape Architects. PLANT SCHEDULE ACER PALMA TUM AMELANCHIER C.'ROBIN HILL' CM'EUIA JAPONICA '.A.PRl. REMEM8EREO' CARPINUS 6ETULUS 'fRANS FONTAINE" CHA.\/IAECYPARIS NOOTK. VAN OEN AKKER' PICEA OMORIKA 'BRUNS' PINUS CEMBRA 'COLUt.-NAAIS' Sl'YRAX JAPONICUS SYRINGA RETICULATA BUXUS SEMPERVIRENS 'GREEN VELVEr I-IYDRANGEA MACRO. 'RED SENSATION' KALMIA LATIFOUA 'SNOWDRIFT NANOINA DOMESTICA 'GULFSTREAM' Pl 1S PIERI$ JAPONICA 'FOREST Fl.AME' RI RHOOOOENORON 'IJll>EOITIJM' RH RHODODENDRON 'MRS. FURNIVAL' RH1 12 RHOOOOfNORON'P.J.M. ELITE' SK 31 SKIMMIA JAPONICA (10% MALE) 6 SPIRAEA X JAPONICA 'MAGIC CARPET Y 13t! TAXUS X MEDIA 'HICKSlr TH 45 THUJAOC<:IDENTALIS'OEGA;OOTSSPIRE' VO 4 VIBURNUM OA\11011 GRASS CALAMAGROSTIS X A. 1<ARl FOERSTER' CAREX OSHIMENSIS 'EVERGOLD' PE1 2<1 PENNISETUM ORIENT ALE PERENNIAL HE 18 H.EMEROC"Ll.JS 'STELLA D'ORO' HO 10 HOSTAUNOULATA !I URIOPE MUSCARI 'BIG BLUE' GC WF 8 DRYEROPTERIS WALLICHIANA D 17 DRYOPTERIS ERYTHROSORA 'BRIL..UANCE' E2 94 EUONYMUS JAPONICA "ROEHMERTWO ~ TBD GREEN ROOF PANEL OF 14 MATTEUCIASTRUTHIOPTERIS CF 15 OSMUt<OACINNAMOMEA I 40 f>Ol. YSTICHUM MUNll\JM PA 14 f>Ol. YSTICUM ACROSTICHOIDES JAPANESE MAPLE ROBIN HILL SERVK:EBERRY H::E ANGELS APRIL REMEMBERED CAMELLIA FRANS FONTAIN HORNBEAM VAN DEN Al()(ER WEEPING CYPRESS PURPLE SPIRE CRASAPPI.E BRUNS SERBIAN SPRUCE COLUMNAR SWISS STQIIE PINE JAPANESE SNOWBELL GREEN VELVET BOXWOOD RED SENSATION HYDRANGEA SNOWDRIFT MOUNTAIN LAUREL Gl.l.f'STREAM HEAVENLY BAMBOO RHOOODENDRON;LIGHT PURPLE-BLUE RHODODENDRON: ROSE PINK: MAY ELITE P.J.M. RHODODENDRON HIMALAYAN SWEET BOX JAPANESE SKlt..'MIA MAGIC CARPET SPIRAEA HICK"SYEW OE GROOT'S SPIRE CEDAR OAVICTS VIBURNUM KARL FOERSTER f'EATHEREED GRASS EVERGOlD JAP.6.NESE SEDGE ORIENTAL FOUNTAIN GRASS STEUADUROOAYLILY WAVY LE.AF HOST A BIG BLUE LILY-TURF WAU.ICl-fS WOOOLAND FERN BRILLIANCE AUTLMN FERN GOLD SPL.ASl1 WINTERCREEPER OSTRICl-4 FERN CINNAMON FERN SWORD FERN CHRISTMAS FERN 2.0MHT, B&B 2.0MHT: B&B 10MHT. TREE FORM 5CM CAL; 1.8M STD, B&B 2.0MHT: B&B SCMCAL: 1.SM STD; B&B 2.SMHT: B&B 2.0MHT: B&B GCM CAL; 1.5M STD: B&B IIJ15POT. MIN. 1.5M STD: B&B '3POT;40CM "3POT:eocM •3 POT; 50CM IJ3 POT: SOCM '3 POT: SOCM '3POT;30CM "3POT:50CM "3POT;&>CM •3POT: 35CM IJ3 POT: SOCM IJ2POT;40CM 1.0MHT. B&B O.tlMHT. B&B "3POT:45CM ,2 POT, HEAVY '11 POT '11 POT •1 POT: 1 EYE; HEAVY SHADE "2POT #1 POT:25CM IIJ1 POT:25CM '12POT "'"" '2POT '2POT NOTES: • PLANT SIZES IN THIS UST ARE SPECIFIED ACCORDING TO THE BC LANDSCAPE STANDARD AND CANADIAN LANDSCAPE STANDARD. LATEST EDITION. CONTAINER SIZES SPECIFIED AS PER CNL.A STANDARD. BOTH Pl.ANT SIZE ANO CONTAINER SIZE ARE THE MINIMUM ACCEPTABLE SIZES. • REFER TO SPECIFICATIONS FOR DEFINED CONTAINER MEASUREMENTS ANO OTHER Pl.ANT MATERIAL REQUIREMENTS • SEARCH ANO REVIEW: MAKE PLANT MATERIAL AVAILABLE FOR OPTIONAL REVIEW BY LANDSCAPE ARCHITECT AT SOURCE OF SUPPLY AREA OF SEARCH TO INCLUDE LOWER MAINLAND AND FRASER VALLEY.· SUBSTITUTIONS: OBTAIN WRITTEN APPROVAL FROM THE LANDSCAPE ARCHTECT PRIOR TO MAKING ANY SUBSTITUTIONS TO THE SPECIFIED MATERIAL. UNAPPROVED SUBSTITUTIONS WILL BE REJECTED. ALLOW A MINl"-'JM OF FIVE DAYS PRIOR TO DELIVERY FOR REQUEST TO SUBSTITUTE. SUBSTll\JTIONS ARE SUBJECT TO BC LANDSCAPE STANDARD AND CANADIAN LANDSCAPE STANDARD. DEFINITION Of' CONDITIONS OF AVAIL.ABILITY. All LANDSCAPE MATERIAL AND WORKMANSHIP MUST MEET OR EXCEED 6C LANDSCAPE STANDARD ANO CANADIAN LAN:lSCAPE STANDARD LATEST EDITION. ALL Pl.ANT MATERIAL MUST BE AAOVIOEO FROM CERTIFIED DISEASE FREE NURSERY L L PROPERTY LINE PINUS CEMBRA 'COLUMNARIS' 42" HT. PIP CONCRETE PLANTER FOR TREE PLANTING BLI../E-GR~N R00F: ~FERJ O "' ARCHITECTURE AYLESBURY BENCH (X2) B-1 PROPERTY LINE PICNIC TABLES WITH BENCHES FOR GROUP DINING GARDEN SHED MECHANICAL ENG. to PROVIDE WATER SOURCE ATICOMMUNITY GARDEN. -if-1-----COMPOST TATOR WATER SO RCE SIMPLE MOdERN :tt--'----------"'8"41-b=M--/';;-/-METAL PERG@LA OVER DINING ARE~~ ----------11-+---WORK TABL ~ SLAB PAVER ,:l'AL TERNATING D --t-'tt-"t--tt-t--SIZES RUNNI G BOND B-2 !'><!!""1r--tt+MIN 48" SLAB PAVERJ IN -:;;.:=---:-------+~r--11-1--RUNNING BOrD PATTERN ,--+---GARDEN PLAtTERS (X30) PL-2 I BACKLESS BT NCH (XS) B-2 AMELANCHIER 'ROBIN HILL' SYR,,GA R LRY SNOW SAFETY RAIL (SEE ARCH. DWGS.) ~--~~-~~-~-++--- SOCIAL SEATING AREA DRAIN GRAVEL STRIP 60" CRUSHED GRAVEL PATH INSTALLED FLUSH WITH FINISHED GRADE, WITH ALUMINUM EDGING . . ~=1:::°'.:°'.:j ~filjf--l,'l--fll¥~~~__J~<~/~c__:,..,;_....:_.:Jl-~~f-SIMPLE ME) L PERGOLA ~ OVER SEATl~G AREA I TWO STREAM WASTE RECEPTACLE WR-2 ------~~~f=~=~ TREE PLANTER (X8) PL-1 -------~ I SAFETY RAil (SEE ARCH. DWGS.) PROPOSED PROPERTY LINE EXISTING PROPERTY LINE KOMPAN 'DOUBLE TOWER' PCM210203 PLAY STRUCTURE ON SYNLAWN ARTIFICIAL GRASS WITH SAFETY FALL PAD J _J B A Billard Architecture Inc. 37 LANDSCAPE ROOF DECK The roof deck will provide space for residents to have private social gatherings, a children’s play area, and personal gardens. Utilizing sustainable methods for shade and cooling, the roof will support the heating/cooling of the building naturally. Final plans will be made in consultation with PMG Landscape Architects. B A Billard Architecture Inc. 38 STORMWATER MANAGEMENT THREE-TIERED APPROACH Roof leaders collect runoff and direct it to onsite drainage systems Lot graded towards landscaped areas to collect runoff in lawn basins Make use of infiltration TIER A -SMALL RAINFALL EVENTS TIER B –MODERATE RAINFALL EVENTS TIER C –MINOR 1:10 YEAR RAINFALL EVENTS An onsite stormwater management plan consisting of a three-tiered approach is to be implemented to control all minor and major rainfall events. Details provided by Wedler Engineering LLP. Collect and retain all flow through underground detention systems Release water at 1:2 year forested flow rate Collect and retain water in detention systems, similar to Tier B Release water at 2-year pre-development flow rate TIER C –MAJOR 1:100 RAINFALL EVENTS Allow water to overflow site and be directed away from the building towards the 100-year flow route along Dewdney Trunk Road B A Billard Architecture Inc. 39 SHADOW STUDY DECEMBER 21 JUNE 21 MARCH 21 10:00 AM 12:00 PM 4:00 PM 10:00 AM 12:00 PM 4:00 PM 10:00 AM 12:00 PM 4:00 PM B A Billard Architecture Inc. 40 B A Billard Architecture Inc. 41 LANDSCAPE PLANS -MAIN PMG LANDSCAPE ARCHITECTS 0 10' 20' 30' BAR SCALE (IMP.) 40' 50' ,,. ·::-_-:,;· ·• :··· .;~ \ ~, -~ .. :: STREET TREE, TO BE APPROVED BY CITY PARKS DEPT. SIGNAGE w~t:/t,.'.~~;Ec;i~~--------1r---,=cr1;;;;,::::::-:f// 48" PERIMETER FENCE+-rs+----+---'1 PARKING f : ) c-1 • C:.' .,._ .L_ I I ' . I UNIT la 2 8EO t I . . I > UNIT 111 1 8EO AMENITY A L _________ J SCORED B.F. CONCRETE ENTRY PAVING BIKE RACKS (2) WASTE RECEPTACLE WR-1 AYLESBURY BENCH B-1 WASTE RECEPTACLE WR-1 ALUMINUM PLANTERS 30'HTX18"WX48"L r---I ' I - -"'I I UNIT 104 1 BEO I 3 ( J UNIT 110 ....._ '- PERMEABLE PAVER's IN DRIVEWAY \ SCORED B.F. ~ONCRETE \ STYRAX JAPONICA 24" PIP CONCRETE WALL AND STAIRS UP TO GARDEN 70' PERIMETER FENCE 24X24 PAVERS, INSET RAIL FENCE AND GATE PERMEABLE PAVERS 36" HT RAISED PIP CONCRETE PLANTER AT PATIO EDGE (TYP) 36' DIA SEATING BOULDER WITH FLAT TOP SURFACE RAISED PLANTING AREA WITH CONCRETE SEATING EDGE 16" HT, STEPS UP TO FERN GARDEN WITH STEP STONES INSET FLUSH WITH GRADE WASTE RECEPTACLE WR-1 AMENITY B DIVIDE Y ARC PERMEABLE PAVERS ONSLAB \ I START OF 70" PERIMETER FENCE PAR ING--~~-~-~-E_~_E,_O_U_N_D~..,__l48ft HT PERIMETER FENCE ENTRY ----------~-----TREE TO BE REMOVED (TYP) 11 ---------------------------------------------_ y-@-TREE PROTECTION FENCE B A Billard Architecture Inc. 42 LANDSCAPE PLANS -ROOF PMG LANDSCAPE ARCHITECTS '+' "' "' "' "' "' "' "' L L PROPERTY LINE PROPERTY LINE '+' '+' '+' '+' '+' '+' '+' '+' '+' "' '+' '+' "' '+' '+' '+' '+' '+' '+' '+' PINUS CEMBRA 'COLUMNARIS' 42" HT. PIP CONCRETE PLANTER FOR TREE PLANTING '+' '+' '+' '+' '+' '+' '+' '+' '+' '+' '+' '+' '+' '+' '+' '+' '+' '+' '+' m: "' '+' '+' "' "' '+' "' "' "' "' AYLESBURY BENCH (X2) B-1 PICNIC TABLES WITH BENCHES FOR GROUP DINING GARDEN SHED MECHANICAL ENG. to PROVIDE WATER SOURCE ATICOMMUNITY GARDEN. -+ttt----COMPOST TATOR WATER SO RCE SIMPLE ModrnN :tt--------"'li"'ft-l=rn";rt-METAL PERG@LA OVER DINING ARE~52 ----------tt-t---WORK TABL ~ SLAB PAVER ,il'ALTERNATING --tt-111!"-1--tt-t--SIZES RUNNI G BOND -M---,it+MIN 48" ~ BLUE-GREEN R00F: '+' SLAB PAVERJ IN -::,;-,c::c"":::-------H H-itt--RUNNING BO~□ PATTERN ->---1++--GARDEN PLAtTERS (X30) PL-2 ~EFERJ O "' ARCHITECTURE '+' owes.::-'i"' "' "' '+' '+' "' '+' '+' "' "' '+' '+' "' "' '+' '+' SAFETY RAIL (SEE ARCH. DWGS.) "' '+' "' "' '+' '+' AMELANCHIER 'ROBIN HILL' "' "' "' "' '+' '+' "' "' "' "' "' '+' '+' DRAIN GRAVEL STRIP "' "' "' "' '+' '+' '+' 60" CRUSHED GRAVEL PATH INSTALLED FLUSH -"--~-~~--"'1"-tt--WITH FINISHED GRADE, '+' '+' WITH ALUMINUM EDGING TWO STREAM WASTE ______ 7~~~~'=;':=~~ RECEPTACLE WR-2 TREE PLANTER (XB) PL-1 -------~ PROPOSED PROPERTY LINE EXISTING PROPERTY LINE + .., " " + ... " .. ., .. + '< ., " " ,.. .. --.. ~ .. .. _...... .. + -. . BACKLESS BTNCH (X5) B-2 SYRINGA R LRY SNOW DWGS.) I SAFETY RAil (SEE ARCH. KOMPAN 'DOUBLE TOWER' PCM210203 PLAY STRUCTURE ON SYNLAWN ARTIFICIAL GRASS WITH SAFETY FALL PAD J _J The City  schedule making y ADP subm ADP thro Applicati Name of  File num Address  Current Z Seeking t Architect Submissi Architect Landscap Other Pro Note.: Th developm taken fro bulletin,  Major  per th build Group A (Pa Group B (Pa Group C Res Group D & E Group F (F1 Adv of Maple Rid es for submis your submiss mission pack ough your Fil ion Informa Applicant   ber   of site   Zone    to appear be t Informatio on will be p t   pe Architect  ofessional (S he Architects ments to the om AIBC Bull click here.  Occupancy  he current  ing codes  art 3)   art 3)   sidential  E   : Part 3)   isory Des dge Advisory ssion deadlin sion, contact kage for you le Manager w tion:  _________ _________ _________ _________ efore the AD on:  resented to  _________ _________ State Name  s are require e ADP that a letin 31 Build Public Assem Hospital, San Home for the Aged  Institutional  Hotel or sim Commercial  Industrial  sign Pane y Design Pan ne dates and t your File M ur project. Fo well in adva __________ __________ __________ ___ Propose DP on this da ADP by:  __________ __________ & Role) ____ ed to prepar re in the Ma dings Requir Use  mbly  natorium, or  e  ilar occupancy  el Submis nel (ADP) me d for the min Manager to e orward your nce of the d ___________ _____  ___________ ed Zone ____ ate ________ ___________ ___________ __________ re plans and ajor Occupan ring the Serv Type services − any o exce − any b exce − all sc − any b capa − any b − any b − any b − any b − any b ssion Req eets monthly nimum subm establish wh r complete s deadline date __________ __________ __________ __________ ________  _______  ___________ to attend a ncy categori vices of an A es of Building or s of an architect one‐storey build eeding 9 m or gro building of more eeding 235 m²; a chools, any size building (exclud acity exceeding 1 building with gro building contain building contain building with gro building with gro uest Form y.Refer to t mission requ at constitute ubmission p e.  __  __  __  __  __________ nd to presen es cited in th Architect. Fo r Parts of Buildin t under section 6 Act.   ding with an uns oss area exceed e than one store and  ing veterinary h 12 beds  oss area exceed ning 5 or more d ning 11 or more g oss area exceed oss area exceed m  he attached irements. Be es a complet package for t ____  nt all  he Table bel r the entire  ng requiring the 60 of the Archit supported span  ing 275 m²;  ey with gross are ospital) with a  ing 470 m²  welling units  guest rooms  ing 470 m²  ing 470 m²    efore  te  the  ow  e  ects  ea  Robert Billard 2019-392-RZ 22904-22922 Dewdney Trunk Road RS-1 CD April 21, 2021 Robert Billard - Billard Architecture Patricia Campbell - PMG Leena Jayasekara - Wedler (Civil) I ~--~ . ' .. mapleridge.ca ADP Submission Checklist Application No. _______________________________ File Manager _____________________________ This checklist is being provided to you by your File Manager, to assist in preparing the materials for submission to the Advisory Design Panel (ADP). Please refer to the ADP Submission Form and the ADP Requirements Brochure for submission requirements in terms of explanatory letters, plans, supporting information and specifications on size and numbers of copies to be submitted. Address your questions to the File Manager or the Planning Liaison to the ADP. Certification of Complete ADP Submission: Architect’s Certification: _____________________________ ___________ Signature Date Print name Project Landscape Architect’s Certification: _____________________________ ___________ Signature Date Print name Submission Materials Required (File Manager to indicate if required) Provided A. ADP Submission Form (Submitted and signed by Architect)  B. Covering Letter including explanations about:  1. Project description/analysis (Detailed information Required)  2. Architectural and Landscaping Design rationale (Detailed information Required)  3. Statement in brief about the following:  a. DP Key Concepts Compliance  b. DP Guideline Compliance  c. Stormwater management strategy with emphasis on Tier A requirements integrated into landscaping plans  d. Public Art / Amenities, etc.  e. Sustainability practices  f. Other __________________________________________  C. Site and Neighbourhood Context  1. Context 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.)  DocuSign Envelope ID: C80BA351-B14B-48C7-849E-15D3A277B30B 2/22/2021 Patricia Campbell DocuSign Envelope ID: F24E8B01-D77F-4086-A0B7-45AC8BDB03C7 Robert Billard 2/22/2021 11~-mapleridge.ca ~ DocuSigned by: ,.---DocuSigned by: ~;::fc2~~J p ~(i~ ~p~Jl '---43D57 4E7FAA3461 ... City of Maple Ridge ADP Submission Checklist (Page 2) E. Architectural Plans (Site and Building(s)):  1. Site Plan and layout  2. Site sections  3. Streetscape elevation  4. Streetscape elevations with landscaping and boulevard trees superimposed  5. Shadow analysis  6. Lighting analysis (on building and on site)  7. Floor Plans for all levels, including underground and roof tops  8. Waste collection /recycling (inside of buildings)  9. Storage, including bicycle storage (inside and outside)  10. Building elevation (all sides)  11. Signage (attached to building and free standing)  12. Colours and materials  13. Material board  14. Building sections  15. 3D renderings of site, building(s) and associated landscaping  F. Landscaping Plans:  1. Landscaping plan and layout with specifications and planting details  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  G. Green Building/Sustainability initiatives  H. Engineering-related Information:  1. Site grading plans  I. Other    Rev. March 2018 DocuSign Envelope ID: C80BA351-B14B-48C7-849E-15D3A277B30B X X X X X DocuSign Envelope ID: F24E8B01-D77F-4086-A0B7-45AC8BDB03C7 l~-DEVELOPMENT DATA SHEET mapleridge.ca Existing /Proposed Zone Rs-11 co ZONE Date Prepared 24.03.2021 Required Development Data Minimum Required or Maximum Allowed Proposed (Complies or state variance needed) LOT AREA* (in square metres) Gross Total 3330.0sm Less Road Widening/ Truncations 271.4sm Less Park - Net Total 3058.Ssm LOT COVERAGE (in% of net lot area) Total Site Coverage 50.4% SETBACKS (in metres) Front 4.5m Rear 3.0m (from proposed property line) Side #1 (N,S,E, or W) 6.1m (East) Side #2 (N,S,E, or W) 6.1m (West) Side #3 (N, S, E or W) - SETBACKS -Underground Structures (in metres) Front 0.6m Rear 0.1m (from proposed property line) Side #1 (N,S,E, or W) 0.3m (East) Side #2 (N,S,E, or W) 0.5m (West) Side #3 (N, S, E or W) - BUILDING HEIGHT (in metres/storeys) Principal 18.9m / 6 Storeys Accessory - NUMBER OF RESIDENTIAL UNITS Bachelor 31 One Bedroom 51 Two Bedroom 26 Three Bedroom+ 19 Total 127 GROSS FLOOR AREA (in square metres) Residential 7674.18sm Retail Commercial 180.16sm Office Commercial - Other Commercial (Type ) - Institutional - Industrial - TOTAL GROSS FLOOR AREA 9470.80sm • If the development site consists of more than one lot, lot dimensions pertain to the entire site. Required Development Data Minimum Requ ired or Maximum Allowed Proposed (Complies or variance needed?) DENSITY # of units/ha (gross) 127units / 0.333ha = 381.4units/ha # of units/ha (net) 127units / 0.306ha = 415.0units/ha Gross Floor Area 9470.B0sm-1484.76sm (exemptions)= 7986.04sm Floor Space Ratio (net) 7986.04sm / 3058.Ssm = 2.61 AMENITY SPACE (area in square metres) Common Activity Area 169.74sm (Indoor Amenity-main floor and workshop lnpal'kade} Useable Open Space 533.35sm (Outd<>or Amenity -main courtyard and rooftop) PARKING (number of spaces) Residential and Multi-Residential Uses 133 Multi-Residential Town Centre (Bach Units) - Multi-Residential Town Centre (1 Bdr Units) - Multi-Residential Town Centre (Added Bdr) - Commercial Uses 2 Educational & Assembly Uses - Institutional Use - Industrial Use - Business Park Uses - Comprehensive - Other - Number of spaces for visitors 24 TOTAL NUMBER OF PARKING SPACES 159 Number of total for disabled 6 Number of total (and%) small cars l % 28 (17.6%) Number of total (and%) tandem spaces I % 0 (0.0%) TOTAL OFF STREET LOADING SPACE(S) 1 BICYCLE PARKING (number of spaces) Short Term Bicycle Parking I 2 Long Term Bicycle Parking I 31 OTHER-state YES or NO for each. If YES describe on separate sheet. Heritage Site 1 No I Tree Survey/Assessment Provided I YES, see Arborist Report Watercourse/Steep Slopes I NO I Covenants, Stat ROW & Easements I YES, Lane Dedication 1. 2. 3. 4. 5. I~ : • mapleridge.ca Commercial Development Permit Area Guidelines Checklist Pursuant with Section 8.5 of the Official Community Plan, commercial developments will be assessed against the form and character guidelines established by Council and summarised below. This checklist is to be prepared by the architect of record for the project to demonstrate the proposed design was developed in accordance with the form and character guidelines. Please assess and describe the compliance of the proposed design of the project w ith respect to the Key Guideline Concepts and with the Form and Character Guidelines. Description of the Key Guideline Concepts should be suitable for File Managers to quote in Development Permit Application Reports to Council. For the Form and Character Guidelines, clearly describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. This checklist is to accompany Development Permit Applications and submissions to the ADP. 8.5.1 Key Guideline Concepts Describe how this project and the design complies Avoid conflicts with adjacent uses All walls to be constructed for thermal and accoustic insulation between units. public roads, and adjacent land uses. Exterior lighting to be along grade (not to be insta1!ed at upper levels to overflow on to above units}. through sound attenuation, appropriate Preserve and enhance existing trees along Dewdney Trunk Road. Additional landscaping to be developed for community courtyard and spaces to enhance the public realm. Project designed as a visual and density lighting, landscaping, traffic calming and transition between residential to the east and commercial to the west. Setbacks and massing respect residential zoning.6-storey height stepped down to 3 storeys. the transition of building massing to fit with adjacent development. Encourage a pedestrian scale through Pedestrian-oriented entry at North side of property. Community providing outdoor amenities, minimizing parking located at rear of site to minimize street presence. Building the visual impact of parking areas, stepped back at the 3rd floor providing natural light for the oudoor creating landmarks and visual interest amenity and children's playground. along street fronts. Promote sustainable development with Pedestrian•oriented entry at North side of property. Vehicle access to underground parking through land at South of the property. Visual length of building reduced by setting back facades, alternating natural building multimodal transportation circulation, materials, Landscaping around community parking softens automotive impact and promotes pedestrian•oriented design by natural traffic...calming measure. and low impact building design. Respect the need for private areas in Existing trees to be retained and protected where possible for mixed use development and adjacent privacy. Building stepped back at 3rd floor on South Face to residential areas. minimize adjacent residential overlook. The form and treatment of new buildings Building design provides a bridge from the mid century style of single family homes should reflect the desired character and in the neighbourhood. Neighbourhood elements have been incorporated in to the design, such as; wood siding finish (residential), metal-composite panel finish pattern of development in the area by (commercial). setbacks and massing with respect to residential zoning, 6-storey incorporating appropriate architectural height stepped down to 3 storeys (residential), glazing style (residential), form follows the existing grade, and landscaping to preserve and create green space styles, features, materials, proportions along pathways and existing sidewalks. and building articulation. 1 Guideline 8.5.2 A Building Design, Massing and Siting 1. The form and treatment of new buildings should reflect the desired character and pattern of development in the area by incorporating appropriate architectural styles, roof forms, facade modulation, architectural features, fenestration patterns, building elements and proportions and building articulation. Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. Building design provides a bridge from the mid century style of single family homes in the neighbourhood. Neighbourhood elements have been incorporated in to the design, such as; wood siding finish (residential), metal-composite panel finish (commercial), setbacks and massing with respect to residential zoning, 6-storey height stepped down to 3 storeys (residential), glazing style (residential), form follows the existing grade, and landscaping to preserve and create green space along pathways and existing sidewalks. 2. Exterior finishes should be wood, brick, Exterior finishes to be primarily of wood siding finish natural stone or other materials of warm and metal-composite panel finish. appearance. Substantial areas of concrete should be avoided. Expanses of solid wall or glass are unacceptable. 3. New buildings adjacent to existing small scale buildings such as houses should be designed to provide visual interest whilst protecting the privacy and livability of both properties. 4. Significant corners should be given added emphasis with vertical architectural features and roofscape features. At intersections, the definition of corners should be reinforced by buildings that front on both streets. Building design provides a bridge from the mid century style of single family homes in the neighbourhood. Existing trees to be retained and protected where possible for privacy. Building stepped back at 3rd floor on South Face to minimize adjacent residential overlook. N/A 5. Development should be sited to have Proposed development's building frontage aligns on the the building frontage on the main street main street -Dewdney Trunk Road. alignment. 6. Projects located on slopes should be Building form follows existing site grade. Setbacks and developed in a manner which creates a massing respects residential zoning. 6-storey height step in perceived height, bulk and scale stepped down to 3 storeys. between developments. 7. Design and construction of buildings All walls to be constructed for thermal and accoustic should account for maximum sound insulation between units, public roads, and adjacent attenuation between commercial and land uses. adjacent residential uses. To ensure that noise generated on the site is addressed in the most appropriate manner, Council may request that a noise attenuation study be prepared. 2 Guideline 8.5.2 A (Continued) 8. Continuous weather protection, such as canopies, structural awnings, or building overhangs, is strongly promoted where at-grade retail uses are included in a development and over common entries to commercial and/or mixed-use developments that front a public sidewalk or open space. 9. Developments adjacent to treed slopes, ravines and watercourses must respect natural vegetation, use natural landscaping to retain soils on the site and may require additional setbacks as established by agencies having jurisdiction. Creeks and ravines are encouraged to be retained in their natural state. Main residential entrance to be covered by building overhangs. Commercial unit entries to be covered by glazed canopies. Existing grades to be preserved, natural drainage (toward Dewdney Trunk Road) away from building. Trees along Dewdney Trunk Road to be preserved and enhanced. 10. Developments are encouraged to Roof deck runoff to be directed toward vegetated areas. redirect water from rooftop runoff and downspouts into vegetated areas or rain barrels for later irrigation use. 11. Buildings should be designed and located on a site to: a) preserve and incorporate natural features or views; b) ensure proper orientation and relationship to adjoining residential uses; c) minimize impacts on natural features and agricultural lands; d) accommodate natural grades to ensure minimal grading is required. Guideline 8.5.2 B Refuse, Recycling and Servicing Areas 1. The design of a roof, placement of mechanical units and satellite dishes, etc. should take into account views of the roof from adjacent buildings. a) Setbacks and massing respects residential zoning. 6-storey height stepped down to 3 storeys. b) Building design provides a bridge from the mid century style of single family homes in the neighbourhood. Residential elements have been incorporated in to the design such as wood siding finish and glazing design. c) Building form follows existing site grade. Trees along Dewdney Trunk Road to be preserved and enhanced. d) Building form follows existing site grade. Existing grade to be preserved, natural drainage (toward Dewdney Trunk Rd) away from building. Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. Mechanical equipment on the roof to be enclosed with screening. Roof design consistent with flat roof design of neighbourhood commercial nearby while being minimalistic. 3 Guideline 8.5.2 B {Continued) 2. Service areas should have differentiated Mechanical and electrical equipment to be stored in access to minimize visual impact as well rooms located in parkade. Common waste and as conflicts with pedestrians. recycling storage to be screened with wood for security and to limit visual impact. 3. Refuse receptacles must be located Common waste and recycling storage to be screened indoors or within service areas out of with wood for security and to limit visual impact. view from pedestrian access. Garbage and waste material should be stored in containers that are weatherproof and animal-resistant. 4. Mechanical equipment, drive-through Mechanical and electrical equipment to be stored in uses, service or car wash bays, rooms located in parkade. Common waste and restrooms, vending machines, recycling storage located on first level of underground, unenclosed storage, and public in front of the entry ramp for convenient servicing. telephones should be oriented on the site to face away from adjacent residential development. Whenever possible, these uses should not be visible from an adjacent residential property. Guideline 8.5.2 C Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied Street Front with or why it is inapplicable. 1. Particular attention should be made to Project designed as a visual and density transition between the image presented to the streetfront. residential to the East and commercial to the West. Preserve and enhance existing landscaping where possible. Massing, setbacks, and neighbourhood design elements reflected in design. 2. New development should emphasize the Building design provides a bridge from the mid century style of street frontages by incorporating single family homes in the neighbourhood. Neighbourhood differentiated front, side and rear elements have been incorporated in to the design, such as; wood oriented facades. Facades shou ld siding finish (resid ential), metal-composite panel finish (commercial), setbacks and massing with respect to residential incorporate vertical and horizontal relief zoning, 6-storey height stepped down to 3 storeys (residential), in a well-proportioned rhythm glazing style (residential), form follows the existing grade, and appropriate to the intended scale of landscaping to preserve and create green space along pathways development. and existing sidewalks. 3. Buildings with over 15 metres of street Street frontage broken up in a rythmic pattern with commercial on frontage should break the horizontal the outside, then residential units (with patios), then the main mass of the building with vertical entrance in the middle. Community landscaping and building elements in a rhythmic pattern. massing/finishes designed for visual interest along Dewdney Trunk Road. 4. Streetfront landscaping will incorporate Trees along Dewdney Trunk Road to be preserved and street trees for definition of site enhanced. boundaries and enhancement of public space. 4 Guideline 8.5.2 C (Continued) 5. Vehicle access on a street frontage should be located to the side of the building away form the pedestrian entrance and should be designed to minimize the impact on streetscape appearance and disruption to pedestrian movement. Guideline 8.5.2 D Signage and Lighting 1. Signage should be integrated with the design of a building, preferably at ground level only, and its size and design should complement the scale and architectural detail of the building. 2. High intensity illumination directed at adjoining properties should be avoided. Commercial signage and high intensity illumination adjacent to residential uses should be minimized in order to protect residential amenity. 3. Lighting and signage should be designed so as to have no direct source of light visible from the public right-of-way. Underground parking provided through lane at Burnett Street on the South of the property to minimize street presence on Dewdney Trunk Road. Pedestrian-oriented entry at North face of property on Dewdney Trunk ~oad. 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. Ground-level signage to be provided. Size and design to ?o~plement the landscape and building's detail. Bu1ld1ng address to be large metal elements visible from common pathways. High intensity illumination directed at adjoining pr?~erties to be avoided. Commercial signage to minimally affect residential uses. Exterior lighting to be along grade, not to be installed at upper level to overflow on to above units. All communal spaces are designed to be well-lit through both natural and installed lighting. 4. All signage must conform to the Maple Ridge Sign Bylaw. In the event of a Signage and addressing to conform with all applicable co nflict between the Maple Ridge Sign bylaws. Bylaw and these guidelines, the latter should take precedent. 5. In multiple-tenant commercial or mixed- use buildings, signs should be designed Commercial and Residential signs to be designed with a to present a unified appearance. unified appearance. Signage space should be provided for upper storey tenancies. 5 Guideline 8.5.2 E Vehicle Access, Parking, and Circulation 1. Buildings and structures should be located to ensure safe traffic circulation and access and adequate on-site parking. Parking should be encouraged in smaller units to avoid a monotonous appearance. 2. Parking and storage areas should be appropriately screened. Low level landscape screening should be provided to parking areas adjacent to public streets. 3. Where possible, parking and servicing should be located underground or to the rear of buildings to minimize the impact on streetscape appearance and pedestrian amenity. In all new buildings the portion of the structure used for parking and servicing should be adequately screened and should be architecturally compatible with the rest of the building. 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. Underground parking provided through lane at Burnett Street on the South of the property to minimize street presence on Dewdney Trunk Road. Underground parking provided through lane at Burnett Street on the South of the property to minimize street presence on Dewdney Trunk Road. Landscape around community parking softens automotive impact and promotes pedestrian-oriented design by natural traffic-calming measure. Underground parking provided through lane at Burnett Street on the South of the property to minimize street presence on Dewdney Trunk Road. Landscape around community parking softens automotive impact and promotes pedestrian-oriented design by natural traffic-calming measure. 4. Existing lanes should be used for vehicle Underground parking provided through lane at Burnett Street on the South of access, loading and servicing. Upgrading the property to minimize street presence on Dewdney Trunk Road. of lanes in terms of attractive treatment Lane access is shared with the adjacent development to the South of the and screening of parking access and property. A Right Of Way Agreement will be put into place. loading and service areas is encouraged. Landscape around community parking softens automotive impact and promotes pedestrian-oriented design by natural traffic-calming measure. 5. Vehicle access should be located to the Underground parking provided through lane at Burnett Street on the side of the building away from the South of the property to minimize street presence on Dewdney Trunk pedestrian entrance and should be Road. designed to minimize the impact on Landscape around community parking softens automotive impact and streetscape appearance and disruption promotes pedestrian-oriented design by natural traffic-calming measure. to pedestrian movement. 6. Lanes, and driveways should conform to Road grades, streets, and lanes to conform to existing the existing grades as closely as possible to ensure minimal disruption of slopes and vegetation. On steep terrain, access should be aligned, wherever possible, to run parallel rather than counter to, natural contours and existing grades. grades. Proposed common driveway to follow natural contours and existing grades while allowing garage access. 6 Guideline 8.5.2 E (Continued) 7. Shared vehicle access between adjoining Underground parking provided through lane at Burnett Street sites should be considered where access on the South of the property to minimize street presence on for parking at the rear of the property is Oewdney Trunk Road. 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. 8. Minimize the amount of asphalt surfaces in parking areas by integrating a variety of paving materials such as concrete, decorative pavers or by using alternate surface treatments. 9. Above ground parking structures should not front public streets at grade. Non- parking uses or special fac;:ade treatments must be provided along street frontages to enhance the building's appearance to the public realm. On non-street fronting facades, parking structures should be treated to avoid long blank walls at grade, such as massed landscape treatments or attention to design detailing on the fac;:ade. 10. Parking control equipment, such as ticket dispensers and card readers, should be located at a sufficient distance from a public street to prevent parking queues extending onto the street. Similarly, a minimum distance of one car length, and preferably two car lengths, should be provided between an exit gat~ and the street edge to accommodate cars waiting to merge into traffic. Lane access is shared with the adjacent development to the South of the property. A Right Of Way Agreement will be put into place. Landscape around community parking softens automotive impact and promotes pedestrian-oriented design by natural traffic-calming measure. Landscaped areas to be maximized. Asphalt surfaces are limited to the lane and are to be permeable or alternatively permeable concrete pavers. Concrete pavers, grass, and landscaping will be emplyed for all common areas. Underground parking provided through lane at Burnett Street on the South of the property to minimize street presence on Dewdney Trunk Road. Landscape around community parking softens automotive impact and promotes pedestrian-oriented design by natural traffic-calming measure. Pedestrian-oriented entry, complete with landscaping at North side of property. Landscaping to preserve and create green space along pathways and existing sidewalks. N/A 11. Rooftop parking structures should N/A include design elements, including landscaping, to reduce the visual impact from the street and surrounding uses. 7 Guideline 8.5.2 F Pedestrian and Bicycle Access 1. Development should improve pedestrian amenity through interesting design detail at ground level, easily identifiable entrances, shop fronts with clear untinted glazing, concentration of signage at ground level, attractive landscaping and well defined pedestrian crossings for driveways and roadways. 2. A well defined pedestrian access to the commercial use will be provided from the public sidewalk. Design will ensure that pedestrian use is given precedence over vehicular use. Where possible, at least one pedestrian connection should be provided through the main block of buildings. 3. Facilities for cyclists should considered for all developments. Guideline 8.5.2 G Landscaping and Open Space be 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. Pedestrian-oriented entry, complete with landscaping at North side of property along Dewdney Trunk Road. Landscaping to preserve and create green space along pathways and existing sidewalks. Commercial fronts to be easily identifiable with ground level oriented design details (signage, permeable paving, landscape planting, and planters). Pedestrian-oriented entry, complete with landscaping at North side of property along Dewdney Trunk Road. Landscaping to preserve and create green space along pathways and existing sidewalks. Commercial fronts to be easily identifiable with ground level oriented design details (signage, permeable paving, landscape planting, and planters). End-of-trip facilities will not be required as the amount of commercial area is relatively low and both commercial units will have their own bathroom. Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. Landscaping should be supplemented to Pedestrian-oriented entry, complete with landscaping at North side of identify and define public space, to property along Dewdney Trunk Road. Landscaping to preserve and create present a pleasing image and to soften the transition from adjacent land uses to the commercial development. 2. Adjacent residential uses should be adequately protected by significant landscaping or the provision of screening or both. 3. Street trees will be a required component of all new development for definition of site boundaries and enhancement of public space. Simplicity in landscaping materials is desirable and should be encouraged for screening purposes. Deciduous tree species should be considered in landscape plantings to permit light penetration in winter. Mature vegetation should be retained where possible. green space along pathways and existing sidewalks. Landscape around community parking softens automotive impact and promotes pedestrian-oriented design by natural traffic-calming measure. Building creates buffer between single family homes to the east and the industrial gas station and commercial to the west. Project designed as a visual and density transition between residential to the east and commercfal to the west Perimeter screening to be provided on both the East and West side of the site. Pedestrian-oriented entry, complete with landscaping at North side of property. Landscaping to preserve and create green space along pathways and existing sidewalks. Trees along Dewdney Trunk Road to be preserved and enhanced. Additional landscaping to be developed for community courtyard and spaces to enhance public realm. 8 Guideline 8.5.2 G (Continued) 4. Aesthetic values along frontages and on- site ought to be enhanced by significant landscaping on all property lines and around buildings. Street trees should be used to provide the landscaping variety that would soften the character and scale of the area. 5. Landscape planting and screening should be used to create interesting views and focal points into and out of the site for pedestrians, passing drivers and building tenants on the site or adjacent to it. 6. Open space should be usable, attractive and well-integrated with the design of the building. Open space, in many cases, will be achieved with courtyards, recessed balconies, terraced balconies, rooftop gardens, and atria. 7. Landscaping should reinforce design continuity with neighbouring properties and the streetscape by providing consistency in street trees, plant materials, and other landscaping elements. Pedestrian-oriented entry, complete with landscaping at North side of property. Landscaping to preserve and create green space along pathways and existing sidewalks. Trees along Dewdney Trunk Road to be preserved and enhanced. Additional landscaping to be developed for community courtyard and spaces to enhance public realm. Trees along Dewdney Trunk Road to be preserved and enhanced. Additional landscaping to be developed for community courtyard and spaces to enhance public realm. Preserve and enhance existing trees along Dewdney Trunk Road. Additional landscaping to be developed for community courtyard, rooftop outdoor amenity, and spaces to enhance public realm. Preserve and enhance existing trees along Dewdney Trunk Road. Additional landscaping to be developed for community courtyard and spaces to enhance public realm. 8. Landscaping should define the purpose Pedestrian-oriented entry, complete with landscaping at North side of and emphasize the desired character property. Landscaping to preserve and create green space along and function of public and private space. pathways and existing sidewalks. All private and semi-private open space Landscaping plants and shrubbery designed to conceal ground level should be clearly defined as such and units and to protect openings from breaking and entering. should be controllable by those meant to benefit and be responsible for it, thus Rooftop outdoor amenity, courtyard patio, and children's playground encouraging use, pride and safety. designed for usable outdoor shared space for residents. 9. Distinguish public and semi-public Fifth-level roof deck to allow residential views spaces from private spaces. Design overlooking common pathways and courtyard. symbolic barriers through: a) building and site design; b) changes in paving, vegetation, or grading; or c) architectural features, such as low walls, bollards or raised planters. Residents will share and enjoy indoor and outdoor amenity spaces that include a children's playground and community courtyard. 9 Guideline 8.5.2 H Crime Prevention through Environmental Design (CPTED) 1. Developments should be designed to max1m1ze opportunities for natural surveillance allowing people to easily view what is happening around them during the course of everyday activities. Crime Prevention through Environmental Design principles and techniques are encouraged. 2. Crime Prevention through Environmental Design (CPTED) principles should be incorporated into the design of all parking facilities. 3. Design the interior spaces and exits from any underground and above ground parking structures for maximum visibility within the parking area. Entries should be highly visible, well lit and spaced at convenient intervals Hidden spaces, obscured alcoves and blind corners should be avoided in the design and layout of the parking facilities. 4. Walls and ceilings of parking struct ures, particularly underground structures, should be painted white to enhance or reflect light. Guideline 8.5.2 I Universally Accessible Design 1. All non-vehicular routes be fully accessible. Sidewalks and pathways should be w ide enough for wheelchair / scooters and should include a tactile strip for the visually impaired. Curb-cuts and curb let-downs should be provided in appropriate locations to facilitate safe, convenient, and direct access from parking spaces to buildings for people with disabilities. Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. All communal spaces are designed to be will-lit through both natural and installed lighting. The amenity courtyard and children's playground is enclosed on all four sides to provide a monitored and safe environment. Landscapeing is designed to provide attractive places to inhibit and deter vandalism. Size, placement, and selection of pl;ants are to protect openings from break-and-entering, yet not to conceal criminal activity. Motion detected lighting to be installed indoors and outdoors, FOB access to building and underground parking, and privacy fencing are all employed to ensure resident safety. Parkade exits designed to be highly visible and highly visible. Hidden spaces, obscured alcoves and blind corners to be avoided in the design of the parking. Parking areas to be well lit through a combination of lighting and light coloured painting. 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. Existing sidewalk along Dewdney Trunk Road slopes up moderately at approximately 1 % along depth of site. All pathways to be at minimum 5' wide to accommodate for 2-way pedestrian traffic. 10 Guideline 8.5.2 I (Continued) 2. Locate parking spaces allocated for Accessible parking stalls located next to entry ramp on people with disabilities as close as Parking 1 floor plan. possible to the main entrance to a building. 3. Building entries should be: a) Building address to be large metal elements visible from a) clearly addressed with large numbers common pathway. visible from the street; b) directly accessed from the without stairs; and b) Main building entry at Dewdney Trunk Road at grade. Unit street entries can be accessed through the interior corridor. c) provided with weather protection, exterior lighting, and power-assisted door openers. Guideline 8.5.2 J Bicycle Storage and Parking 1. Provide short term bicycle parking facilities, such as bicycle racks, at grade close to building entrances. Bicycle parking should be in well-lit locations and clearly visible from a main building entrance and/or public roads. Bicycle racks should be made of sturdy, theft- resistant material, securely anchored to the floor or grounds. 2. Provide long term bicycle parking facilities in secure storage areas within buildings. Bicycle storage areas provided as part of a parking structure should be located close to elevators and access points. In mixed-use buildings, bicycle storage facilities for residents are to be separate from those for the commercial uses. c) Building entries to have weather protection, exterior lighting and power assisted door openers. Unit balconies to have overhangs and exterior lighting. Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. Short term bicycle parking will be provided outside of the main building entrance off of Dewdney Trunk Road, illuminated with well lit lighting. Bicycle racks to be made of sturdy, theft resistant material that is securely anchored to the ground. Long term bicycle storage provided in underground parkade located near stair cores. Resident and commercial bicycle storage facilities separate from one another. 3. Large-scale developments are End-of-trip facilities will not be required as the amount encouraged to provide end-of-trip of commercial area is relatively low and both facilities, such as showers and lockers, commercial units will have their own bathroom. within the development for the convenience of employees. 11 Project Information File Number 2019-392-RZ March 22, 2021 Date prepared: __________ _ Architect Robert Billard Print Name 12 0 1:250 5 15m CITY OF MAPLE RIDGE ENGINEERING DEPARTMENT ONSITE STORMWATER MANAGEMENT TIER A LOT WILL BE GRADED AND STORM RUNOFF WILL BE DIRECTED TO THE NEAREST LANDSCAPE BUFFER WHERE 50% MAR WILL BE RE-USED.50% MAR = 36.72mmSITE AREA = 3342m2 TIER A VOLUME = 36.72mm x 3342m²= 122.7m³ LANDSCAPE AREAS WITH PLANTERS WITH 0.60m TOPSOIL = 374.5m3 VOLUME RETAINED ON LANDSCAPE AREA = 374.5*0.23*06 = 51.6m3 PERMEABLE PAVING AREAS ON PARKING AT SOUTH END OF SITE = 401.5m2 AGGREGATE VOID RATIO =0.35 THICKNESS OF AGGREGATE =0.35m VOLUME RETAINED ON PERMEABLE PAVING =401.5*0.35*0.35 = 48.18m3 COURT YARD AREA PLAY AREA (PERMEABLE) = 81.1m2 DEPTH OF AGGREGATE 0.35m VOID RATIO OF AGGREGATE = 0.35VOLUME RETAINED ON PLAY AREA = 81.1*0.35*0.35m3= 9.93m3 COURTYARD PLANTING AREA WITH 0.6m TOPSOIL = 91.6m2 VOID RATIO =0.23VOLUME RETAINED ON TOPSOIL = 91.6*0.23*0.6 =12.6m3 VOLUME PROVIDED BY LANDSCAPE AREAS AND PREVIOUS PAVING = 51.6m3+12.6m3+9.93m3+49.11m3= 123.24m3 VOLUME PROVIDED 123.24m3 > VOLUME REQUIRED FOR TIER A (122.7m3) THEREFORE, THIS SATISFIES THE TIER A REQUIREMENT TIER B OVERFLOW FROM TIER A WILL BE COLLECTED, DETAINED UNDERGROUND, AND RELEASED AT THE 1:2 YEAR FORESTED FLOW RATE1:2 YEAR FORESTED FLOW RATE = 0.00133m3/s REQUIRED DETENTION VOLUME = 80.35m3 TIER C(MINOR) STORM EVENTS EXCEEDING TIER B WILL BE COLLECTED AND THE 1:10 YEAR FLOW WILL BERETAINED UNDERGROUND AND RELEASED AT THE 2-YEAR PRE-DEVELOPMENT FLOW RATE. TIER C(MAJOR) STORM EVENTS EXCEEDING TIER C-MINOR RAINFALL EVENTS SHALL BE SAFELY DIRECTED AWAYFROM PROPERTY AND TOWARD THE EXISTING 100 YEAR FLOW ROUTE, ALONG DEWDNY TRUNKROAD. " .. EX 325DP GAS ~==!:G:==c:==-J::::::-:=~G:::--=-----G---,----------G---------:--G------,---Cl--------G----G-----------,.G-----------G ---G-t-------G------G G w w EX DEAD GAS EX 750~ STL W/M ---------:;1---w DEWDNEY TRWNK ROAD -N- D LANDSCAPE AREA 0.60m TOPSOIL 62.7m2 E l1 "' V) c,; . -HX w w 5.75m PROP. STM S w w LANDSCAPE AREA 0.60m TOPSOIL 43.9m2 s w ±1.0m EX. STM SERV. ------t-----~ w G G G w LANDSCAPE AREA 0.60m TOPSOIL 54.6m2 s STM w D w T T s T E"' ,..,< <0"' -x -Hw E 0 ~ -H T __,,,,---, LANDSCAPE AREA 0.60m TOPSOIL 118.2m2 TREE PROTECTION ZONE, REFER TO ARBORIST REPORT. FFE=49.83 COURTYARD PLAY AREA LANDSCAPE AREA 0.60m TOPSOIL l----- 95.1 m2 -----. '(PERMEABLE) 81.1m --- Storage requirements per Modified Rational l'lllethod Project: 22904,22910,22922 Dewdney Trunk TIER B Golden Ears Elementary School Rain Guage AREA Hectares A= DESIGN RETURN PERIOD Years CONTROL TO 1:2-YEAR FORESTED FLOW RATE RUNOFF COEFFICIENT with SAF (1.0) R= TIME OF CONCENTIRA TION Minutes Tc= RAIN FALL INTIENSITY mm/hour I= 2-yr FORESTED FLOW RATE ems 02yr= ~ 50% of MAR to MAR RUNOFF COEFFICIENT EFFECTIVE AREA Hectares AR= Time Intensity Post Storm Release Release Q Volume Q Volume (min) (mm/hr) (ems) (cu.m) (ems) (cu.m) 5 47.66 0.0350 10.49 0.00128 0.38 15 27.98 0.0205 18.47 0.00128 1.15 30 19.99 0.0147 26.39 0.00128 2.31 60 14 29 0 0105 37 73 0 00128 4 62 120 10.21 0.0075 53.91 0.00128 9.23 360 5_99 0.0044 94.88 0.00128 27_ 70 720 4.28 0.0031 135.59 0.00128 55.40 1440 3.06 0.0022 193.88 0.00128 110.80 2880 2.19 0.0016 277.52 0.00128 22 1.60 4320 1.80 0.0013 342.14 0.00128 332-40 ORIFICE CALCULATION: AREA= q Tier B C 2gh q = 0.00128 -'PROP. BUILDING ENVELOPE C= 0.62 Dia= 24.38 mm XISTING HUSKY GAS STATION LOT 1 22882 1 2021.02.19 ISSUED FOR ADP REVIEW No. DATE REVISION g = 1 9.81 h = 1 D MPCL1 22904 LOT 229~ 2922 ~ LOT 230 22936 COURTYARD PLANTING AREA 0.60m TOPSOIL . 91.3m2 PAVED PARKING AREA (PERMEABLE) 401.5m2 LJ BY b -....._ I ROLL OVER CURB & Gl:/TllER(l'rl') I PRO R. L · ROLL OVER CURB & _GU:r-fER(l'rl') ONSITE STORMWATER MANAGEMENT PLAN 1:250 BENCHMARK CONTROL MONUMENT: 85H0664 LOCATION: OPPOSITE TO # 11927 230 STREET ELEVATION: 51.939m \IERTICAL DATUM: CVD28GVRD2018 EXISTING PROPOSED STORM SEWER SANITARY SEWER GAS WATER U.G. LIGHTING U.G. HYDRO U.G. TELEPHONE MANHOLE CATCH BASIN -1210 -w1• SlM SAN GAS W/M S/L HYD TEL -e- WATER OR GAS VAL\IE IZI X ~r---1 TREE PROTECTION ZONE, REFER TO ARBORIST REPORT. EX. PROPERTY LINE - -- - DITCH ------EDGE OF GRA \/EL SLOPE UTILITY POLE / ANCHOR 9 ➔ FIRE HYDRANT (l! IRON PIN • I.P. BASEMENT ELEV. LEFT .i RIGHT T SHRUB EDGE OF PA\IEMENT HEDGE TOP LEGEND LANDSCAPE AREAS WITH PLANTERS AND 600mm TOPSOIL COURTYARD PLAY AREA (PERMEABLE) PERMEABLE PAVING AREA DRAWN SB TOE DESIGNED LJ CHECKED APPROVED FENCE --1--1 SIDEWALK SURVEY MONUMENT 6. TREE DECDUOUS O@ CONIFEROUS SCALES HORZ. VERT. 1:250 SAN. INSPECTION CHAMBER o STREET LIGHT -El BUILDING ? t SEAL 2021-02-19 Dia.= 0.330 2 0.05 15 27.98 0.00128 0.80 0.26 Storage Volume (cu.m) 10.10 17.31 24 .08 33 11 44.68 67 .18 80 .19 83 .08 55 .92 9.74 4q CxPlx 2gh Storage requ irements per Modifie d Rational Method Project: 22904,22910,22922 Dewdney Trunk TIER C (m I nor) Gofd9fl Ea~s Efementary &;hoc! Rain Guage AREA Hectares A= 0.330 DESIGN RETURN PERIOD I Years 10 CONTROL TO 1 :2-YEAR PREDEVELOPMENT RATE RUNOFF COEFFICIENT with SAF (1.0) R= 0-25 TIM E OF CONCENTRATION Minutes Tc= 15 RAINFA LL INTENSITY mm/hour I= 48.16 2-yr PREDEVELOPM ENT RELEASE ems 0 2yr= 0.01104 t ~ 1 :10 YEAR POST DEVELOPMENT CONDITIONS RUNOFF COEFFICIENT 075 EFFECTIV E A REA Hectares AR= 0-25 Time Intensity Post Storm Rele ase Release Storage Q Volume Q Volume Volume (min) (mm/hr) (ems) (CU.ITT) (ems) (cu.m) (cu.m) 5 82 .05 0.0564 16.92 0.01104 3.31 13.61 15 48.16 0.0331 29.80 0.01104 9_93 19.87 30 34-4 1 0.0237 42.58 0.01104 19.87 22.72 60 24 .58 0.0169 60.84 0.01104 39.73 21.10 120 17.56 0.0121 86.92 0.01104 79.46 7-46 360 10.31 0.0071 153.10 0.01104 238.39 -85.29 720 7_37 0.0051 218.89 0.01 104 476_ 78 -257.90 1440 5.26 0.0036 312.44 0.01104 953_57 -641.12 2880 3 76 0 0026 446_69 0 01104 1907 14 -146045 4320 3.09 0.002 1 550.64 0.01 104 2860-70 -2310.07 DATE 2021-02-19 ONSITE SWMP DEWDNEY TRUNK SHEET DWG. No. OF 22904, 22910, 22922, DEWDNEY TRUNK ROAD S20-0327/A May 1, 2019 TREE ASSESSMENT AND PROTECTION REPORT Development project at; 22904/22910/22922 Dewdney Trunk Rd. Maple Ridge, B.C. This report documents and describes protected trees (27) growing on the above referenced properties. The site is proposed for development into a multi-unit, multi-storey building with underground parking which will require extensive excavation. Application will be made to remove all trees to make this possible. Replacement trees of appropriate species and location will be accounted for in a landscape plan for the site. There are two trees growing on the un-developed lane south of the site. They are described and are also proposed for removal given the excavation requirements. There are hedges close to boundaries on the private properties to the west and east. Comments regarding their protection are included. Trees were measured and assessed for health, defects and structural stability. Their locations are indicated on an attached diagram. Diagram numbers correspond to text tree numbers. Protection fence locations for neighbour’s hedges are shown. Examination date was April 30, 2019. Tree Descriptions Site trees; 1. Horse-Chestnut (Aesculus hippocastanum) - DBH (diameter at breast height measured at 1.3 m) is 59 cm. - height is 16 m. - main crotch at 2 m with included bark. - 2 x 15 – 20 cm limb removal scars at 1.5 m. - health and vigour are good, form is good. 2. Ash (Fraxinus spp.) - forked at base; DBH’s are 16 and 12 cm. - height is 8 m. - limb removal scars, dead stubs and water-shoots at 2 m. - health and vigour are good, form is fair to good. 3. Western Red Cedar (Thuja plicata) - forked at 0.5 m; DBH’s are 29 and 15 cm. - height is 8 m. - 10 cm stem removal scar at 1 m. - old topping at 2.5 m with multiple new tops. - health and vigour are good, form is poor. -1- 4. Colorado Spruce (Picea pungens) - DBH is 35 cm. - height is 16 m. - small fork stub at 1 m. - no other visible defects. - health and vigour are good, form is good. 5. English Laurel (Prunus laurocerasus) - multi-stemmed from base; DBH’s are 4 x 10 to 17 cm. - height is 4 m. - very low angled stems, one sided east. - health and vigour are good, form is poor. 6. Common Plum (Prunus domestica) - main crotch at 1 m; DBH’s are 39 and 30 cm. - height is 16 m. - 30 cm stem removed. - scars south side base to 1.5 m with rot and cavity. - extensive dead material throughout crown. - health and vigour are fair, form is fair. 7. Bitter Cherry (Prunus emarginata) - DBH is 29 cm. - height is 18 m. - forked at 2 m. - extensive dead material throughout crown. - epicormic shoots on much of the main stems. - health and vigour are poor, form is poor. 8. Lodgepole Pine (Pinus contorta) - DBH is 31 cm. - height is 20 m. - 10 degree lean west. - forked at 2, 2.5 and mid-crown. - one top is broken at 2/3 height and hanging alive. - health is good, vigour is fair, form is fair. 9. Silver Maple (Acer saccharinum) - DBH is 51 cm. - 15 degree lean west. - forked into co-dominants at 2 m with included bark. - crown very heavy to west. -2- - barb wire grown over into bark. - health and vigour are good, form is fair to good. 10. Butternut Walnut (Juglans cinerea) - main crotch at 1.3 m; DBH’s are 4 x 16 to 29 cm. - height is 16 m. - multiple large limbs and tops are dead. Very little alive. - health and vigour very poor, form very poor. 11. Butternut Walnut - main crotch at 0.5 m; DBH’s are 23, 21 and 14 cm. - height is 14 m. - extensive dead material throughout crown which is weighted heavily east. - health and vigour fair to poor, form is fair to poor. 12. Ash - DBH is 21 cm. - height is 15 m. - old topping at 2 m with multiple new tops to full height. - health and vigour are good, form is fair. 13. Ash - DBH is 23 cm. - height is 9 m. - minor sweep. - no other visible defects. - health and vigour are good, form is good. 14. White Poplar (Populus alba) - DBH is 35 cm. - height is 7 m. - top removed at 3 m. Multi-stemmed new top. - main stem has a 40 degree lean north. - extensive scarring on trunk and rot at topping point. - health and vigour are fair, form is poor. 15. Norway Spruce (Picea abies) - DBH is 46 cm. - height is 10 m. - 10 degree lean south. - old toppings at 3 and 4 m with multiple new tops. - crown is heavy to south. -3- - wire grown into bark. - health and vigour are good, form is poor. 16. Western Red Cedar - forked at 0.5 m; DBH‘s are 4 x 9 to 16 cm. - height is 7 m. - scarring at base. - health and vigour are fair to good, form is fair. 17. English Oak (Quercus robur) - DBH is 32 cm. - height is 15 m. - bark has grown around a wire wrap at 3 m. - health and vigour are good, form is good. 18. Sweet Cherry (Prunus avium) - main crotch at 1 m; DBH’s are 37 and 23 cm. - height is 12 m. - extensive dead material throughout crown. - numerous dead branch stubs. - old open scar with rot at 0.5 m west side. - health and vigour are fair, form is good. 19. Douglas-fir (Pseudotsuga menziesii) - DBH is 51 cm. - height is 29 m. - old topping at 2/3 height with multiple new tops. - small fork stub at 2.5 m. - 5 degree lean west. - health and vigour are good, form is fair. 20. Douglas-fir - DBH is 39 cm. - height is 28 m. - 7 degree lean south-west. - board nailed to trunk and grown over at 1.5 m. - crown one-sided south-west. - health is good, vigour is fair, form is fair. 21. Douglas-fir - DBH is 84 cm. - height is 29 m. -4- - major fork into codominant stems at 2 m with included bark. - old topping at 2/3 height with multiple new tops. - 5 degree lean east. - health and vigour are fair, form is fair. 22. Douglas-fir - DBH is 34 cm. - height is 25 m. - one-sided crown to south. - boards nailed to trunk and grown over at 1.5 m. - health and vigour are fair, form is fair. 23. Sweet Cherry - main crotch at 1 m; DBH’s are 4 x 16 to 25 cm. - height is 10 m. - extensive dead material throughout crown. - health and vigour are fair to poor, form is fair to poor. 24. Moss Cypress (Chamaecyparis pisifera var. squarrosa) - originally multi-stemmed from base but now amalgamated into one trunk below 1.5 m. Whole DBH is 114 cm. - height is 18 m. - multiple forking throughout crown. - thin crown. - health is good, vigour is fair, form is fair to good. 25. Moss Cypress - same as # 24; whole DBH is 88 cm. - height is 16 m. - multiple forking throughout crown. - thin crown and dead top. - fairly recent scar 1 to 1.5 m east side. - health and vigour are fair, form is fair to poor. 26. Moss Cypress - same as # 24; whole DBH is 84 cm. - height is 15 m. - multiple forking throughout crown. - very thin crown and dead top. - health and vigour are fair to poor, form is poor. -5- 27. Moss Cypress - same as # 24; whole DBH is 78 cm. - height is 15 m. - multiple forking throughout crown. - thin crown. - health is good, vigour is fair, form is fair to good. Lane trees; 28. Ash - DBH is 25 cm. - height is 12 m. - no visible defects. - health and vigour are good, form is good. 29. Red Alder (Alnus rubra) - DBH is 65 cm. - height is 13 m. - multiple 5 to 20 cm diameter rotten branch stubs, scarring, grown in wire in bottom 4 m. - multiple tops. - health and vigour are fair, form is fair. Comments and Recommendations There are sections of hedge on private property near the east and west boundaries of the site. The diagram indicates where protection fencing is recommended. If there is to be construction fencing around the perimeter of the site the protection fences will not be necessary. The three cedars that are on the south end of the hedge close to the west boundary are dead. The live portion of this hedge is, on average, 8 m tall. The columnar type cedar hedge on the east side is 2 m. Any excavation edges near hedges will have to be carefully protected from eroding into the rooting area and drying if they remain open during dry seasons. If roots are encountered and damaged during excavation they should be cleanly pruned. Excavation should be done with care to prevent root fracture past the excavation edge. All of the ash trees listed are likely self-seeded from a near-by parent source. Assessments of trees were made based on visual examination of above ground parts for structural defects, leans and general health (level 2 assessment). There was no coring or climbing -6- involved. As much as is reasonable was considered to ensure that trees not recommended for immediate removal were not unstable in the conditions at the time of inspection but conditions can change at any time so there can be no guarantee that failure will not occur at any time. There are too many unknowns including weather, soil structure and hidden defects for that to be possible. Also while protection fence locations for the hedges are designed to minimize the effects of the proposed development activities there can be no guarantee that no adverse reaction will occur. Again there are too many unknown factors involved. Prepared by; David Walsh, Cert. Arborist (ISA), TRAQ 903 Hummingbird Lane, Bowen Island, B.C., V0n 1G1 604 505-3326, 604 947-2789 -7- TREE ASSESSMENT AND RETENTION DIAGRAM -22904-22922 Dewdney Trunk Rd., Maple Ridge, B.C. May2019 TOPOGRAPHICAL PLAN OF PARCEL "ONE" (EXPLANATORY PLAN 13671) OF PARCEL "A" (REFERENCE EXCEPT: PART ROAD ON PLAN 80199; LOT 220 PLAN 57165 AND LOT 229 PLAN 58011 ALL OF SECTION 17 TOWNSHIP 12 NEW WESTMINSTER Tree location - Protection barrier - SCALE .1 : 200 ' ' ' ' ' : ' : DEWDNEY TRUNK ROAD i PLAN 13362) LOT 3 PLAN 13178 DISTRICT Rem. P<I. 1 PARCEL IClCNW1£R 005-70.3-016 0111C ~ 22904 Oewdney Trunk Rood CMC 1aJR£SS 22910 0.wd""y Trv,,k Rood Loi m P"8CO. IOCHTlfER 005-649-617 22922 Oewdne, T,vn~ Rood Maple Ridge. e.c. ~t• ______ ~~ ----... -f> ____ .<¢., _ ____.i. ___ ... .,, ... ___ ... ;;. _____ .Jl~"' ---.Pd> _________ .P❖ _____ .Pv ' : ... ;-: ®=-I .,~"-'-"'---'''-•' ___ ;....•'~ __ _____,-,,,·=••"'-d-e-a~d-s-~._r,_u-ce ___ ,_"' ___ _..•;....•"'+! __.=~-••~-=-•-"-=-__. .. •,.._' ==-~"• ... ;'.I' •. /' ..... .: .pd' ! oith"'1'\ .p'l°' .• --...--=--~----;:::;;--..,.C---.,,__----,,if'---=::---~;--,cc:;a-----,'-:::::-r-------.. ,~,-:::--a:.-- ..... v ~ ..... o ..... 'I, w .;,-'" .._i::: ......... ,t> -~~ ~-@/ ......... ~ ... 9 \....---------i ~~ ! •""' . ....,,, ..... ,...,,, .~ .... 2.i / _.P .. "'1 :l 8 m tall cedar hedge /"'" {!t~ / ... 1" , ~- I .. (Husl<y C-Station)• m= Will'!IL; , •"'°""'/ oSphol\ ' ' : ' ' l-~--:"'""'----- d,f..,•oy \ ..... ,,,... \ --~~ 220 ~ 57165 1003.8 m' #22910 2m tall columnar cedar hedge LAN£ CM' ,_..,,..,.,n .f>..;, 3.048m wide (UNCONS"!RUClW) 1000.0,.,• 122912 ... "' dead cherry -8- ALL RIGHTS RESERVED, PROPERTY OF THE ARCHITECTS, USE OR REPRODUCTION PROHIBITED WITHOUT PRIOR WRITTEN PERMISSION. THE CONSTRUCTOR SHALL REVIEW THE DOCUMENTS FOR CONFORMANCE WITH CODES AND BY-LAWS AND SHALL ADVISE THE ARCHITECTS OF ANY DISCREPANCIES. THE CONSTRUCTOR SHALL CHECK AND VERIFY ALL DIMENSIONS AND REPORT ALL ERRORS AND OMISSIONS TO THE DESIGNER. DO NOT SCALE THE DRAWINGS. THIS DRAWINGS IS INTENDED FOR INFORMATION ONLY. THE CONSTRUCTOR AND ANY PERSON USING THIS DRAWING FOR INFORMATION ARE ADVISED TO REFER TO CIVIL, STRUCTURAL, MECHANICAL, SPRINKLER, ELECTRICAL, LANDSCAPE AND INTERIOR DESIGN DISCIPLINE DRAWINGS FOR INFORMATION RELATING TO THOSE DISCIPLINES. #701 - 625 Fifth Avenue New Westminster, B.C. Canada, V3M 1X4 (604) 619-0529 info@billardarchitecture.ca www.billardarchitecture.ca FILE: 19BA05RB CC,BB DEWDNEY TRUNK MAPLE RIDGE, BC 22904, 22910, 22922 COVER SHEET & LIST OF DRAWINGS 22904, 22910, 22922 DEWDNEY TRUNK ROAD MAPLE RIDGE, BRITISH COLUMBIA ARCHITECT: BILLARD ARCHITECTURE INC. #701 - 625 5th Avenue NEW WESTMINSTER, BC, V3M 1X4 PHONE: (604) 619-0529 CONTACT: Robert Billard, AIBC EMAIL: Robert@billardarchitecture.ca CONSULTANTS: A0.00 A0.10 A0.11 A0.12 A0.13 A0.14 A0.15 A0.16 A1.00 A2.01 A2.02 A2.10 A2.20 A2.30 A2.40 A2.50 A2.60 A2.70 A3.01 A3.02 A3.03 A3.04 A4.01 A4.02 A4.03 A7.01 COVER SHEET PROJECT INFORMATION - 1 PROJECT INFORMATION - 2 SITE CONTEXT - 1 SITE CONTEXT - 2 SITE CONTEXT - 3 SITE CONTEXT - 4 SITE CONTEXT - ELEVATION SITE PLAN PARKADE P1 PARKADE P2 MAIN FLOOR PLAN SECOND FLOOR PLAN THIRD FLOOR PLAN FOURTH FLOOR PLAN FIFTH FLOOR PLAN SIXTH FLOOR PLAN ROOF PLAN NORTH ELEVATION EAST ELEVATION SOUTH ELEVATION WEST ELEVATION BUILDING SECTION - AA BUILDING SECTION - BB BUILDING SECTION - CC SHADOW STUDY ARCHITECTURAL: A0.00 L0.00 L1.00 L1.01 L2.10 L3.00 L4.00 COVER SHEET SITE TREE MANAGEMENT LOT GRADING PLAN LANDSCAPING - MAIN FLOOR LANDSCAPING - SECTIONS LANDSCAPING - DETAILS LANDSCAPE: LANDSCAPE ARCHITECT: PMG LANDSCAPE ARCHITECTS LTD. #C100 - 4185 Still Creek Drive Burnaby, BC V5C 6G9 PHONE: (604) 294-0011 CONTACT: Patricia Campbell, MBCSLA, MCSLA EMAIL: pat@pmglandscape.com CIVIL ENGINEER: WELDER ENGINEERING #202 - 10216 - 128th Street SURREY, BC V3T 2Z3 PHONE: (604) 588-1919 CONTACT: Leena Jayasekara, M.Eng, P.Eng EMAIL: ljayasekara@welder.com I I i: -~J, 1m11 ~ I~ ,-1 1~ 1: I I I "1:::..,..1.--=="'-,_. 7 22.02.2021 I SSUE FOR DP REVISION 6 19.02.2021 REVIEW 5 08.02.2021 REVIEW 4 02.02.2021 CONCEPT REVIEW 3 20.01.2021 2 12.06.2020 21.10.2019 NO. DATE DESIGN CONSULTANT CONCEPT REVIEW ISSUE FOR DP REVISION ISSUE FOR DP REVISION Billard Architecture SEAL PRO.l'CT S1£ET 1111£ Sr.AI..E: SHEET NO. DRAWN BY: CHECKED BY: PROJECT NO: ALL RIGHTS RESERVED, PROPERTY OF THE ARCHITECTS, USE OR REPRODUCTION PROHIBITED WITHOUT PRIOR WRITTEN PERMISSION. THE CONSTRUCTOR SHALL REVIEW THE DOCUMENTS FOR CONFORMANCE WITH CODES AND BY-LAWS AND SHALL ADVISE THE ARCHITECTS OF ANY DISCREPANCIES. THE CONSTRUCTOR SHALL CHECK AND VERIFY ALL DIMENSIONS AND REPORT ALL ERRORS AND OMISSIONS TO THE DESIGNER. DO NOT SCALE THE DRAWINGS. THIS DRAWINGS IS INTENDED FOR INFORMATION ONLY. THE CONSTRUCTOR AND ANY PERSON USING THIS DRAWING FOR INFORMATION ARE ADVISED TO REFER TO CIVIL, STRUCTURAL, MECHANICAL, SPRINKLER, ELECTRICAL, LANDSCAPE AND INTERIOR DESIGN DISCIPLINE DRAWINGS FOR INFORMATION RELATING TO THOSE DISCIPLINES. #701 - 625 Fifth Avenue New Westminster, B.C. Canada, V3M 1X4 (604) 619-0529 info@billardarchitecture.ca www.billardarchitecture.ca FILE: 19BA05RB CC,BB DEWDNEY TRUNK MAPLE RIDGE, BC 22904, 22910, 22922 PROJECT INFORMATION - 1 A0.10 Dewd ney Trunk Multi-Residential AREAS GROSS AREA RESIDENTIAL GROSS AREA COMMERCIAL GROSS AREA INDOOR AMENITY OUTDOOR AMENITY INDOOR CORRIDOR STAIR I ELEVATOR CORE BALCONY AREA FLOOR SQ M SQ FT SQ M SQ FT SQ M SQ FT SQ M SQ FT SQ M SQ FT SQ M SQ FT SQ M SQ FT SQ M SQ FT 1 1541.09 16588.12 978.11 1 0528.30 1 80. 1 6 1939.20 8 9. 0 1 958.10 165.66 1783.10 183.17 1971.58 68.06 732.62 1 86.38 2006.20 2 1774.76 19103.40 1470.70 15830.50 0.00 0.00 0.00 0.00 0.00 0.00 197.78 2128.90 62.43 671.96 123.39 1328.16 3 1778.63 19145.00 1507.91 16231.00 0.00 0.00 0.00 0.00 0.00 0.00 197.16 21 22.20 62.43 671.96 1 30.32 1 402.79 4 1 672.92 18007.20 1 448.45 15591.04 0.00 0.00 0.00 0.00 0.00 0.00 153.51 1 652.40 62.43 671.96 178.46 1920.88 5 1459.99 15715.20 1218.91 13120.26 0.00 0.00 0.00 0.00 0.00 0.00 167.34 1801.20 62.43 671.96 146.82 1580.32 6 1 243.41 13383.92 1 050.09 11303.11 0.00 0.00 0.00 0.00 0.00 0.00 116.59 1 255.00 62.43 671.96 146.82 1580.32 TOTAL 9470.80 101942.84 7674.18 82604.21 180.16 1939.20 89.01 958.10 1 65.66 1783.10 1015.55 1 0931.28 380.20 4092.42 912.18 9818.67 RESIDENTIAL UNIT BREAKDOWN GROSS AREA GROSS AREA (SQ # OF GROSS AREA GROSS AREA (SQ # OF GROSS AREA GROSS AREA (SQ # OF (SQ M) FT) BEDROOMS UNIT # (SQ M) FT) FLOOR UNIT # FLOOR BEDROOMS FLOOR UN IT # (SQ M) FT) BEDROOMS 301 52.49 565.00 1 501 51 .38 553.00 1 1 0 1 51 .55 370.20 STUDIO 302 51 .60 555.40 1 502 51 .60 555.40 1 102 51. 77 557.20 1 303 89 .08 958.90 3 503 89.08 958.90 3 103 52.67 566.90 1 304 53.24 573.10 1 504 53.24 573.10 1 104 52.62 566.40 1 305 52.63 566.50 1 505 52.63 566.50 1 105 34. 1 1 367.20 STUDIO 306 33.97 365.70 STUDIO 506 33.97 365.70 STUDIO 106 52.64 566.60 1 307 52.64 566 .60 1 507 52.64 566.60 1 7 22.02.2021 ISSUE FOR DP REVISION 107 40.52 436.20 1 308 33.97 365.70 STUDIO 508 34. 1 2 367.30 STUDIO 6 19.02.2021 REVIEW 108 33. 1 2 356.50 STUDIO 309 35.1 2 378.00 STUDIO 509 3 5. 1 1 377.95 STUDIO 109 80. 1 2 862.40 2 310 74.01 796.60 2 5 08.02.2021 REVIEW 510 91. 72 987.30 3 1 1 0 51 .55 554.90 1 3 1 1 52.72 567.50 1 5 1 1 52.52 565.36 1 4 02.02.2021 CONCEPT REVIEW 1 1 1 80.92 871.00 2 312 75.31 81 0.60 2 5 512 53.68 577.78 1 3 20.01.2021 CONCEPT REVIEW 1 1 1 2 54.78 589. 70 1 313 52.1 4 561.20 1 513 9 1 . 6 2 986.20 3 2 12.06.2020 ISSUE FOR DP REVISION 1 1 3 40.53 436.30 1 3 314 71 .66 771 .30 2 514 35.07 377.47 STUDIO 1 21.10.2019 ISSUE FOR DP 1 1 4 73.50 79 1 . 1 0 2 315 51 .90 558.70 1 515 34.09 366.90 STUDIO NO. 0,1[ REVISION 1 1 5 87.83 945.40 2 316 7 3.21 788.00 2 516 52.54 565.50 1 1 1 6 71. 79 772.70 2 317 52.75 567.80 1 517 87 .83 945.40 2 DESIGN CONSULTANT 1 1 7 51 .03 549.30 1 318 74.00 796.50 2 518 52.62 566.40 1 1 1 8 34.22 368.30 STUDIO 319 35. 1 2 378.00 STUDIO 519 89.26 960.80 3 320 33.97 365.70 STUDIO 520 51 . 61 555.50 1 321 52.63 566.50 1 521 34.26 368.80 STUDIO 322 87.83 945.40 2 522 38,31 4 1 2. 40 STUDIO 323 52.62 566.40 1 324 89. 1 1 959.20 3 # OF UNITS 22 1218.9 13120.3 325 51 . 61 555.50 1 # OF UN ITS 1 8 9 9 5 .3 1 0528.3 326 34.26 368.80 STUDIO FLOOR UN IT # GROSS AREA GROSS AREA (SQ # OF 327 38.31 41 2.40 STUDIO 601 11 2.23 1 208 .05 3 GROSS AREA GROSS AREA (SQ # OF 602 11 2.23 1 208 .05 3 B FLOOR UNIT # (SQ M) FT) BEDROOMS # OF UNITS 27 1507.9 16231.D 603 128.75 1385.90 3 201 52.49 565.00 1 604 125.15 1347.09 3 202 51 .60 555.40 1 GROSS AREA GROSS AREA (SQ # OF 605 85.05 915.49 2 203 89 .08 958.90 3 FLOOR UNIT # (SQ M) FT) BEDROOMS 6 606 73.86 79 4. 98 2 Billard Architecture 204 53.24 573.10 1 401 51 .38 553.00 1 607 73.86 794.98 2 205 52.63 566.50 1 402 51. 60 555.40 1 608 85.05 91 5 .48 2 206 33.97 365.70 STUDIO 403 89 .08 958.90 3 609 1 25. 1 5 1347.09 3 207 52.64 566.60 1 404 53.24 573.10 1 610 128.76 1386.00 3 208 33.97 365.70 STU DI 0 405 52.63 566.50 1 209 35.1 2 378.00 STU DI 0 406 33.97 365.70 STU DI 0 210 74.01 796.60 2 407 52.64 566.60 1 2 1 1 52.72 567.50 1 408 33.97 365.70 STU DI 0 # OF UNITS 1 0 1050.1 11303.1 212 7 5.31 810.60 2 409 35, 1 8 378.70 STU DI 0 2 213 52.1 4 561.20 1 410 74.01 796.60 2 214 71 .66 771.30 2 4 1 1 94.36 1015.68 3 COMMERCIAL UN IT BREAKDOWN 215 51.90 558.70 1 412 9 6.58 1 039.62 3 FLOOR UNIT # GROSS AREA lSQ GROSS AREA lSQ SEAL 216 7 3.21 788.00 2 4 413 82.92 892.50 2 1 1 90.02 969.00 217 52. 75 567.80 1 414 97.42 1 048.64 3 2 90. 1 3 970.20 218 7 4.00 796.50 2 415 74.00 796.50 2 # OF UNITS 2 1 80 .2 1 939.2 219 35.1 2 378.00 STU DI 0 416 35, 1 2 378.00 STU DI 0 220 33.97 365.70 STUDIO 417 33.97 365.70 STU DI 0 REQUIRED PROVIDED 221 52.63 566.50 1 418 52.63 566.50 1 INDOOR AMENITY 378.00 89.01 222 87.83 945.40 2 419 87.83 9 45.40 2 223 52.62 566.40 1 420 52.62 566.40 1 224 89. 1 1 959.20 3 421 8 9. 1 1 959.20 3 225 51 . 61 555.50 1 422 5 1 . 61 555.50 1 PRO.ECT 226 35.37 380.70 STUDIO 423 34.26 368.80 STUDIO 424 38.31 41 2 .40 STUDIO # OF UNITS 26 1470.7 15830.5 # OF UNITS 24 1 448. 5 15591.0 SETBACKS LOT COVERAGE TOTAL NUMBER OF UNITS 127 FLOOR AREAS REQUIRED PROPOSED COMMENT SQ M SQ FT UNIT MIX % BREAKDOWN SQ M SQ FT NORTH BUILDING FOOTPRINT 1541.09 16588.12 STUDIO 31 24.41 % BUILDING 9470.80 1 01942.84 7.5 m 14.8' (4.5 m) MAIN ENTRY % COVERAGE (EXIST. 46.28% 46.28% 1 BED 51 40. 1 6% (AM EN ITY) (DEWDNEY 8 9. 0 1 958.1 0 EAST (ADJ.PRO 7.5 m 20.0· (6.1 m) % COVERAGE lPROPO 50.39% 50.39% 2 BED 26 20.47% (CORRIDOR) 1015.55 10931.28 S1£ET 1111£ WEST (HUSKY) 7.5 m 20.0' (6.1 m) 3 BED 1 9 14.96% (CORE) 380.20 4092.42 SOUTH (LANE) 7.5 m 9.8' (3,0 m) PROPO. PROP. LINE HEIGHT TOTAL EXEMPT 1484.76 15981.80 AVERAGE BUILDING BASE LINE -49. 76 m 127 1 00.00% AREA FOR FSR 7986.04 85961.04 - ZONING INFO ALLOWED PROPOSED SQ M SQ FT BUILDING ·15 m 18.93 m (6 STOREYS) EFFICIENCY AREA (GROSS) 9470.80 101942.84 RESIDENTIAL 7674.18 FSR AREA AREA (NET) 7674.18 82604.21 COMMERCIAL 180.16 SQ M SQ FT FSR EX I ST. ZONING RS-1 AM EN ITY 89,01 ALLOWED 1 . 8 PRO PO. ZONING RM-2 TOTAL 7943.35 GROSS BUILDING 94 70.80 PROPOSED 7986.04 85961 .04 2.61 SITE INFORMATION EFFICIENCY 83.87% Sr.AI..E: SHEET NO. SQ M SQ FT SITE AREA (EXIST.) 3329.96 35843.36 DRAWN BY: SITE AREA (PROPO.) 3058.54 32921.87 CHECKED BY: PROJECT NO: ALL RIGHTS RESERVED, PROPERTY OF THE ARCHITECTS, USE OR REPRODUCTION PROHIBITED WITHOUT PRIOR WRITTEN PERMISSION. THE CONSTRUCTOR SHALL REVIEW THE DOCUMENTS FOR CONFORMANCE WITH CODES AND BY-LAWS AND SHALL ADVISE THE ARCHITECTS OF ANY DISCREPANCIES. THE CONSTRUCTOR SHALL CHECK AND VERIFY ALL DIMENSIONS AND REPORT ALL ERRORS AND OMISSIONS TO THE DESIGNER. DO NOT SCALE THE DRAWINGS. THIS DRAWINGS IS INTENDED FOR INFORMATION ONLY. THE CONSTRUCTOR AND ANY PERSON USING THIS DRAWING FOR INFORMATION ARE ADVISED TO REFER TO CIVIL, STRUCTURAL, MECHANICAL, SPRINKLER, ELECTRICAL, LANDSCAPE AND INTERIOR DESIGN DISCIPLINE DRAWINGS FOR INFORMATION RELATING TO THOSE DISCIPLINES. #701 - 625 Fifth Avenue New Westminster, B.C. Canada, V3M 1X4 (604) 619-0529 info@billardarchitecture.ca www.billardarchitecture.ca FILE: 19BA05RB CC,BB DEWDNEY TRUNK MAPLE RIDGE, BC 22904, 22910, 22922 PROJECT INFORMATION - 2 A0.11 REQUIRED VEHICLE PARKING UNITS STALLS REFERENCE (MAPLE RIDGE) STUDIO 0.9 / UNIT 31 28 SCHEDULE "fl:' (10.2) 1 BED 1.0 / UNIT 51 51 SCHEDULE"/>:' (10.2) 2 BED 1.1/UNIT 26 29 SCHEDULE "fl:' (10.2) 3 BED 1.2 / UNIT 19 23 SCHEDULE"/>:' (10.2) VISITOR 0.2 / UNIT 127 24 SCHEDULE "fl:' (10.2) COMMERCIAL 1 STALL PER UNfT BELOW 100sm 180.8 sm 2 SCHEDULE "fl:' (10.3) LOADING 1 / BUILDING 1 5.1 ACCESSIBLE 3 ACC STALL FOR 126-200 STALLS *3 4.2.1 TOTAL STALLS REQUIRED 157 STALLS REQUIRED *3 OF WHICH MUST BE ACCESSIBLE PARKING SPACE BREAKDOWN DIMENSIONS ALLOWABLE/ PROPOSED REFERENCE (MAPLE RIDGE) REQUIRED RESIDENTIAL COMPACT (10%) 2.4MX4.9M 17MAX 22 4.1.a.i.b RESIDENTIAL STANDARD 2.5MX5.5M 158 MIN 110 4.1.a.i.a RESIDENTIAL ACCESSIBLE 3.8MX5.5M 3 3 4.2.2 VISITOR ACCESSIBLE 3.8 MX5.5 M 3 VISITOR COMPACT (10%) 2.4 MX4.9 M 26 MIN 6 4.1.a.i.b 7 22.02.2021 ISSUE FOR DP REVISION VISITOR STANDARD 2.5MX5.5M 15 4.1.a.i.a 6 19.02.2021 REVIEW 5 08.02.2021 REVIEW LOADING 3.7MX9.0M 1 1 5.1 4 02.02.2021 CONCEPT REVIEW 3 20.01.2021 CONCEPT REVIEW ELECTRIC VEHICLE CHARGING EACH NON-VISITOR 135 135 SCHEDULE "F" NOTE: REDUCED OFF-STREET PARKING SPACES TOTAL 159 STALLS PROPOSED 2 12.06.2020 ISSUE FOR DP REVISION PROVIDED AS PER 3.4 OF BYLAW N0.4350 -1990 1 21.10.2019 ISSUE FOR DP NO. 0,1[ REVISION DESIGN CONSULTANT REQUIRED BICYCLE PARKING UNITS STALLS REFERENCE (MAPLE RIDGE) CLASS I LONG TERM 1 / 4 UNITS 127 32 10.4 CLASS II SHORT TERM 6 / 20 UNITS 127 39 10.4 PARKING BICYCLE BREAKDOWN DIMENSIONS ALLOWABLE/ PROPOSED REFERENCE 'MAPLE RIDGE) REQUIRED CLASS 1 BICYCLE ALTERNATIVE -40% 0 10.4.2.b CLASS 1 BICYCLE LOCKER 0.6 MX 1.8 M 30 31 10.4.2.a CLASS 2 BICYCLE RACK 2.3 MX5.5 M 16 -10.4.1 B Billard Architecture SEAL PRO.ECT Sl£ET 1111£ Sr.AI..E: SHEET NO. DRAWN BY: CHECKED BY: PROJECT NO: ALL RIGHTS RESERVED, PROPERTY OF THE ARCHITECTS, USE OR REPRODUCTION PROHIBITED WITHOUT PRIOR WRITTEN PERMISSION. THE CONSTRUCTOR SHALL REVIEW THE DOCUMENTS FOR CONFORMANCE WITH CODES AND BY-LAWS AND SHALL ADVISE THE ARCHITECTS OF ANY DISCREPANCIES. THE CONSTRUCTOR SHALL CHECK AND VERIFY ALL DIMENSIONS AND REPORT ALL ERRORS AND OMISSIONS TO THE DESIGNER. DO NOT SCALE THE DRAWINGS. THIS DRAWINGS IS INTENDED FOR INFORMATION ONLY. THE CONSTRUCTOR AND ANY PERSON USING THIS DRAWING FOR INFORMATION ARE ADVISED TO REFER TO CIVIL, STRUCTURAL, MECHANICAL, SPRINKLER, ELECTRICAL, LANDSCAPE AND INTERIOR DESIGN DISCIPLINE DRAWINGS FOR INFORMATION RELATING TO THOSE DISCIPLINES. #701 - 625 Fifth Avenue New Westminster, B.C. Canada, V3M 1X4 (604) 619-0529 info@billardarchitecture.ca www.billardarchitecture.ca FILE: 19BA05RB CC,BB DEWDNEY TRUNK MAPLE RIDGE, BC 22904, 22910, 22922 SITE CONTEXT 1 A0.12 SITE CONTEXT - EXISTING HUSKY PROPOSED SITE 11920 228 STREET PROPOSED MULTI-RES. PROPOSED MULTI-RES. 11903 BURNETT STREET 11943 BURNETT STREET PROPOSED MIXED USE 22780 DEWDNEY TRUNK ROAD 11887 BURNETT STREET PROPOSED MULTIPLE VARIANCES 22768 & 22772 119 AVENUE - 4 - 2 4 A0.12 SITE CONTEXT - - 3 2 A0.12 SITE CONTEXT - 3 A0.12 SITE CONTEXT - A0.12 7 22.02.2021 ISSUE FOR DP REVISION 6 19.02.2021 REVIEW 5 08.02.2021 REVIEW 4 02.02.2021 CONCEPT REVIEW 3 20.01.2021 CONCEPT REVIEW ' • 2 12.06.2020 ISSUE FOR DP REVISION e "'i -21.10.2019 ISSUE FOR DP NO. 0,1[ REVISION DESIGN CONSULTANT Billard Architecture SEAL PRO.l'CT Sl£ET 1111£ Sr.AI..E: SHEET NO. 8 8 8 DRAWN BY: CHECKED BY: PROJECT NO: PROPOSED BUILDINGS ALL RIGHTS RESERVED, PROPERTY OF THE ARCHITECTS, USE OR REPRODUCTION PROHIBITED WITHOUT PRIOR WRITTEN PERMISSION. THE CONSTRUCTOR SHALL REVIEW THE DOCUMENTS FOR CONFORMANCE WITH CODES AND BY-LAWS AND SHALL ADVISE THE ARCHITECTS OF ANY DISCREPANCIES. THE CONSTRUCTOR SHALL CHECK AND VERIFY ALL DIMENSIONS AND REPORT ALL ERRORS AND OMISSIONS TO THE DESIGNER. DO NOT SCALE THE DRAWINGS. THIS DRAWINGS IS INTENDED FOR INFORMATION ONLY. THE CONSTRUCTOR AND ANY PERSON USING THIS DRAWING FOR INFORMATION ARE ADVISED TO REFER TO CIVIL, STRUCTURAL, MECHANICAL, SPRINKLER, ELECTRICAL, LANDSCAPE AND INTERIOR DESIGN DISCIPLINE DRAWINGS FOR INFORMATION RELATING TO THOSE DISCIPLINES. #701 - 625 Fifth Avenue New Westminster, B.C. Canada, V3M 1X4 (604) 619-0529 info@billardarchitecture.ca www.billardarchitecture.ca FILE: 19BA05RB CC,BB DEWDNEY TRUNK MAPLE RIDGE, BC 22904, 22910, 22922 1 0.13 FIREFIGHTING AND WATER SITE CONTEXT NTS BUILDING NORTH A0.13 SITE CONTEXT -2 ' I I I I I !__' LVL.L. \ I I I \ ------\ ----I 1',-: --HYDRANT~ I ------I ~-------0',rs '-31.-. / ' I ~ / I ' ~ .. / ' I I / ' ~ / '-\ I '-\ I / ' z I / ' I ~ / ' \ I I \ ' ~ I I \ 0) I I \ 0) ., ~ I \ I \ ----1:0 ------\,r---.. -----,_ __ I --Ai--------~\ .... ~ ------------I ------~ --I C'\J ------------Lr) I ,..-\ ---- ,..- ----', r---.. ~ ,..- ----/ ' ~/ ~ ~C'\J / / ' -?,,,.,,, I / C'\J ' / / ' ~/ / I ,_ ~~ 0) / 'Q) / ~~' /4 ',>,J. I / / / ,p,,.s ~· I / \ '-C'\J / C'\:1-..__ ('\J ' / / \ ('\J / ('\J ' ('\J /v, 'o/ I / ' / / C\J ' I / I ' / ' / ' ~ ' ' / ' I I I / , , '' / \ I \ I \ I ------HYDRANT; I \ \ ------\ ' I I -------I -----' \ I \ I \ I ---- \ I I \ WATER MAIN I \ I \ , ' . 7 22.02.2021 ISSUE FOR DP REVISION 6 19.02.2021 REVIEW 5 08.02.2021 REVIEW 4 02.02.2021 CONCEPT REVIEW , I / , ~ , " ~ \ \ I \ I uEWDNEY TRUNK Re.DAD/ \ I I \ I I \ I \ WATER MAIN I I I \ ' 1/HYDRAN¥ I I HYDRANT \ I HYDRANT \ \ ! \ I \ I I \ ' ' I ' I ' I /, ' I ' I I I I I ' / ' I \ I '-<o / L.a ' <o "'-t' "'-t' """ """ """ ,, '-/ """ I \ \ co 0) I '-<o ,,,,(0 C) I I C") "'-t' <o N,.. I """ I a ' 0) 0) ' co \ / ~ 0) I \ 0) 0) 0) O') I~ \ a I ~ ' C\J _v I ('\J \ C'\J C'\J ---- , ______ ,..- C\J \ C'\J C'\J C'\J a -----('\j I \ C'\J C\J I a ---~----C'\J \ C'\J C'\J C'\J ('\J ~ C\J C") , I \ co \ \ z r-= ~ z < ('\J < \ I I ' I ,. co ,. a \ ~I I I \ "' (f) I "' ('\J HYDRANT OR STANDPIPE e I ~ I C") ~ \ ' \ \ ~ ' C'\J TO BE PROVIDED /1 ' / ' ~ 0 / ('\J AS PER CITY DISCRETION ' / ' / ,-, FOR FIREFIGHTING / ' ' C") ---------/ / ' / 1',-: -----'-{BCBC 2018 9.10.20) '-1',-: N / 1',-: -'-/ '-/ '-,..- r------~-11975 / ~-~-/ r-= ,, / ' / 0',rs ~ ' /4>,,. '>,.J 0',rs '-31.-. ,..-/ ' / ~. ' / / ,, / ' V ' / / (/) '', ~/ ---- / ~ ----~" ~ .. / '------------------ ,..----- ,, ------/ '--------r------------------------1· -' -------.ri....r-1 -----· --/ r-' / r-' I \ 11982 I w \ I ' z ' I \ I 0::: \ 11980 I \ ::J \ ------I -------11955 , ~-I ------I /4 ,..- ---OJ , ----I '>v' \ / r---' / I -;-.i. \ / ' 11951/53 ~ },/ ' I '--I '-fl I LC) LO O') , r-,... ('W') 0) 0) I HYDRANT_/ / / 0) a a "'° ('\J ('\J C") \ / I ~ \ 11960 I I 0) O') CT)_ 0) 0) 0) \ , I ('\J ('\J C'\t \ C\J C\J C'\J CV \ I I C\J I'-. ('\J C\J ('\J C'\J C\J ('\J \ " I I \ 11949 \ I I ~ I ' I I \ \ I I FULLER AVE. \ \ I I \ \ ~ WATER MAIN \ 11950 11832/11976 ' / ' \ I / ' ' '-' / I/ I HYDRANT I I I I V ,..__ ...J - 3 20.01.2021 CONCEPT REVIEW 2 12.06.2020 ISSUE FOR DP REVISION 1 21.10.2019 ISSUE FOR DP NO. 0,1[ REVISION DESIGN CONSULTANT Billard Architecture SEAL 8 PRO.ECT S1£ET TI1l£ Sr.AI..E: SHEET NO. DRAWN BY: CHECKED BY: PROJECT NO: PROPOSED BUILDINGS ALL RIGHTS RESERVED, PROPERTY OF THE ARCHITECTS, USE OR REPRODUCTION PROHIBITED WITHOUT PRIOR WRITTEN PERMISSION. THE CONSTRUCTOR SHALL REVIEW THE DOCUMENTS FOR CONFORMANCE WITH CODES AND BY-LAWS AND SHALL ADVISE THE ARCHITECTS OF ANY DISCREPANCIES. THE CONSTRUCTOR SHALL CHECK AND VERIFY ALL DIMENSIONS AND REPORT ALL ERRORS AND OMISSIONS TO THE DESIGNER. DO NOT SCALE THE DRAWINGS. THIS DRAWINGS IS INTENDED FOR INFORMATION ONLY. THE CONSTRUCTOR AND ANY PERSON USING THIS DRAWING FOR INFORMATION ARE ADVISED TO REFER TO CIVIL, STRUCTURAL, MECHANICAL, SPRINKLER, ELECTRICAL, LANDSCAPE AND INTERIOR DESIGN DISCIPLINE DRAWINGS FOR INFORMATION RELATING TO THOSE DISCIPLINES. #701 - 625 Fifth Avenue New Westminster, B.C. Canada, V3M 1X4 (604) 619-0529 info@billardarchitecture.ca www.billardarchitecture.ca FILE: 19BA05RB CC,BB DEWDNEY TRUNK MAPLE RIDGE, BC 22904, 22910, 22922 SITE CONTEXT -3 1 A0.14 DRAINAGE SITE CONTEXT NTS BUILDING NORTH A0.14 -" I I I I ~ !__' LVL.L. , J DRAINAGE MAIN ~- DRAINAGE -MANHOLE ~ / 0) 0) co ~ ~ I'--.. C'\J Lr) C'\J I'--.. co C'\J ~ 0) 0) 0) C) C'\J C'\J C'\J C"') ~ C'\J C'\J C\J 7 22.02.2021 ISSUE FOR DP REVISION I ~ ~ ["'11111111 ["'11111111 C ~ DRAINAGE MANHOLE DRAINAGE MANHOLE • 0 ~-9~NEY T~UNK ROAD DRAINAGE DRAINAGE MANHOLE DRAINAGE MAIN MANHOLE DRAINAGE MAIN --~ --~ ~ ~ ~ DRAINAGE MANHOLE I 6 19.02.2021 REVIEW 5 08.02.2021 REVIEW 4 02.02.2021 CONCEPT REVIEW 3 20.01.2021 CONCEPT REVIEW 2 12.06.2020 ISSUE FOR DP REVISION 1 21.10.2019 ISSUE FOR DP NO. 0,1[ REVISION MANHOLE ~ I ~"-j-<o L.a <o "-j-('\J "-j-"-j-"-j-'tj- <o <o C) C") "-j-Lr) <o I'--.. co 0) "-j-C) co ~ 0) 0) 0) 0) 0) 0) 0) 0) C) ~ ('\J C\J C'\J C'\J C'\J C'\J C'\J C'\J C\J a ('\J ('\j C'\J C'\J C'\J C'\J C'\J ('\J C\J C\J C") a co I • r-= C'\J ~ co (f) C) (\J C") (\J I 0 C'\J DESIGN CONSULTANT C") 11975 N r-= (/) r-.ri....r-1 r-11982 w Billard Architecture z .l ~ DRAINAGE 11980 ::J MANHOLE 11955 OJ -11951/53 LC) L.() 0) I'--.. C"') 0) 0) fl :z 0) C) a ~ (\J (\J C") ~ 11960 co 0) 0) 0) 0) 0) 0) ~ uJ (\J C'\J C\J ('\J C\J C\J C'\J ~ CV ~ " C\J C'\J C\J C'\J C'\J C\J (\J 11949 0 DRAINAGE;A~~~ AVE. ~ ["'11111111 -DRAINAGE MAIN ~ DRAINAGE MANHOLE DRAINAGE MANHOLE SEAL ~ ~ 11950 11832/11976 / I ,..__ I I -. I I 8 PRO.ECT Sl£ET 1111£ Sr.AI..E: SHEET NO. DRAWN BY: CHECKED BY: PROJECT NO: PROPOSED BUILDINGS ALL RIGHTS RESERVED, PROPERTY OF THE ARCHITECTS, USE OR REPRODUCTION PROHIBITED WITHOUT PRIOR WRITTEN PERMISSION. THE CONSTRUCTOR SHALL REVIEW THE DOCUMENTS FOR CONFORMANCE WITH CODES AND BY-LAWS AND SHALL ADVISE THE ARCHITECTS OF ANY DISCREPANCIES. THE CONSTRUCTOR SHALL CHECK AND VERIFY ALL DIMENSIONS AND REPORT ALL ERRORS AND OMISSIONS TO THE DESIGNER. DO NOT SCALE THE DRAWINGS. THIS DRAWINGS IS INTENDED FOR INFORMATION ONLY. THE CONSTRUCTOR AND ANY PERSON USING THIS DRAWING FOR INFORMATION ARE ADVISED TO REFER TO CIVIL, STRUCTURAL, MECHANICAL, SPRINKLER, ELECTRICAL, LANDSCAPE AND INTERIOR DESIGN DISCIPLINE DRAWINGS FOR INFORMATION RELATING TO THOSE DISCIPLINES. #701 - 625 Fifth Avenue New Westminster, B.C. Canada, V3M 1X4 (604) 619-0529 info@billardarchitecture.ca www.billardarchitecture.ca FILE: 19BA05RB CC,BB DEWDNEY TRUNK MAPLE RIDGE, BC 22904, 22910, 22922 SITE CONTEXT -4 1 A0.15 SANITARY SITE CONTEXT NTS BUILDING NORTH NTS A0.15 ' I I I I !__' LVL.L. SANITARY MANHOLE • - ' I / SANITARY _/ MANHOLE - z J 0) ~ 0) ~ co I'--.. ~ C'\J ~ ~ Lr) C'\J I'--.. co C'\J ~ 0) 0) 0) SANITARY MANHOLE C) C'\J C'\J C'\J C"') C'\J C'\J C'\J C\J 7 22.02.2021 ISSUE FOR DP REVISION 6 19.02.2021 REVIEW 5 08.02.2021 REVIEW SANITARY MANHOLE 4 02.02.2021 CONCEPT REVIEW SANITARY MANHOLE SANITARY MANHOLE SANITARY MANHOLE 3 20.01.2021 CONCEPT REVIEW -SANITARY MAIN SANITARY MAIN wnNFY TRl JNK ROAn 2 12.06.2020 ISSUE FOR DP REVISION --1 21.10.2019 ISSUE FOR DP NO. 0,1[ REVISION DESIGN CONSULTANT <o "-j-.a <o "-j-('\J "-j-"-j-"-j-'tj- <o <o C) C") "-j-Lr) <o I'--.. co 0) "-j-C) co ~ 0) 0) 0) 0) 0) 0) 0) 0) C) ~ ('\J C\J C'\J C'\J C'\J C'\J C'\J C'\J C\J SANITARY a ('\J ('\j C'\J C'\J C'\J C'\J C'\J ('\J C\J C\J MANHOLE C") a co I • . -C'\J ~ co ~ C) (\J C") (\J I 0 C'\J M 11975 N i-..: (/) r-r,___rl ..r, r-11982 w Billard Architecture z 0::: z ~ 11980 ::J i 11955 OJ ~ -11951/53 LC) L.() 0) I'--.. C"') 0) 0) fl 0) C) a ~ (\J (\J C") 11960 co 0) 0) 0) 0) 0) 0) ~ (\J C'\J C\J ('\J C\J C\J C'\J C\J C'\J C\J C'\J C'\J C\J (\J CV ' 11949 SEAL SANITARY MANHOLE SANITARY MANHOLE SANITARY MANHOLE SANITARY MANHOLE -SANITARY MAIN FULLE J\ \ ,r-SANITARY MAIN -r "-V ....__ ■ 11950 11832/11976 / I ,.,,._ I I -. I I 8 PRO.ECT Sl£ET 1111£ Sr.AI..E: SHEET NO. DRAWN BY: CHECKED BY: PROJECT NO: BURNETT STREET ALL RIGHTS RESERVED, PROPERTY OF THE ARCHITECTS, USE OR REPRODUCTION PROHIBITED WITHOUT PRIOR WRITTEN PERMISSION. THE CONSTRUCTOR SHALL REVIEW THE DOCUMENTS FOR CONFORMANCE WITH CODES AND BY-LAWS AND SHALL ADVISE THE ARCHITECTS OF ANY DISCREPANCIES. THE CONSTRUCTOR SHALL CHECK AND VERIFY ALL DIMENSIONS AND REPORT ALL ERRORS AND OMISSIONS TO THE DESIGNER. DO NOT SCALE THE DRAWINGS. THIS DRAWINGS IS INTENDED FOR INFORMATION ONLY. THE CONSTRUCTOR AND ANY PERSON USING THIS DRAWING FOR INFORMATION ARE ADVISED TO REFER TO CIVIL, STRUCTURAL, MECHANICAL, SPRINKLER, ELECTRICAL, LANDSCAPE AND INTERIOR DESIGN DISCIPLINE DRAWINGS FOR INFORMATION RELATING TO THOSE DISCIPLINES. #701 - 625 Fifth Avenue New Westminster, B.C. Canada, V3M 1X4 (604) 619-0529 info@billardarchitecture.ca www.billardarchitecture.ca FILE: 19BA05RB CC,BB DEWDNEY TRUNK MAPLE RIDGE, BC 22904, 22910, 22922 SITE CONTEXT - ELEVATION 1 A0.16 SITE CONTEXT - NORTH ELEVATION 1/32"=1'-0" 1/32"=1'-0" A0.16 L,.J z :::, ~ 0,-L,.J c.. ~I I L,.J z :::, ~ L,.J c.. ~I I L,.J z :::, ~ L,.J c.. ~I I L,.J z :::, ~ L,.J c.. ~I I L,.J z :::, ~ L,.J c.. ~I I 22944 DEWDNEY :_:_:_:_: 22936 DEWDNEY L,.J z :::, ~ L,.J TRUNK RD. I -ti I I I II 8 L,.J z :::, ~ L,.J c.. ~I I HUSKEY GAS STATION 22882/96 DEWDNEY . :; ~: . TRUNK RD. _.--,,,1////////////////ll --,_ __ L,.J z :::, ~ L,.J c.. 0 8:1 I L,.J z :::, ~ L,.J c.. 0 8:1 I 22866 DEWDNEY TRUNK RD. L,.J z :::, ~ L,.J c.. ~I I I __ ,.~. ............. 7 22.02.2021 ISSUE FOR DP REVISION 6 19.02.2021 REVIEW 5 08.02.2021 REVIEW 4 02.02.2021 CONCEPT REVIEW 3 20.01.2021 CONCEPT REVIEW 2 12.06.2020 ISSUE FOR DP REVISION 1 21.10.2019 ISSUE FOR DP NO. DATE REVISION DESIGN CONSULTANT Billard Architecture SEAL PRO.ECT S1£ET 1111£ Sr.AI..E: SHEET NO. DRAWN BY: CHECKED BY: PROJECT NO: PROPOSED LANE DEWDNEY TRUNK ROAD 1 13 A K ALL RIGHTS RESERVED, PROPERTY OF THE ARCHITECTS, USE OR REPRODUCTION PROHIBITED WITHOUT PRIOR WRITTEN PERMISSION. THE CONSTRUCTOR SHALL REVIEW THE DOCUMENTS FOR CONFORMANCE WITH CODES AND BY-LAWS AND SHALL ADVISE THE ARCHITECTS OF ANY DISCREPANCIES. THE CONSTRUCTOR SHALL CHECK AND VERIFY ALL DIMENSIONS AND REPORT ALL ERRORS AND OMISSIONS TO THE DESIGNER. DO NOT SCALE THE DRAWINGS. THIS DRAWINGS IS INTENDED FOR INFORMATION ONLY. THE CONSTRUCTOR AND ANY PERSON USING THIS DRAWING FOR INFORMATION ARE ADVISED TO REFER TO CIVIL, STRUCTURAL, MECHANICAL, SPRINKLER, ELECTRICAL, LANDSCAPE AND INTERIOR DESIGN DISCIPLINE DRAWINGS FOR INFORMATION RELATING TO THOSE DISCIPLINES. #701 - 625 Fifth Avenue New Westminster, B.C. Canada, V3M 1X4 (604) 619-0529 info@billardarchitecture.ca www.billardarchitecture.ca FILE: 19BA05RB CC,BB DEWDNEY TRUNK MAPLE RIDGE, BC 22904, 22910, 22922 SITE PLAN 1 A1.00 SITE PLAN 3/32"=1'-0"BUILDING NORTH 3/32"=1'-0" A1.00 letdown fire (8) hydrant w z ::J ~1 w 'l,'b g; I "" OJ· -b< / - > / - ,"' ,f I ">· b< I 1' > 1 +-' " > -~ 0 -;:: I J:: " Q_ +-' I (/) +-' ::, 0 CJ> ,0; PLAN 68237 OJ· b< (Husky Gas Station) LEGAL DESCRIPTION: 22904 DEWDNEY TRUNK RD. MAPLE RIDGE, BC SEC 17, TWP 12, NWD, PL NWP13178 22910 DEWDNEY TRUNK RD. MAPLE RIDGE, BC LT 220, SEC 17, TWP 12, NWD, PL NWP57165 22922 DEWDNEY TRUNK RD. MAPLE RIDGE, BC LT 229, SEC 17, TWP 12, NWD, PL NWP58011 #22882 > I, > > I • > / I' . ' > > > > '- '-...__..___ , .,._Cl OJ· I b< I ; '.':, catch OJ'? basin 1:2:J b< letdown ~ 10·-o· Cl'l, OJ· " ........_ I 'l,'o R,· ------------ P10PER1-t lN '\ ":, OJ· b< I I ' I • -~ 'i' ~ ~ ~--,~ ;·ds,' I. ., "' . ' . PATiiWlr LINE OF ~ PARKING LO "' 1 ~ SETBACK 1 /~ I , r.> -J i lt-+,+-tl ~lt-+,+-tl ,,;._ t ,J::+::+:+1· Tl ~ ~lt-+++++++-11 l •+-+++++++-11, "" PAlilOl+++-11 "" ~ "" ~ _:, ~ -~ l1i ' -PAl110- ' I I I PROPOSED BUILDING GEODETIC ELEVATION = 163,5' ( 49.83m) BUILDING ELEVATION = 100' -0" FLOOR AND ROOF ELEVATIONS: PARKADE P2 DP -82'-10· '146.4') Iv ~ PARKADE P1 DP -91'-4" 154, 1 O') FIRST FLOOR -100· -o· 163.5' ~ I - ' @~ @ ~ . ~ @ @ "" ~~· ~ D ~ LOADING ZONE .,._ 3.7m X 9.0m ~ 20'-B" SETBACK " rl Q I SECOND FLOOR -110·-o· 173.5' THIRD FLOOR -120· -o· 183.5' FOURTH FLOOR -130• -o· 193.5' FIFTH FLOOR -140• -o· 203.5' SIXTH FLOOR -150• -o· 213.5' ROOF -150• -o· 223.5' ,-_r ____ _J 1 LINE OF FLOOR 6 ABOVE ~ i I , ~ .,, • N ~ I -:..-' -"' -- - LINE OF FLOOR 3,4 & 5 ABOVE PAlilO PAlilO 'ATI ,_ steel n lid 'b 'l, OJ· b< Q n:i□nhole nm gutterline ----- sidewalk '"'" ----- IC M~lt:J EiNl~l( Il l "' l+-++-+•~•.-+-t-+-1 ' -1/' ~ / »ii " ""' :11 " COURlYARD a ~~A' . / .,_ ; L LINE OF FLOOR 2,3,4 & 5 ABOVE L -- PROPOSED PROPERlY LINE ":>"' Cl· ~ 0;' OJ· b< letdown !I:, a' OJ '~Cl· OJ· ·~ b< ---@---__g_ power pole with light sign SETBACK ~i,,l " H 'bro ~ K ~OJ· I~.,, LINE OF P1 ,) ~< ! I I 'V I.< " PARKING BELOW C)· ~ ' ~ " I ; is: ATI " k;'. :; k: 0 w I~ \ ' '5 '\ w .,._0;· I ~ ~I: ,, Cl· ~ "' a'Y ~ 2 30 PLA N 58011 cantilever - X roof ridge 'l,'o _ elev=57.27 '".)Cl· V Dwelling L " > -" / /§ u - - 7'-3" "JO; deck ':,Cl· L 7 22.02.2021 ISSUE FOR DP REVISION 6 19.02.2021 REVIEW 5 08.02.2021 REVIEW 4 02.02.2021 CONCEPT REVIEW 3 20.01.2021 CONCEPT REVIEW 2 12.06.2020 ISSUE FOR DP REVISION 1 21.10.2019 ISSUE FOR DP NO. 0,1[ REVISION DESIGN CONSULTANT Billard Architecture SEAL PRO.ECT S1£ET 1111£ Sr.AI..E: SHEET NO. DRAWN BY: CHECKED BY: PROJECT NO: A A4.01 A A4.01 2 12594310 B C D E F G H J 7 8 116 A4.02 B A4.02 B 1 13 A K A4.03 C A4.03 C ALL RIGHTS RESERVED, PROPERTY OF THE ARCHITECTS, USE OR REPRODUCTION PROHIBITED WITHOUT PRIOR WRITTEN PERMISSION. THE CONSTRUCTOR SHALL REVIEW THE DOCUMENTS FOR CONFORMANCE WITH CODES AND BY-LAWS AND SHALL ADVISE THE ARCHITECTS OF ANY DISCREPANCIES. THE CONSTRUCTOR SHALL CHECK AND VERIFY ALL DIMENSIONS AND REPORT ALL ERRORS AND OMISSIONS TO THE DESIGNER. DO NOT SCALE THE DRAWINGS. THIS DRAWINGS IS INTENDED FOR INFORMATION ONLY. THE CONSTRUCTOR AND ANY PERSON USING THIS DRAWING FOR INFORMATION ARE ADVISED TO REFER TO CIVIL, STRUCTURAL, MECHANICAL, SPRINKLER, ELECTRICAL, LANDSCAPE AND INTERIOR DESIGN DISCIPLINE DRAWINGS FOR INFORMATION RELATING TO THOSE DISCIPLINES. #701 - 625 Fifth Avenue New Westminster, B.C. Canada, V3M 1X4 (604) 619-0529 info@billardarchitecture.ca www.billardarchitecture.ca FILE: 19BA05RB CC,BB DEWDNEY TRUNK MAPLE RIDGE, BC 22904, 22910, 22922 1 A2.01 PARKING LEVEL P1 3/32"=1'-0"A2.01 3/32"=1'-0" PARKING LEVEL P1 BUILDING NORTH 'b I ;,, "' C) • 0 I 'in • I i--- 197'-0" 181-3" 29'-s· 291-611 17'-2'' 291-911 51-0" 30'-3" 19'-9" .-+---__ --+--_ _PROPERTY LINE __ ---+_-~ ----I_ ---__ -+ 1 ---+ 1 __ -L-' _ t----+- 1 ___ ---_____ 1 __ 1 ---_ PROPERTY LINE __ ----1--__ ---~I ELECTRICA~ ~ 8'-2" X 8'-2" X 8'-2'1 X 8'-2" X 8'-2" X 8'-2" X 7'-6" X 7'-6 X 7'-6" X 7'-6" X 7'-6" X 8'-2" X 8'-2" 8'-2" X 8'-2" X 8'-2" X STANDARD 8'-2" X 18' -o· V/ STANDARI STANDARI STANDAR :,TANDARI STANtRI STANDARI COMPACT COM ACT COMPACT1 COMPAC I COMP, CT STANDARD STANDA D ST NDARD STANDARD STANDARD ~ 18'-o" 18'-o" 18'-• s'-o" 1s·-o· 18'-o" 15'-1" 15'-1" 15•-1· 15'-1" I 15•-11 18'-o" 18'-o" I 181-o" 18'-o" 18'-o" -+---ttr,;;;"',/',,1 ------.--_+-_-_-_-_-+-_-_-_1-_ 7 -,--+,_-_-__ 1_+_....r_: ____ 7 -1 -r-•~ ---=---;Y--:1-r;_ ______ ---+-+r+ ___ , ____ ,--'-,--,--+-- 1 ( ~ I I I I 19 I 1R 1 I 16 I 10 X 18-0 l I -1- ----+I ---- w z :::, ~I w is I "' a.. ////////////// ///,½ 25 24 21 --11:-+---•'-+--_,_ 20 I 11 I I I 09 08 L--o,-1-J 106 STANDARD I I ~ 8'-2" X 8' -I ~ 1a'-o" ~1 o /1------i (~ ~ § ~ ~~R I I I ~I STANDARD -,,., ts P KING 8'-2" x 'i' "'I I I "' I I I 05 04 03 I STANDARD 8'-2" X 18·-o· 02 ~:~~:~RD 8 ~ ⇒ I I ¢ J_ l 8'-2" X h 1 1 -----1---H 18'"-0 ___ -.... a~~·-----------+--f--+-----------l=i"?'jl,,c,'n;:::======iF====l~=l=il --------------------+-- 30 STANDARD 8'-2" X 1a'-o" 01 w z :::, ----t-+-- ' 9 ,u 21 26 ~\ I --,, 11 I 121 13 14 15 ~ -~: +-t ~;~::~ -]> ------+------,r-J -t--+------+-COMPACT ~/~ (u:, "]_ 1L•( 11 :ck~-,---I ---+------+-----,~-------,-+-:- ===~1t:similill::'.~'."'=---=---=_j-f':=---=-;::: _ _ COMPAC CO~PACT COMPACT COMPACT _ '/,V//'. 1 -~ A?? SF___ _ COMPACT CO PACT COMPACT COMPACT COMPACTv I _ _ tt--ti " ---7'-6" 7'-6" X 7'-6" X 7'-6" X 7' 6" X ~ "fZZ 7 -6" 7'-6" X 7-6" X -7-6 X 7'-6" X "op-->-;._2•x -rr--0 --+-,"-=5•-1· 15'-1" 15'-1" 15•-1· 15-;-_,. ~ -•1';:' :: UP I =15~-~,--+-,,15..i-1~ 15-1 15'-1 15-l~r~,-+------------ ~ , 1B'-o" 7'.,_: V lJ >---,c.?-M.-~.A...,1c ~-~?-,1+-~A-~-+-,c,?-M-.~.-AcX----T-+-S-?,M-.~-A~-T-+-S-?-M 0 P-_A~-,T---,,~~. ~: :~~~111-m-PN_ I\ rEr,;;;:;";'/'.~~~c=□=MP=A=CT=r==c□=M=PA=CT=r==c□=M=PA::cc.LT +-c□-M-P+,c-Tf-.!:~cM!!:~A~~~~:~:!...P-AC-T+-co-M-PA-c"'1T f-c-□-MP_A_C ~v LJ • 0 I 1o • ,,., I '[:;; --W.t--:.:S,;;::A:::ND;::A;;::RD===--==--==t--1-------• --,.-" - -""" " V/V/, ~ -//_ V 1 ·o , 7'-o , ,-o", ,-o IA 7•cr,•·~,,-+----,_o,._X_ ,-o , ,-6"""x+-+'<,v 1-r- l 8·-2· X 1 1 15•_,. 1 15•1,· 15•_,.. 15•_,. 15•_,. ~I§§§ COMMS. INTER( OM 1 ~~ ,5•_,. ,5•_,. ,5•_,.. ,5•_,. 15 _,. 15•_,. ,5•_,. 15•-,· 1 r 1 1-------+r--J I I I L h STANDARD 8'-2" X 18'-o" STANDARD 8'-2" X 18'-o" 1, 'i' ;,, N 62 ¢=:J 20'-6" ,, 1 1 ¢=:J 47 0 I ~ 46 ¢=:J I/ - 45 44 I ---- 20'-6 /64" A LJ STANDARD 8'-2" X 18' -0" 1, 1/ STANDARD / 10% R MP DN TO Pl STANDARD 8'-2'' X 18'-o" STANDARD 8'-2" X 1a'-o" STANDARD ----t-+t se-2-•~ "l(-------- 18'-o" -~l--+-1 Si!\N"'Dll"'RD,___ 8'-2" X I 18'-o" STANDARD 8'-2" X 18'-o" STANDARD 8'-2" X 18°-0· STANDARD 23'-o' 7 if _ _J 6' 6l 6' if I STAND1D 8'-2" 18'-o" I 8'-2" X 18'-Q" 58 ~ I I I-------+-- STANDARD 8'-2" X 1a'-o" 57 24' -7" if V,, STANDA!D v~ 81-2" ~ 1s'-o" '/ V 48 I STA~DARD 8'-2" X 18'-,. -- STANDARD 8'-2,. X 18'-Q" I~. ,,,\r-, (( ,\'c ACCESSlllLE 13'-1 1/2" X 18'-0" ::>lv1 ..,._._ ., 1, ·- -~~ \ 31 LOCKERS : -->-+-+-+--t -l>-..-++-+-+-- 5TAIR~ -../ -~ ~ >---- >---- I l=:::::::::~L!::::b:!::::b:!::::bbh~ MECHANICAL ---+ -I+-- ----1 -h-- 1 12% RAMP TO Pl if lw I I z :::, § a.. D "' a.. ' ~2· ~ tt-......... ---+--+I ~-- 1 1a'-o" • ,-.. I C"> 65 L __ _ PROPOSED PROPER1Y LINE I I 11 _ __ J EXISTING PROPERTY LINE 8 7 22,02,2021 ISSUE FOR DP REVISION 6 19.02.2021 REVIEW 5 08.02.2021 REVIEW 4 02.02.2021 CONCEPT REVIEW 3 20.01.2021 CONCEPT REVIEW 2 12,06,2020 ISSUE FOR DP REVISION 21.10.2019 ISSUE FOR DP NO. DATE REVISION DESIGN CONSULTANT Billard Architecture SEAL PRO.l'CT S1£ET 1111£ Sr.AI..E: SHEET NO. DRAWN BY: CHECKED BY: PROJECT NO: A A4.01 A A4.01 2 12594310 B C D E F G H J 7 8 116 A4.02 B A4.02 B 1 13 A K A4.03 C A4.03 C ALL RIGHTS RESERVED, PROPERTY OF THE ARCHITECTS, USE OR REPRODUCTION PROHIBITED WITHOUT PRIOR WRITTEN PERMISSION. THE CONSTRUCTOR SHALL REVIEW THE DOCUMENTS FOR CONFORMANCE WITH CODES AND BY-LAWS AND SHALL ADVISE THE ARCHITECTS OF ANY DISCREPANCIES. THE CONSTRUCTOR SHALL CHECK AND VERIFY ALL DIMENSIONS AND REPORT ALL ERRORS AND OMISSIONS TO THE DESIGNER. DO NOT SCALE THE DRAWINGS. THIS DRAWINGS IS INTENDED FOR INFORMATION ONLY. THE CONSTRUCTOR AND ANY PERSON USING THIS DRAWING FOR INFORMATION ARE ADVISED TO REFER TO CIVIL, STRUCTURAL, MECHANICAL, SPRINKLER, ELECTRICAL, LANDSCAPE AND INTERIOR DESIGN DISCIPLINE DRAWINGS FOR INFORMATION RELATING TO THOSE DISCIPLINES. #701 - 625 Fifth Avenue New Westminster, B.C. Canada, V3M 1X4 (604) 619-0529 info@billardarchitecture.ca www.billardarchitecture.ca FILE: 19BA05RB CC,BB DEWDNEY TRUNK MAPLE RIDGE, BC 22904, 22910, 22922 PARKING LEVEL P2 1 A2.02 PARKADE LEVEL P2 PLAN 3/32"=1'-0" BUILDING NORTH 3/32"=1'-0" A2.02 '6 I ;.,-, "' C) • 0 I ;,, • I 1--- • 00 I 'ix, • 0 I <D 197'-0" 181-3" 29'-s· 29'-6" 17'-2'' 51-0" 30'-3" 191-9" .--+----__ --+--_ _PROPERTY LINE __ ---+_ ------I_ ---__ -+ 1 ---+ 1 __ -L-' _ t----+- 1 ___ ---_____ 1 __ 1 ---_ PROPERTY LINE __ ----1--__ ---~I --f-----t,;.MT7iBluCl'ir,LT.===::::j:=:;;:::===::;::=:::::;:;===~=:l=:;;:::=:::::;::::::::::;:::::=:::;;:===::::j:=~==::;;:::;::::::=::::::ll=::::j:=:::j:::==:;:;::::::::;==:;;:::=:::::;:=~=::::::;j======:;;:::===::;::::::::::j::::;;:======;it-l w z :::, ~I w ---+---H----+---++-------1t->---+---+,__ _ __, _ I I ELECTRICAL / MECHANICAL UNIT ST1 RAGE 16 LOCf :RS 16 LO K"RS 16 LJC 'RS t--+-i f-----, t-----l I I I I ---t r -------H-+I ------+------+-I --------++--~ ------+--+-----------+-------+ -+--+--+t-------,_____I UNI UNI ST RAGE UN[ STI RAGE UNIT ST( ~G. UNIT STO~AGE I I I AMENITY ( W9RKSHOP ELECTRICAL ) MEC~ANICAL STO AGE 16 OCf :Rs 16 _QC~ :Rs 16 LOCK -Rs 16 OCK "RS 8 LOC 'ERS w z :::, I~ w is I "' [L -----1--+t ---------<'----H-----+--- I is ---1-I -I--++-----+------H-------frl===t;;;;;;;;;;r=====i=1 ===!==;;;;;;;l.li\-~===t--1-------++-----+--,------+-----1 ------+,t----+--+-----< 1 H---+----+-->+-il:- I -----<--+t -------+-~::::::::::::::~~~~~r~\ ~~~:::1 _I\ I\ I ~_,)~::::5ti~~I _\.it1 _ I __ \_t:::::::::~~~ -~I::::::::::::::~~-t::::~~;::::::::;l _ ~~~~~::::::::J ,-+-- STANDARD 8'-2" X 15•-o· STANDARD 8'-2" X 18·-o· STANDARD 8'-2" X 18'-o" STANDARD 8'-2" X 18'-o" STANDARD 8' -2" X 15•-o· STANDARD 8'-2" X ,a•-ott 57 56 54 53 I I 23'-o" • 0 I l:l li -~Lf;V, 1il 1~EV; : I "''NDARn Ls1 STAN 1/\Rn -D _ s-STAfIDA0 n / _ _ >+-- ' .?" X 1a'-o" STAf,I0•0 n 8' 2" X 18'-o RIL 8' 2" X 1 a·-0· 8' 2" X 1s'-o" V V • v . v I -II I I I I UP 'l I I I I 8' 2" X 1 ~--o· 8' 2" X 8' 2" X 8' -?" Y. R' .?" x_ R' _., .. v. ft.=2" v R' -?" X... +4lt---_ --- 18'-o" 1a'-o" 1a·-o· 1 1a'-6" 1s'-o" 1a·-o· 1a'-o" ~ ---++-t --+-------+-_ ,-+--_ ----+ ==b--r~j:1:5!11!-~=:!l!i :~-,,::!!lrlm L i\__.=;:;r,i------+--_ ---+--- -~;-~E,ss;i~ ~ COM MS. INTER( OM I CUSTODIAN ---7f-------117ttt-------- X 18'-o" I/ / r-..... 31 I l:'.\!v =====/~I \l::::=;::::I ===l=!i'.'.l SO 35 34 32 I 30 42 41 40 39 38 ~~------11~-+-I 0 STANDARD 0 8'-2" X ½'. rn·-o· I I 0 r-----+--~1 STAND' D S1 "DARO STANDARD STANDARD STANDARD I STANDARD 0 STANDARD 8'-2:•, 8'-•~:, X 8'-2" X 8'-2" X 8'-2" X 8':_r_2', X "/j 8'-2" X I 18'-o" 18-0" 18·-o· 18·-o· 18·-o· 1 ·-o· ~ 18'-o" ~-----i!-------'----t-------'-i--~-~-----tt-------,!,-----V~ STANDARD ~ 8'-2" X ST~NDARD 8'-2" X 11 -o· ,J 9 29 23'-o" 28 li 27 I I ACCESSIBI E 13'-11/"- X 18'-o" I '& I 5 ::: 7:~, • r-- 1 ~ STA~DARD I 8°-~• X 18' -0" 25 24 23 li I 22 21 STANDARD 8'-2" X 1e'-o" STANDARD 8'-2" X 18' -0" I ---------l 20 I 19 18 STANDARD 8'-2" X 18'-0" STANDARD 8'-2" X 1a'-o" STANDARD 8'-2" X 18'-o" I ---------1 I ----t--+t ~~-~~\)(--Ro__ -5'""1 -----------+----i~,:.1 ~:;;'~;;:.DA"":D:_/----::1,r,,,. -I-----~---1-1,14---"'s;, ~R~ 1 18'-o" I 44 I 18(-0" 1 -o" '½ SI iNDARD 8' 2" X 1 O'--t---+-8 ________ ---+-.:i-~IA ·-- 8•-,• X 3 I 11 STANDARD I -------L---~~--•l-~--x-=-1 Hl-- 1 25'-5" STANDARD 8'-2" X 1a·-o· 48 li I 45 SJTINDARD 8'-2" X I --- 15% RAMP UP TO Pl 1 «/l-s'1'□-AR-D--+,----t---t----+--1-------7 li 2 18'-II I li STANDARD 8' -2" X 18' (j" -h-- 1 --------< STANDARD 8'-2" X 18' -0" ---------l 14 STANDARD 8'-2" X 18'-o" lw I I z :::, § [L D "' [L STANDARD tt--,,...----+'--+t~2·_~----ttt---------~-=1=-,--t=--~----- I 18'-Q" 11 -o· STAW 8'-Z" I 18'-b STANDARD 8'-2" X 18'-o" • r-- 1 O"> 46 L __ _ S" ~NDARD B'~t• X 18(-0" 8 ~ ~~ I ---------. ) I 1 8'-," X 12 18'-D" I I "------I I PROPOSED PROPER1Y LINE EXISTING PROPERTY LINE STANDARD 8'-t' X 18' -o· I I 11 ___ J 7 22.02.2021 ISSUE FOR DP REVISION 6 19.02.2021 REVIEW 5 08.02.2021 REVIEW 4 02.02.2021 CONCEPT REVIEW 3 20.01.2021 CONCEPT REVIEW 2 12.06.2020 ISSUE FOR DP REVISION 1 21.10.2019 ISSUE FOR DP NO. DATE REVISION DESIGN CONSULTANT Billard Architecture SEAL PRO.ECT S1£ET 1111£ Sr.AI..E: SHEET NO. DRAWN BY: CHECKED BY: PROJECT NO: A A4.01 A A4.01 2 12594310 B C D E F G H J 7 8 116 A4.02 B A4.02 B 1 13 A K A4.03 C A4.03 C ALL RIGHTS RESERVED, PROPERTY OF THE ARCHITECTS, USE OR REPRODUCTION PROHIBITED WITHOUT PRIOR WRITTEN PERMISSION. THE CONSTRUCTOR SHALL REVIEW THE DOCUMENTS FOR CONFORMANCE WITH CODES AND BY-LAWS AND SHALL ADVISE THE ARCHITECTS OF ANY DISCREPANCIES. THE CONSTRUCTOR SHALL CHECK AND VERIFY ALL DIMENSIONS AND REPORT ALL ERRORS AND OMISSIONS TO THE DESIGNER. DO NOT SCALE THE DRAWINGS. THIS DRAWINGS IS INTENDED FOR INFORMATION ONLY. THE CONSTRUCTOR AND ANY PERSON USING THIS DRAWING FOR INFORMATION ARE ADVISED TO REFER TO CIVIL, STRUCTURAL, MECHANICAL, SPRINKLER, ELECTRICAL, LANDSCAPE AND INTERIOR DESIGN DISCIPLINE DRAWINGS FOR INFORMATION RELATING TO THOSE DISCIPLINES. #701 - 625 Fifth Avenue New Westminster, B.C. Canada, V3M 1X4 (604) 619-0529 info@billardarchitecture.ca www.billardarchitecture.ca FILE: 19BA05RB CC,BB DEWDNEY TRUNK MAPLE RIDGE, BC 22904, 22910, 22922 MAIN FLOOR PLAN 1 A2.10 MAIN FLOOR PLAN 3/32"=1'-0"3/32"=1'-0" A2.10 BUILDING NORTH • 0 I ,.., "' • - I C) - • 0 I 'in • -I i--- • 00 I 00 • 0 ·' "' - - - - - ~ - c/------- - 181 3" I r+---- ----+-- --------j--- I I " 20' -0" SEIB CK w z :::, ~I w is I "' "-- I I I "-- I ---+-++ - ' ----+-++ - I I I I I I I I >---' I I>---' I I >------J PATHWAY ' 1-+---'I.--__ _j_j I • ,.., I '[:;; • r-- ·' C> I LOADING 12'-2" X 29'-6" f-- '- I 29' s· "'" • I+ cnM• R"IAL 17 '" AMENITY A 484.1 SQ. FT. ( l - 51 011 I I I . --i --I .... " r, , l.~AO:, -,, I- w :s --,--197' o· 291 611 4' 3" ) 17' 2'1 8 --,- 291 911 - - ' ' ~ I- EX[ C UP - -=; ® I 30' 3" COMMERCIAL SHELL SPACE 01 ~ 970.7 SQ. FT. I I r ..._ 1 g' g" -----J=~-,L ~ - ~ I I I w z :::, II~ t I I I I, I I I I I I I --.:...~== -~=~~~~~d.-~ PROPOSE□ PROPERTY LINE ___ L:_ ___ b-: __ JL~L L +:~~~lL- I I 11 EXISTING PROPERTY"""'"'Ll=NE------- ----____________ J LEGEND: ~1 BED ~2BED ~3BED ~ STUDIO ~ AMENITY ~ COMMERCIAL i--------_J 7 22.02.2021 ISSUE FOR DP REVISION 6 19.02.2021 REVIEW 5 08.02.2021 REVIEW 4 02.02.2021 CONCEPT REVIEW 3 20.01.2021 CONCEPT REVIEW 2 12.06.2020 ISSUE FOR DP REVISION 1 21.10.2019 ISSUE FOR DP NO. 0,1[ REVISION DESIGN CONSULTANT t) Billard Architecture SEAL PRO.ECT S1£ET 1111£ Sr.AI..E: SHEET NO. DRAWN BY: CHECKED BY: PROJECT NO: A A4.01 A A4.01 2 12594310 B C D E F G H J 7 8 116 A4.02 B A4.02 B 1 13 A K A4.03 C A4.03 C ALL RIGHTS RESERVED, PROPERTY OF THE ARCHITECTS, USE OR REPRODUCTION PROHIBITED WITHOUT PRIOR WRITTEN PERMISSION. THE CONSTRUCTOR SHALL REVIEW THE DOCUMENTS FOR CONFORMANCE WITH CODES AND BY-LAWS AND SHALL ADVISE THE ARCHITECTS OF ANY DISCREPANCIES. THE CONSTRUCTOR SHALL CHECK AND VERIFY ALL DIMENSIONS AND REPORT ALL ERRORS AND OMISSIONS TO THE DESIGNER. DO NOT SCALE THE DRAWINGS. THIS DRAWINGS IS INTENDED FOR INFORMATION ONLY. THE CONSTRUCTOR AND ANY PERSON USING THIS DRAWING FOR INFORMATION ARE ADVISED TO REFER TO CIVIL, STRUCTURAL, MECHANICAL, SPRINKLER, ELECTRICAL, LANDSCAPE AND INTERIOR DESIGN DISCIPLINE DRAWINGS FOR INFORMATION RELATING TO THOSE DISCIPLINES. #701 - 625 Fifth Avenue New Westminster, B.C. Canada, V3M 1X4 (604) 619-0529 info@billardarchitecture.ca www.billardarchitecture.ca FILE: 19BA05RB CC,BB DEWDNEY TRUNK MAPLE RIDGE, BC 22904, 22910, 22922 SECOND FLOOR PLAN 1 A2.20 SECOND FLOOR PLAN 3/32"=1'-0" BUILDING NORTH A2.20 3/32"=1'-0" 'b I ;.-, <D - 197'-0" 291-611 s'-o" 29'-6" 4'-3" 17'-2" 291-911 191-9 11 --+t-PRO-PE_R1Y_L-INE--j_ ---- I I I I I I I I I -r--1:fi • t-·t 1¼·, • • I IUNII }lf 1J 00 KITCHEN 1 BED L J = <>e. JY !:)66.5 SQ. £\f--~-- ' LIVING -...-+--- 0· ·····: F"" ~'d X •. > I . ~Alli BED :..... I . .- ' = - DINING W/D LIVING UNli 2 1 II F 1 Bi])" KITCHENII ~ [' 566.5 SQ. FT. isa ~ I • I • I lffl~ ~ ,~ED @ X ~~ ~NIT : 19~'ii='· lf+l-++I ~ D $WI)l1 II JJ /I 378.0 SQ. FT. _.._ I KITCHEN• ll. ....-.../jl.ITTil Ill 1808 •. II F IF 11™=1:t' I [!J 'd x ~ 3E 7r UVING' • • • • • I BATH UNf22( =1 0 _ II ST !illQ; D 7" 365.t :,1 • • 111++++-II -n-KITCHEN • I lnlll Wl 11-71 11 •I• 1 IgIIgI " ,!!!W++-+-+-11 I JC, :: -i'"' ~ ~ r; -a:: =, -: w.1.c 1 []] OPEN [[3 1lw.1.c ~ = X ~ BED TO BED A' ~ IV ~ DINING ~ !' .= . ·sED ◄ \ ENsu1TE \':=-~~if~!:®7i1Em IJ BELow i i®l _j / ENsu1T i A 11•1•1 ""I I I I I II II . 1••11 I gg ifi a UNIT ll118 ~ I ul j IWNIT 2 ).,~KITCH[~~ ,gg ~ INI 279B6.E5DlsoJ @ llt-++++I 2 BED INI ~ I~ UNIT 2 n 7 1 • 1 • 1 ~ ([J n 796 6 • ~ •·FT F 1 • 1 • 1 UN• 1 211 1 BED KITCHEN gg ~\ I 11++++-t .~' • ~~' ".< gg ,ITCHEN 1 BED LMNG Hit-+ :Blm\:cijj'. L +++++I LIVING - 1--t--'k--_j -- 567.8,,r,&;:,,n'<.,. FT. IT=-I ~ < ~ ~ ii;::emr I ll+A+uet:13 •⇒•"·5==~-~!,,,, II~ , = 5:¥ SQ. P[.__ { '} 11 J½ ~T -++++I I I I I F LIVING DINING l~.m ; • 'IFir-1.~L> ~ ll++-t-+-+111 ~p BED @11 DINI G ~~i:.,t:i=~ _====i, "' ril -"L.,,_~+---+-~±l::==='5!;t,,,;;;"'===M=.=B=ED=' I u >· I --:=--Y,.,_"_ ./ THJ1c---~=:_==ix:n;;:;11=t1;;;;::i::r:;:;i I BED ~ I I ' I ) ---- • '---' '1' I 1o ·,3; , corw I CO" RI DOR " y~fl I tttt [=-- I'd 11:><:: - ENSUITE M. BED ,? ® " ® gog F X 'd ll:!:I ~ KITCHEN BAT,H )~R 2 X N UR ::P --~ ~ -Ell.BA ~ - ~ --- 'L --. J_;. ---- I I D I FJlliIB [A.£! KITCHEN -- DINING - 7 \. UNIT S 1 BED - 558. 7 SQ. J;! Jv, G ...w...w 8 I • ' Fl ' ,......... -ttt-tt m ~IIJF,;,1,.-I . sTAIR-: . -11:::;;;;~~~~~~~~:;:;-tJ..JJJ L/ t:!JJ_'Q' X I llfilg "'x" ~ 'o' '": KITCHEN g,r '--J a:: up ''o' . CJ 'd X F gng1 ':><:' 'rj flATH Kl I CHEN ::: ENSUI E ': DINING BAT\fl:3 • -+--<ffllf-t+ • .BATH KITCHEN ::: ENSUITE- ,,,...._ <I;~ ....i l~lh~ll~lrlli--IA ~ ..... llnl lnl 1/tj) / _ I -~-1.C. I UNIT 21j // L\ F ~ -~~ >M -W.I.C. Ii ./ ·•. \ UNIT 214 /[F-" l BED 1 • 'fi'fllT 212 It--=.J B D 2 BE) ti· 561.2 SQ. FT • • !!Ill l BED I ~ 2 BED -i 171 [.17 s BEDI LIVING BED I ® " t 81 CX5l SQ_ ". M. BED ® 1Q ~~G ~]~ ~ .d '::h o.~,,, I I .,+ ~G = l@ls:::,._ ® I P"ft~ ,v\;Jl',11 ,,,1p q ,1_l- • ' ' PROPOSED PROPERTY UNE EXISTING PROPERTY LINE ---- w z -' ~ w a_ 0 =L I -t= w z -' § a_ 0 "" a_ t) LEGEND: CJ 1 BED CJ 2 BED CJ 3 BED CJ STUDIO CJ AMENITY CJ COMMERCIAL 7 22.02.2021 ISSUE FOR DP REVISION 6 19.02.2021 REv1EW 5 08.02.2021 REVIEW 4 02.02.2021 CONCEPT REVIEW 3 20.01.2021 CONCEPT REVIEW 2 12.06.2020 ISSUE FOR DP REVISION 1 21.10.2019 ISSUE FOR DP ..,, DATE REVISION DESIGN CONSULTANT Billard Architecture SEAL PROJECT SHEET TITLE = SHEET NO. DRAWN B'f: CHEQ([() BY: PROJECT NO: A A4.01 A A4.01 2 12594310 B C D E F G H J 7 8 116 A4.02 B A4.02 B 1 13 A K A4.03 C A4.03 C ALL RIGHTS RESERVED, PROPERTY OF THE ARCHITECTS, USE OR REPRODUCTION PROHIBITED WITHOUT PRIOR WRITTEN PERMISSION. THE CONSTRUCTOR SHALL REVIEW THE DOCUMENTS FOR CONFORMANCE WITH CODES AND BY-LAWS AND SHALL ADVISE THE ARCHITECTS OF ANY DISCREPANCIES. THE CONSTRUCTOR SHALL CHECK AND VERIFY ALL DIMENSIONS AND REPORT ALL ERRORS AND OMISSIONS TO THE DESIGNER. DO NOT SCALE THE DRAWINGS. THIS DRAWINGS IS INTENDED FOR INFORMATION ONLY. THE CONSTRUCTOR AND ANY PERSON USING THIS DRAWING FOR INFORMATION ARE ADVISED TO REFER TO CIVIL, STRUCTURAL, MECHANICAL, SPRINKLER, ELECTRICAL, LANDSCAPE AND INTERIOR DESIGN DISCIPLINE DRAWINGS FOR INFORMATION RELATING TO THOSE DISCIPLINES. #701 - 625 Fifth Avenue New Westminster, B.C. Canada, V3M 1X4 (604) 619-0529 info@billardarchitecture.ca www.billardarchitecture.ca FILE: 19BA05RB CC,BB DEWDNEY TRUNK MAPLE RIDGE, BC 22904, 22910, 22922 THIRD FLOOR PLAN 1 A2.30 THIRD FLOOR PLAN 3/32"=1'-0" BUILDING NORTH A2.30 3/32"=1'-0" 197'-0" 181-3" 29'-s· 291-6 11 17'-2'' Pk---------'k--_J ----t--"'""" "" I _ _J_, __ I __ +~- S I ---1---1 -FHJcJcl s1I l~lcj=l 1!-------t -----71r.i1e®~~~~~\~rnl1== --i•Ate@~'ir -1 w z :::, ~::.::._I ~CJ x.~l ~ BED > llAlli "==a:~. BED YING ij j UUNI 324 -/ -BED UNIT 325 3 BED gog1 lff 1 BE 959~;<. ~. 1 m u ,ri 1 555.i sQ. FT I D -KITCHEL' ' II - LIVING --b -"' NI G IE)L -DINI G - E:m~~I -~~'. L l.'=li JH • .. U -~ M. BED " h, •• ~ ~HEN ~ 7 ENSUITE Y 1 >; F 18118 ' ' LliJ;_q.o,rirr I n-+-t-++++-+-++mf+ ' ' ' ' ~ -... . ~ 291-911 51-0" 30'-3" 191-9" --+t-PRO-PE_ITTY_L-INE--J_ ---- I I I I I --::immri . . F-1 I UN) 30JI 1 B~D ~~r--Rfl\lXt k ::::::!J @ +$ -, NY +ts ~~~ X (i' LC!l I ~ II --jLIViNG ~ BlitH/ r':.-BED ~IT 302 BED -• UNIT 30:ll I I ---,._,,,,, 1 BED O ~ gog 3 BED 1:1 ~55.y • F \ rl:1 wn ~.1TcHEN: g~:sQ.8 D AL£Qr-1i w ,_ v u -LIVING '"""'++-1-n :§ /~ : DINING -a :J}ii!;I D DINI Gd'-~~' d-,.f,1+;;;;+.11=J_l1l1 ~ C( .:, KITCH~~' /1 " 11 i M. BED ++ -~ is X II~ )"_I e-../ y -+-<' = L-g1 g I F v---,_ ENSUITE ~ ---+-f1':'$$~~--- I I ~i=e_ l3I W.I.C I ~ CORRIDOR 1~,_,, , , 131 ~J ~ ~ 553 0 S . Ft.\ I II LS. - -rrr ix=-l~lJOI I I 9 ---t k. ~ : w.1.c ~ -~\lri, • CORRIDOR I I ~I --~ II ~NIT 3~3 · '. 1 ";>: · · 1 c:7] I I ;.._ LIVING 1 BED KITCHEN gg 'gg UNIT@12 ~ ftLEV. 2 = ~ DINING g g I • I. II I I • I. I µNI I j ~ I '\JNIT 304 KITCHE ~KITCHEN 1 BED JL __ 1~BED -, -IF=!=+-__ !i66.5 Sg:-FT. Y _ -_-=._-=._-=.__ t=--""""t/1--- 'b I ;,, "' LIVING I ! - ----f-!' d--1 \ ) -( lw-lD\ \ -i:-+I ,,~,.c t-++I·~ -II y ,~ II AIC ' BED , ; BED I I T" • _J ~ : bstrx I 1x1 tr~ I ~ ifj r-l~'c,'x / I 'BATH BED L ~~ \_ I) r. ll==IIIA"TH ~ pq :-m-_, I BED l,_1 i ~,l ttlt ll DINING ~ LIVING UNI 321 KITCHEN ~ 1 Be: 'oo 566.5 SQ. FT. ~ ~ I • I • I 1=1 Ii ~ lrl'~ LIVING " -~E~ 1x~iW lt-++++1111 IT ' 19 ' :l::'~+lilll'([l D •nir JJ / tt-++++"' 378.0 SQ. FT. ~ n1n 11,,,,JK!JJITCJHE~N, ,, ..--..Jllim\ 1>-++++1111 1 11 1808 n • 1 • 11 F 11 1•~ r-1-ti LIVING I I 8 I I I LIVING -573.1-SQ. FT. '-LIVING -t='-itt--_ ===a ff> ~ I ---~ 11 1111 , I I j~ BED , t ' _BATH V l-+-f++.'-'--'-.!.IL..::::1:,,-'=,ac" L. :::,>.cw...u'-"[i],._·· LL~--1-'-/~\ I -~_,,__ .. gog1 1-1 • 11 F " -fl7D IV ~f1r.=[i]··-11 , ~-~. ,ITCHEN__:' .....,,, ...... I IA MILL IIF"' l=l+t:i1; UNIT 306 -([] D ;::,1uu1 J WI -"----.! IV 'd _c:;J I~ l/ _ls_l~~ LMNG J6~~~ S f\. !lATf l.!::I/\EBA:;'TH ....... BED 1 , , Jl=:J I® 1' r:. rm -._ ' Im DINING K .= I /BED \ I ~ JNI ~ 7 BED ~ I 566.6 SQ; FT. 00 DINNG = KITCHEN 00 PROPOSED PROPER1Y LINE EXISTING PROPEITTY LINE H+-+ -F\mtn~? L ,1,+++++11 LIVING I ---- ---- ---- w z :::, § 0.. D "' 0.. LEGEND: CJ 1 BED CJ 2 BED CJ 3 BED CJ STUDIO CJ AMENITY CJ COMMERCIAL 7 22.02.2021 ISSUE FOR DP REVISION 6 19.02.2021 REVIEW 5 08.02.2021 REVIEW 4 02.02.2021 CONCEPT REVIEW 3 20.01.2021 CONCEPT REVIEW 2 12.06.2020 ISSUE FOR DP REVISION 1 21.10.2019 ISSUE FOR DP NO. 0,1[ REVISION DESIGN CONSULTANT Billard Architecture SEAL PRO.ECT S1£ET TI1l£ Sr.AI..E: SHEET NO. DRAWN BY: CHECKED BY: PROJECT NO: A A4.01 A A4.01 2 12594310 B C D E F G H J 7 8 116 A4.02 B A4.02 B 1 13 A K A4.03 C A4.03 C ALL RIGHTS RESERVED, PROPERTY OF THE ARCHITECTS, USE OR REPRODUCTION PROHIBITED WITHOUT PRIOR WRITTEN PERMISSION. THE CONSTRUCTOR SHALL REVIEW THE DOCUMENTS FOR CONFORMANCE WITH CODES AND BY-LAWS AND SHALL ADVISE THE ARCHITECTS OF ANY DISCREPANCIES. THE CONSTRUCTOR SHALL CHECK AND VERIFY ALL DIMENSIONS AND REPORT ALL ERRORS AND OMISSIONS TO THE DESIGNER. DO NOT SCALE THE DRAWINGS. THIS DRAWINGS IS INTENDED FOR INFORMATION ONLY. THE CONSTRUCTOR AND ANY PERSON USING THIS DRAWING FOR INFORMATION ARE ADVISED TO REFER TO CIVIL, STRUCTURAL, MECHANICAL, SPRINKLER, ELECTRICAL, LANDSCAPE AND INTERIOR DESIGN DISCIPLINE DRAWINGS FOR INFORMATION RELATING TO THOSE DISCIPLINES. #701 - 625 Fifth Avenue New Westminster, B.C. Canada, V3M 1X4 (604) 619-0529 info@billardarchitecture.ca www.billardarchitecture.ca FILE: 19BA05RB CC,BB DEWDNEY TRUNK MAPLE RIDGE, BC 22904, 22910, 22922 FOURTH FLOOR PLAN 1 A2.40 FOURTH FLOOR PLAN 3/32"=1'-0" BUILDING NORTH 3/32"=1'-0" A2.40 'b I ;,, "' • "' I ., N • 0 I 'in • I i--- • ., I 00 • 0 I 1o • .... I "' w z :::, ~ w "--0 "' "-- ----t - -- -=i - 197'-0" 181-3" 29'-6" 291-6 11 17'-2'' --J-1--I--+~- CORRIDOR II UNIT 420 • • • • I LIVING 1 BED KITCHEN gg 'gg UNIT!('.F19 ' ' ' ' ~ -... . ~ 291-9" 51-0 11 30'-3" 191-9" --+t-PRO-PE_RTY_L-INE--J_ ---- -Jmmcii . . ~~®r-- ~E]~ X ci' lt:!:l I' J r:7 F-1 I UN) 40JI 1 B~D 553 0 S . Ft.\ I II LS. - l~lJOI -rrr i x=- I I LIViNG B/iti, -~ BED II -i BED ~==-r \ Y 1T 402 BED --UNIT 40:,1 j j ,-,,e,, == gog 3 BED ' • • ,--.-_t;"J-"'' 1 BE? --\ L --~ ' , l ~55.?'--·f F I IY l ~ u~ITCHEN: 9~SQ.8 o ,. -~ LIVING ,"'Nc++-1-11 1---e-i w z :::, /~ :: DINING -a nii!;I D C( ~ KITCH~Fx::::i " X ggIF I>( § i M. BED ++ -~ is y ENSUITE ;= -+11'1+=$$-<'t:,I------_ Lo. 11 CORRIDOR l3I W.I.C I ~ CC.JI ll J 131 ~j ~ ~ 'uNIT 404 KITCH[ ~KITCHEN 1 BED JL I --_-___ _}.___ F _ 4 LIVING I ~-,, , UP I - _ DiNING =11 ~ _ -1,'<• I' • fl I .. ~i;;-;;w==, "'"' ·, ,__ • I □N .,., f-!' d-1 \ '\ ..--lw-10\ \ -I ~ -' ' ' ,~ ' ' LIVING - I DINING g g I • I. II I I • I. I µNI I 'tUll' ~7~~D_SQ. FT.~' -IF=!=+-__ !i66.5 s~_-t='y-ttt-_ _ _ __ ~--... A--~ ===a ff> ~ ' -l':::;:ffl!::;,----,:DIN;G -r -~ _BE_D--=,7"'· >. /fli\1:_H V I _~K__,,__ ' -1,ri:,.it;,+-ic;,;1:;J,it--BED -( , I T" • _J ~ : bAX I 1x1 tr~ I ~ BE~ @ lr++-t-++lt-11 I> r: I<'° 6a ll==IIIA"TH ~ 1pq: I~~ ifj LIVING DINING UNI 4 f8 KITCHEN ~ 1 Be: 'oo 566.5 SQ. FT. ~ ~ I • I • I L .1 i ~,, ttlt ll l~C!J!J] ___ fircj~r\~1 ~ITT.sBE;icu:-:;:;if7 'ijLIVl~N~Grr 'f ritl 1 8ATHI;\ UNT 41", W+tt:+11 ;---. ~ ST irnn n l]),n ori-,,,,a);!t~ 7' 365./ ::,1 . fr.' rr --KITCHEN o o ;~1 ~1~1-l++-1-+-+11 ~ If 71 II• I" J O O • ' • I 1=1 Ii ~ lrl'~ LIVING " -~ED 1x~iW lf-H-++1111 IT , 1 6 ' :l::'~+lilll'([l D ,n,r JJ / it-++++"' 378.0 SQ. FT. ~ n1n 11,,,,JK~ITCJHE~N, ,, ..-...Jllim\ lf-H-++1111 11 gog U •I• II F II II~ r-1-ti ® Ir -q_ v' I ~ •= W.I.C... X M. BED - = 'l isu1TE ® [XD j.; r li ~ =, r.l W.I.C I CJ IV :::: BED I/\ ENSUITE \ ''-~ ~ • ~ UN~IT:'lli~1~ 51 r IU t\c+L ml-+11 I ~ M 2BED DI '""'::::=1=<7il 6{96.5 ,:. tt.LJ,I [JC, 1 F'===""==tl~m+II § r----,1.-:=aas,ll 1c++++11 I u I OPEN TO BELOW I I 11 1111 , I ' j~ ln L.. [i] /-1 \ T ' .. 2ogI1-1-11F" -wo IV~Plr.=[i]·•. 11 , ~-~· ,ITCHEN~' -~ I IA MILL IIF"' ::~::tt:ti;([] □ UNIT 406 cj ~ l"--a l/_1_,_1~~ ~;6,u5,u7,JS WI -\_.._! IX BATH.. I LMNG ~ "~D f\ BAH L!::.E~' ~ BED , , Jl=:J I® 1' r:. rm 1 / BED -.. I 1=1 ~~IX 'cl~ 11-++,e+,I ■ LMNG 08 BAT ([] D 111 -/I :::::t:::1~1: 365.7 SQ. FT._ .,.._ ~ I rf In n , 1.,,,. ll-++t-+-::1.1!! ■u 81181 I ·I· II F 1r tll D I I • I • I h I ~ JNI 1 7 BED ~ I 566.6 SQ; FT. 00 DINNG = KITCHEN 00 ++1-+ -F\mtn~? L ,1,+++++11 LIVING I ---- ~ l[:" - -.:-IC( I W.I.C j;= = BED = X ENSUIT C?JJsSH X ® BE~ = '~=tm 11 ' It IT 40 I LIVING ~ - ~ I 111 INIT 4 . . 1 • 1 • 11"3 I 2 BED INli:ll igg ([] D 796.6~i:g9FT~?!I _ ,~r ::::JJ :K 11+1=i::i::;15==0==s ,-,rn,J : C( ... _ > l\f.i I I", : II Jn1~ □-□ 7"-378.7 SQ. FT. jY'-n Kllill<lj!J~~~~M,.,,r{nnn w.wll 1, 11 • • 2021 11 1 tp il ~~~ =, ~ -W.I.C. I I x C: M. BED ~ = ENSUITE · .. _j 1 1 1 41+ ,.,.7 .,.,,,~, ~ -------tllt:.lJ=-=□= i . . n.-1~~-+ I LIVING DINI G ,,, ~ I I I_) ' '" -KITCHEN _, ' BA. 1~ '.J[ 1<11-++--<1•--+- )I< ---t----~I ~~~~::!!:::::::::::::::::..L_--+-1 -~ - I -~~~~I ~\e-Jog'g~-~~,~~~--~l~~I ~~~u__ -t r -1--1--1-c!_t1_, PROPOSED PROPER1Y LINE EXISTING PROPERTY LINE 8 I . - I --r - w z :::, § "--0 "' 0. -~ LEGEND: CJ 1 BED CJ 2 BED CJ 3 BED CJ STUDIO CJ AMENITY CJ COMMERCIAL 7 22.02.2021 ISSUE FOR DP REVISION 6 19.02.2021 REVIEW 5 08.02.2021 REVIEW 4 02.02.2021 CONCEPT REVIEW 3 20.01.2021 CONCEPT REVIEW 2 12.06.2020 ISSUE FOR DP REVISION 1 21.10.2019 ISSUE FOR DP NO. 0,1[ REVISION DESIGN CONSULTANT Billard Architecture SEAL PRO.ECT S1£ET 1111£ Sr.AI..E: SHEET NO. DRAWN BY: CHECKED BY: PROJECT NO: A A4.01 A A4.01 2 12594310 B C D E F G H J 7 8 116 A4.02 B A4.02 B 1 13 A K A4.03 C A4.03 C ALL RIGHTS RESERVED, PROPERTY OF THE ARCHITECTS, USE OR REPRODUCTION PROHIBITED WITHOUT PRIOR WRITTEN PERMISSION. THE CONSTRUCTOR SHALL REVIEW THE DOCUMENTS FOR CONFORMANCE WITH CODES AND BY-LAWS AND SHALL ADVISE THE ARCHITECTS OF ANY DISCREPANCIES. THE CONSTRUCTOR SHALL CHECK AND VERIFY ALL DIMENSIONS AND REPORT ALL ERRORS AND OMISSIONS TO THE DESIGNER. DO NOT SCALE THE DRAWINGS. THIS DRAWINGS IS INTENDED FOR INFORMATION ONLY. THE CONSTRUCTOR AND ANY PERSON USING THIS DRAWING FOR INFORMATION ARE ADVISED TO REFER TO CIVIL, STRUCTURAL, MECHANICAL, SPRINKLER, ELECTRICAL, LANDSCAPE AND INTERIOR DESIGN DISCIPLINE DRAWINGS FOR INFORMATION RELATING TO THOSE DISCIPLINES. #701 - 625 Fifth Avenue New Westminster, B.C. Canada, V3M 1X4 (604) 619-0529 info@billardarchitecture.ca www.billardarchitecture.ca FILE: 19BA05RB CC,BB DEWDNEY TRUNK MAPLE RIDGE, BC 22904, 22910, 22922 FIFTH FLOOR PLAN 1 A2.50 FIFTH FLOOR PLAN 3/32"=1'-0" BUILDING NORTH 3/32"=1'-0" A2.50 'b I ;,, "' • "' I ., N • 0 I 'in • I i--- • ., I 00 181-3" w z :::, ~ w "--0 "' "-- ----t- -=-1- .. u +- BED 1---e-i M. BED BED BED LIVING UNI 1 29'-6" DINING 565.5 SQ. FT. il ,~, LIVING ;;,tc,w· • ([] D _j LIVING 1--t--------'k--- --II~ • 0 I 1o BED 291-6 11 CORRIDOR BED @ lr++++I LMNG ~~. ~ [] l++++-t•□, r7nl E::-=-c~-----,;.K~e..,,.,r1 I I I KITCHEN I W.I.C. F 51 ED 986.2 :eQ;;-;!ll.f D LIVING -t1 BED 197'-0" 17'-2'' OPEN TO BELOW ~-·--1··. _.· ·-n-•.-· ·.·l····.-1 . . . . . . ... • . . ·-. . . . . . . . . ' • . . . ·. . • . I . . • . . I I I. • .... I "' --+---t------t-~-l--11 I I I C!_t1_1 8 291-9" 51-0 11 +t- 30'-3" PRO-PE_ITTY_L-INE--J_ - 1---e-i 191-9" w z :::, § "--M. BED o +~---fflffl:~ ---= L CORRIDOR '\J NIT 504 KITCHE oo KITCHEN = 00 LIVING DINING g g • • I 1 BED .--------...--+' ----IF=+---===573. 1-SQ:,_, _,._FT,.,_ . .....,.......+ I (OD i]t __ Uhl~ I LMNG I 1 I -===a==, I II+++-++,■, LMNG 11+++-+n .tO D ) l2l t ~Im_,,__ DINING I 7 BED / BED BED 566.6 SQ; FT. 00 = 0° KITCHEN oo KITCHEN = 00 DINNG ijl LIVING LIVING ---rr --+-- PROPOSED PROPER1Y LINE EXISTING PROPEITTY LINE w z :::, § "--0 "' o._ LEGEND: CJ 1 BED CJ 2 BED CJ 3 BED CJ STUDIO CJ AMENITY CJ COMMERCIAL 7 22.02.2021 ISSUE FOR DP REVISION 6 19.02.2021 REVIEW 5 08.02.2021 REVIEW 4 02.02.2021 CONCEPT REVIEW 3 20.01.2021 CONCEPT REVIEW 2 12.06.2020 ISSUE FOR DP REVISION 1 21.10.2019 ISSUE FOR DP NO. 0,1[ REVISION DESIGN CONSULTANT Billard Architecture SEAL PRO.ECT S1£ET 1111£ Sr.Al£: SHEET NO. DRAWN BY: CHECKED BY: PROJECT NO: A A4.01 A A4.01 2 12594310 B C D E F G H J 7 8 116 A4.02 B A4.02 B 1 13 A K A4.03 C A4.03 C ALL RIGHTS RESERVED, PROPERTY OF THE ARCHITECTS, USE OR REPRODUCTION PROHIBITED WITHOUT PRIOR WRITTEN PERMISSION. THE CONSTRUCTOR SHALL REVIEW THE DOCUMENTS FOR CONFORMANCE WITH CODES AND BY-LAWS AND SHALL ADVISE THE ARCHITECTS OF ANY DISCREPANCIES. THE CONSTRUCTOR SHALL CHECK AND VERIFY ALL DIMENSIONS AND REPORT ALL ERRORS AND OMISSIONS TO THE DESIGNER. DO NOT SCALE THE DRAWINGS. THIS DRAWINGS IS INTENDED FOR INFORMATION ONLY. THE CONSTRUCTOR AND ANY PERSON USING THIS DRAWING FOR INFORMATION ARE ADVISED TO REFER TO CIVIL, STRUCTURAL, MECHANICAL, SPRINKLER, ELECTRICAL, LANDSCAPE AND INTERIOR DESIGN DISCIPLINE DRAWINGS FOR INFORMATION RELATING TO THOSE DISCIPLINES. #701 - 625 Fifth Avenue New Westminster, B.C. Canada, V3M 1X4 (604) 619-0529 info@billardarchitecture.ca www.billardarchitecture.ca FILE: 19BA05RB CC,BB DEWDNEY TRUNK MAPLE RIDGE, BC 22904, 22910, 22922 SIXTH FLOOR PLAN 1 A2.60 SIXTH FLOOR PLAN 3/32"=1'-0" BUILDING NORTH 3/32"=1'-0" A2.60 'b I ;,, "' w z :::, ~ w <L IE "-- 181-3" 29'-6" -0 :□ NIT 6 1, f7 BED '<;;;;;1 1386.0 SQ. FT. I IT~: [] i JC, Ill ® ~ l,l oo 1==c-=1,,, , e------l:.·:. J·..-a_J -_ -,-I ' t UNIT 609 3 BED JAi GI -0( ~ = X. 0( j(3 \__ 291-611 CORRIDOR tJc - ~ ~r9~_ -= ? r. I ~I - \ I t) UNIT 608 ~[: X l:==t==aaaw BED ........,. O[ fmil I ,t--,d_;,llll, 5.48 SQ. FT. \G l++-HI ~ /II QQ ~ I./ ·1 } 11,+++--H • I. I M L l@.li (7~ l++-HI @ l++H 197'-0" 4'-311 171-2'1 OPEN TO BELOW l++t+I -~ l++t+I @ 291-9" 51-0 11 30'-3" 191-9" --+t-PRO-PE_R1Y_L-IN-C -J_ ---- - □-□ U,-.. ,-i ~ ~.9 SQ. FT. I - - 0 -1-1--1----1-1--1--- I . . " l,s;oos,1I1--_/·\J ~ ~ ,'~ > ® I< -.. --, '===, NIT 604 w z :::, § "-- -= C I -t=-tJ I I ' ±\~ '---/ 1-t--?-'k-----+-----11--rn:::::1-H H'=t-l!t::.a++-::ia,~l=+.'+-.~+1~,..,1~H,+~~Y!J1::::-1++1.t1' ~+ +i.:::11B-+ +.:::-~1+;.::-fJ1.:::-1++1.t11++.tsH.-+,. +,-;-c.;':Q8~lf-lLHr';:,~~-+---~ ' -, --4 ~~,\E!f~HB.~•+.!:~i 0a1+-1"fgff~f gff ~fgrPff~jgM~JG+-Qi~1~a·++fEH>-+fjj1=1Hl111 +---+I- '° -7-----~--------+---.u,pl;AIR 2 ---+--' l--1-71-I----lt-++-+-++-+-+++~~p~AIR\, I --+--+--• ,-.. I C'> I I -1--1 - ~ UR N pr-. . I I I ---+-~- I -1- ~ -----1 I --f-, = "'i!:; -IS . -:. -- I I I ---rr PROPOSE□ PROPER1Y LINE EXISTING PROPER1Y LINE 8 --+-- I !al;! :::, § <L o "' "-- LEGEND: CJ 1 BED CJ 2 BED CJ 3 BED CJ STUDIO CJ AMENITY CJ COMMERCIAL 7 22.02.2021 ISSUE FOR DP REVISION 6 19.02.2021 REVIEW 5 08.02.2021 REVIEW 4 02.02.2021 CONCEPT REVIEW 3 20.01.2021 CONCEPT REVIEW 2 12.06.2020 ISSUE FOR DP REVISION 1 21.10.2019 ISSUE FOR DP NO. 0,1[ REVISION DESIGN CONSULTANT Billard Architecture SEAL PRO.ECT S1£ET 1111£ Sr.AI..E: SHEET NO. DRAWN BY: CHECKED BY: PROJECT NO: A A4.01 A A4.01 2 12594310 B C D E F G H J 7 8 116 A4.02 B A4.02 B 1 13 A K A4.03 C A4.03 C ALL RIGHTS RESERVED, PROPERTY OF THE ARCHITECTS, USE OR REPRODUCTION PROHIBITED WITHOUT PRIOR WRITTEN PERMISSION. THE CONSTRUCTOR SHALL REVIEW THE DOCUMENTS FOR CONFORMANCE WITH CODES AND BY-LAWS AND SHALL ADVISE THE ARCHITECTS OF ANY DISCREPANCIES. THE CONSTRUCTOR SHALL CHECK AND VERIFY ALL DIMENSIONS AND REPORT ALL ERRORS AND OMISSIONS TO THE DESIGNER. DO NOT SCALE THE DRAWINGS. THIS DRAWINGS IS INTENDED FOR INFORMATION ONLY. THE CONSTRUCTOR AND ANY PERSON USING THIS DRAWING FOR INFORMATION ARE ADVISED TO REFER TO CIVIL, STRUCTURAL, MECHANICAL, SPRINKLER, ELECTRICAL, LANDSCAPE AND INTERIOR DESIGN DISCIPLINE DRAWINGS FOR INFORMATION RELATING TO THOSE DISCIPLINES. #701 - 625 Fifth Avenue New Westminster, B.C. Canada, V3M 1X4 (604) 619-0529 info@billardarchitecture.ca www.billardarchitecture.ca FILE: 19BA05RB CC,BB DEWDNEY TRUNK MAPLE RIDGE, BC 22904, 22910, 22922 ROOF PLAN 1 A2.70 ROOF PLAN 3/32"=1'-0" BUILDING NORTH 3/32"=1'-0" A2.70 • 0 I ;.,, "' 'i::, • 0 I ;,, • I 1--- • 00 I 'ix, • 0 I <D • r-- 1 C> ---+ ---t 7 --+ I 181-3" 29'-6" t::::::::::::::::::::::::::;-i-------isipARAPET -~-. ··.• ... ··~ ·: • .. . . .. .. :· ... ••,• ·= ·.: •• r 7 t---t I I 197'-0" 29'-6" 17'-2'' _I __ _ +~ I -----+--I I _J MECHI ·•, . ·. :.·. . ,., . . .. : r, , -... , __ ·. : \. . . ~. • .......... :· : . . . 8 30'-3" 191-911 +t -. 7 22.02.2021 ISSUE FOR DP REVISION " . 6 19.02.2021 REVIEW -. :•. ' ... 5 08.02.2021 REVIEW 4 02.02.2021 CONCEPT REVIEW ·-· :.', :, · ... :·· . • . . • : : ~ .. · . ·-· . • ... 3 20.01.2021 CONCEPT REVIEW R- -D[G · ... . : ' ... , ...... ·. :· . f-----C-~~- _ --1 XHAOST 11-'-r·t---r-"-.---'-.--'-T---.-__..---.----r-'-,---'-,-...,_..,---'-r-_ : '_ VEN[ ·: •. . . . . . -.~ .. . :. · ... '. ..... .; t 2 12.06.2020 ISSUE FOR DP REVISION 21.10.2019 ISSUE FOR DP NO. 0,1[ REVISION DESIGN CONSULTANT :';, .. ·:•.·: ... · .. • •• . . . . :· ' ...... Billard Architecture 1-1 I ~ 11_.___,...,.....,....,.....,...,....,.....,1--'---,'---rl~..,....,...,.....,....,.... . , .. , . ... . '. · .. : : • . • : SEAL I -I-T PRO.ECT I Ii + t1 I S1£ET 1111£ Sr.AI..E: SHEET NO. DRAWN BY: CHECKED BY: PROJECT NO: 1 A3.01 NORTH ELEVATION 1/8"=1'-0" 12 A4.02 B 11 10 9 8 7 6 5 4 3 2 MAIN FLOOR 100'-0" SECOND FLOOR 110'-0" THIRD FLOOR 120'-0" FOURTH FLOOR 130'-0" FIFTH FLOOR 140'-0" T.O.ELEVATOR 166'-0" P1 PARKING 91'-4" MAX. HT BLDG 152'-0" AVG GRADE 99'-9" 13 1 T.O.STAIR ROOF 170'-0" A4.03 C SIXTH FLOOR 150'-0" ROOF 160'-0" EXTERIOR FINISHES: ALL RIGHTS RESERVED, PROPERTY OF THE ARCHITECTS, USE OR REPRODUCTION PROHIBITED WITHOUT PRIOR WRITTEN PERMISSION. THE CONSTRUCTOR SHALL REVIEW THE DOCUMENTS FOR CONFORMANCE WITH CODES AND BY-LAWS AND SHALL ADVISE THE ARCHITECTS OF ANY DISCREPANCIES. THE CONSTRUCTOR SHALL CHECK AND VERIFY ALL DIMENSIONS AND REPORT ALL ERRORS AND OMISSIONS TO THE DESIGNER. DO NOT SCALE THE DRAWINGS. THIS DRAWINGS IS INTENDED FOR INFORMATION ONLY. THE CONSTRUCTOR AND ANY PERSON USING THIS DRAWING FOR INFORMATION ARE ADVISED TO REFER TO CIVIL, STRUCTURAL, MECHANICAL, SPRINKLER, ELECTRICAL, LANDSCAPE AND INTERIOR DESIGN DISCIPLINE DRAWINGS FOR INFORMATION RELATING TO THOSE DISCIPLINES. #701 - 625 Fifth Avenue New Westminster, B.C. Canada, V3M 1X4 (604) 619-0529 info@billardarchitecture.ca www.billardarchitecture.ca FILE: 19BA05RB CC,BB DEWDNEY TRUNK MAPLE RIDGE, BC 22904, 22910, 22922 A3.01 NORTH ELEVATION 1/8"=1'-0" E -------• 0 9 "'! -:..-"' ----------'---'--~Naa;----1---- E • E oD 225'-6" I °'? ---~-~...,_....-------,,---s_ --<01~"".------------- ------- ------- "" ~ E • E Do ID 01 E • E Do _I q 0~ 3. E • E Do Io c,~ 3. -~----'I<-----1---- ------- ------- --1.63'-" 163'-6" ---"'=='===±>!.~ ------- E • E Do ID C, ~ 0 ~ E • E Do ID 01 E • E Do _I q 0~ 3. E • E "" 0 1"'! 00 ::; = ~ I I 19'-9" [6019.84mm] +-- >---+----+--;-• L I / 30'-3" [9220.20mm] 1--+-ffi -+t- 2 I 5 ' --+--+-JJ±=±+c==±II-II 29'-9" [9067.80mm] I I m m '-4" 4'-3" [1 0.80mm 1295.40 m] 17'-2" 1)5232.40mm] [ 295.40m + i ~------,--------CD--+-++----, --1--:-::4~,---t--;,---t,CD c1 2-'I-+ r---1 - / 4 / m / 1- 8 m m 29'-6" [8991.60mm]I _J __ ---+ -1---+- m m -1 I _I_ _I 29'-6" [8991.60mm] CI) COMPOSITE METAL PANEL -BLACK CI) COMPOSITE METAL PANEL -WHITE CD COMPOSITE METAL PANEL -RED (1) HORIZONTAL CLEAR FINISH RED CEDAR CI) TEMPERED CLEAR GLASS GUARD CD CONCRETE 18' -3" [5562.61mm] t--i -1----------I- _l T -----I- lr---+--+-t--+---+------<•C•-+--------< 2 CD) / I t ti 7 22.02.2021 ISSUE FOR DP REVISION 6 19.02.2021 REVIEW 5 08.02.2021 REVIEW 4 02.02.2021 CONCEPT REVIEW 3 20.01.2021 CONCEPT REVIEW 2 12.06.2020 ISSUE FOR DP REVISION 21.10.2019 ISSUE FOR DP NO. DATE REVISION DESIGN CONSULTANT Billard Architecture SEAL PRO.ECT Sl£ET 1111£ Sr.AI..E: SHEET NO. DRAWN BY: CHECKED BY: PROJECT NO: 2 A3.02 EAST ELEVATION 1/8"=1'-0" A4.01 A J H G F E D C B AK MAIN FLOOR 100'-0" SECOND FLOOR 110'-0" THIRD FLOOR 120'-0" FOURTH FLOOR 130'-0" FIFTH FLOOR 140'-0" T.O.ELEVATOR 166'-0" P1 PARKING 91'-4" MAX. HT BLDG 152'-0" AVG GRADE 99'-9" T.O.STAIR ROOF 170'-0" SIXTH FLOOR 150'-0" ROOF 160'-0" EXTERIOR FINISHES: ALL RIGHTS RESERVED, PROPERTY OF THE ARCHITECTS, USE OR REPRODUCTION PROHIBITED WITHOUT PRIOR WRITTEN PERMISSION. THE CONSTRUCTOR SHALL REVIEW THE DOCUMENTS FOR CONFORMANCE WITH CODES AND BY-LAWS AND SHALL ADVISE THE ARCHITECTS OF ANY DISCREPANCIES. THE CONSTRUCTOR SHALL CHECK AND VERIFY ALL DIMENSIONS AND REPORT ALL ERRORS AND OMISSIONS TO THE DESIGNER. DO NOT SCALE THE DRAWINGS. THIS DRAWINGS IS INTENDED FOR INFORMATION ONLY. THE CONSTRUCTOR AND ANY PERSON USING THIS DRAWING FOR INFORMATION ARE ADVISED TO REFER TO CIVIL, STRUCTURAL, MECHANICAL, SPRINKLER, ELECTRICAL, LANDSCAPE AND INTERIOR DESIGN DISCIPLINE DRAWINGS FOR INFORMATION RELATING TO THOSE DISCIPLINES. #701 - 625 Fifth Avenue New Westminster, B.C. Canada, V3M 1X4 (604) 619-0529 info@billardarchitecture.ca www.billardarchitecture.ca FILE: 19BA05RB CC,BB DEWDNEY TRUNK MAPLE RIDGE, BC 22904, 22910, 22922 EAST ELEVATION A3.02 1/8"=1'-0" E • E oO 225'-6" I "'! -------L->t,~ -----,.,..---s, --<O "' "' '---'---'It~ E' • E oo IO b CO -3. E' • E oo 10 ~~ 3. E' • E oo Io ~~ 3. E' • E oo IO 0 cri -! E' • E oo IO b CO -3. E' • E oo 10 ~~ 3. E' • E "' 0 1"! co :; "' ~ -- -- -- -- -- -- -- ➔ -- "' u.J g;I "' "-1 --+ -- I I -- I ---t 9'-7" [2921.74mm] +--+ I I - -- - I I _L - J_ I I I ~ ' I I - - ~I :::, -I ~ -u.J g;I "' :;1 -u.J iB I "-0 "' -I I I I - I I - - - - ' ' ' ~I I I I I I 27'-3" [8305.79mm] - - CD- " - T 7 ' -I ml I - CI) - I - - ·- - I -I 6'-0" [1828.81mm + -~ - I I -- CD- -- 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 - - 1 • m· I I I I I I II -- -- CD- ,, + - I I I - - I I I I ,_ ,- I I I I - I - - I I I I ,_ I I I I 59'-9" [18211.07mm] I I I - - - - I - - - I - 163' -o· [ 49682.40mm] - - CD- I-I ,► I I I - - I I I I I I I I I I I I I I I 8 - - - - - - - 7'-1" 5'-0" [2642.34mrrj] [2158.96mm] 1523.99m -+ ----- CD1 -----1 - CD-CD-CD- I ~ -I I " + I I-I I I ' -I I I 'L I I -I - --I I ,-I / ----~ I I I I I I I I I I I I --· / / v ~ I I I I I I - / / --·1 v v Im m ' I ' crj I I I --· / / v v I I I I I --· , / / -· v ~ ] I I~ m I~ I "T I --- / / I v I v 28'-9" [8763.01mm] - - -I I I p - - - I - I - - I I - - - I I I I I I I I I I I- 10·-11· [3326.70mm] +--+ I I - i--J_ I I - J_ I - eic -f-I - - er,, I -f- - s'l I~ :::, -f-~ -u.J g;I "' -"-1 ~ I . -f- -I I ~ I - I I 1--tt CD COMPOSITE METAL PANEL -BLACK CI) COMPOSITE METAL PANEL -WHITE CD COMPOSITE METAL PANEL -RED CD HORIZONTAL CLEAR FINISH RED CEDAR m TEMPERED CLEAR GLASS GUARD CI) CONCRETE ---7 22.02.2021 ISSUE FOR DP REVISION 6 19.02.2021 REVIEW -- -5 08.02.2021 REVIEW 4 02.02.2021 CONCEPT REVIEW 3 20.01.2021 CONCEPT REVIEW ---2 12.06.2020 ISSUE FOR DP REVISION 21.10.2019 ISSUE FOR DP NO. 0,1[ REVISION DESIGN CONSULTANT -- - - - Billard Architecture - - SEAL - PRO.ECT S1£ET 1111£ Sr.AI..E: SHEET NO. DRAWN BY: CHECKED BY: PROJECT NO: 3 A3.03 SOUTH ELEVATION 1/8"=1'-0" 2 3 4 5 6 7 8 9 10 11 12 A4.02 B 1 13 A4.03 C MAIN FLOOR 100'-0" SECOND FLOOR 110'-0" THIRD FLOOR 120'-0" FOURTH FLOOR 130'-0" FIFTH FLOOR 140'-0" T.O.ELEVATOR 166'-0" P1 PARKING 91'-4" MAX. HT BLDG 152'-0" AVG GRADE 99'-9" T.O.STAIR ROOF 170'-0" SIXTH FLOOR 150'-0" ROOF 160'-0" EXTERIOR FINISHES: ALL RIGHTS RESERVED, PROPERTY OF THE ARCHITECTS, USE OR REPRODUCTION PROHIBITED WITHOUT PRIOR WRITTEN PERMISSION. THE CONSTRUCTOR SHALL REVIEW THE DOCUMENTS FOR CONFORMANCE WITH CODES AND BY-LAWS AND SHALL ADVISE THE ARCHITECTS OF ANY DISCREPANCIES. THE CONSTRUCTOR SHALL CHECK AND VERIFY ALL DIMENSIONS AND REPORT ALL ERRORS AND OMISSIONS TO THE DESIGNER. DO NOT SCALE THE DRAWINGS. THIS DRAWINGS IS INTENDED FOR INFORMATION ONLY. THE CONSTRUCTOR AND ANY PERSON USING THIS DRAWING FOR INFORMATION ARE ADVISED TO REFER TO CIVIL, STRUCTURAL, MECHANICAL, SPRINKLER, ELECTRICAL, LANDSCAPE AND INTERIOR DESIGN DISCIPLINE DRAWINGS FOR INFORMATION RELATING TO THOSE DISCIPLINES. #701 - 625 Fifth Avenue New Westminster, B.C. Canada, V3M 1X4 (604) 619-0529 info@billardarchitecture.ca www.billardarchitecture.ca FILE: 19BA05RB CC,BB DEWDNEY TRUNK MAPLE RIDGE, BC 22904, 22910, 22922 SOUTH ELEVATION A3.03 1/8"=1'-0" E E • E oO 225'-6" I ~ ~-~-'k------,,----s_ --<O ,-,."'a----., • • ~ E • E Oo IO 0 o:i ~ 3, E • E oo 10 ~~ 3. E • E oo lo ~~ 3. E • E oo IO ~~ 0 1:2. E • E Oo IO 0 o:i ~ 3, E • E oo 10 ~~ 3. 163' -6" -======-is=- E • E a, 0 1"'! co ~ <O ~ -~ ' - - - I -L I -I ' - ~~ I ~ u.J g; I "' 0.1 ~I :I I ~ I I 11 18'-3" [5562.61 mm] - - - - - - 1 - 2 - - -I -t-- I -- -- I - ~ j 'I - --= -I ·1 - -= - ~ I I ,_ I I I I 5 I I - - I ,_ I 29'-6" [8991.60mm] - - - I 11 • I I I - - - ' ' I I I I +~ I _j - ! 11 I I - I I I I I I CI) I I I - CI) ~ I Fr~ 'i' I ~ I \ ~, - 11 - - - - -, 29'-6" l[8991.60mm] L - I - -I rr I OD T I I -I - ~ -I 4'-3" 17'-2" [ 295.40m [5232.40m - I I - -- I I I I I r-71 If- I II I I -I I I -I I -- 1-1 I_,_ ' I Qs) I I I - I I I I I - 2 - - I I I I F F F F I I ti 8 197'-0" I [60045.65mm] 4'-3" 4'-4" [1 95.40mm 1320.80 m] ' -~ - I I I -- I H · -- I I I I I I I I rr -,7 I I I-I I I ,_ I I I - I Ir I ' I, I ' I I I I I I m I F F F I I -lit I I - I- I I 29'-9" [9067.80mm] - - - , 11 I <ID I I -I I I I I 2) I m1 -I - - - - -, ~+ j_ I - I ! s,., I I I I I I CI) I I I - +-(D I WI _I_ --Qtp·-\ I I ,,~ - 11 - - - / , CI) I - - I I I I 30'-3" [9220.20mm] - - - ~ I I I I -- -1- -- I -I I I ~ m I 1-I - c=. I I I - - -~' ~ I I - - I -I I I CI) COMPOSITE METAL PANEL -BLACK CI) COMPOSITE METAL PANEL -WHITE CD COMPOSITE METAL PANEL -RED (1) HORIZONTAL CLEAR FINISH RED CEDAR CI) TEMPERED CLEAR GLASS GUARD CD CONCRETE 1 2 19'-9" [6019.84mm] - - - - - - - - - - -1 - I - I -I -1 I!::;! :::, - ~ u.J I g; "' lo. I - I I I - I 7 22.02.2021 ISSUE FOR DP REVISION 6 19.02.2021 REVIEW 5 08.02.2021 REVIEW 4 02.02.2021 CONCEPT REVIEW 3 20.01.2021 CONCEPT REVIEW 2 12.06.2020 ISSUE FOR DP REVISION 21.10.2019 ISSUE FOR DP NO. 0,1[ REVISION DESIGN CONSULTANT Billard Architecture SEAL PRO.ECT Sl£ET 1111£ Sr.AI..E: SHEET NO. DRAWN BY: CHECKED BY: PROJECT NO: 4 A3.04 WEST ELEVATION 1/8"=1'-0" B C D E F G H J A4.01 A A K MAIN FLOOR 100'-0" SECOND FLOOR 110'-0" THIRD FLOOR 120'-0" FOURTH FLOOR 130'-0" FIFTH FLOOR 140'-0" T.O.ELEVATOR 166'-0" P1 PARKING 91'-4" MAX. HT BLDG 152'-0" AVG GRADE 99'-9" T.O.STAIR ROOF 170'-0" SIXTH FLOOR 150'-0" ROOF 160'-0" EXTERIOR FINISHES: ALL RIGHTS RESERVED, PROPERTY OF THE ARCHITECTS, USE OR REPRODUCTION PROHIBITED WITHOUT PRIOR WRITTEN PERMISSION. THE CONSTRUCTOR SHALL REVIEW THE DOCUMENTS FOR CONFORMANCE WITH CODES AND BY-LAWS AND SHALL ADVISE THE ARCHITECTS OF ANY DISCREPANCIES. THE CONSTRUCTOR SHALL CHECK AND VERIFY ALL DIMENSIONS AND REPORT ALL ERRORS AND OMISSIONS TO THE DESIGNER. DO NOT SCALE THE DRAWINGS. THIS DRAWINGS IS INTENDED FOR INFORMATION ONLY. THE CONSTRUCTOR AND ANY PERSON USING THIS DRAWING FOR INFORMATION ARE ADVISED TO REFER TO CIVIL, STRUCTURAL, MECHANICAL, SPRINKLER, ELECTRICAL, LANDSCAPE AND INTERIOR DESIGN DISCIPLINE DRAWINGS FOR INFORMATION RELATING TO THOSE DISCIPLINES. #701 - 625 Fifth Avenue New Westminster, B.C. Canada, V3M 1X4 (604) 619-0529 info@billardarchitecture.ca www.billardarchitecture.ca FILE: 19BA05RB CC,BB DEWDNEY TRUNK MAPLE RIDGE, BC 22904, 22910, 22922 A3.04 1/8"=1'-0" WEST ELEVATION E 10·-11· [3326.70mm] i __j_ 28'-9" [8763.01mm] 163'-o" [ 49682.40mm] 8'-8" [~642.34mm l H -----+-+----1 CD-+--+t-- 59'-9" [18211.07mm] [1828.81mm H 27'-3" [8305.79mm] ----1- 9'-r [2921.74mm] ----1----- E • E oO 225'-6" I ~ ~--......... ~ -----:,...---. --<01-,.""a---- "" ~ --+---=+-===1 ~-----.-+------r ~t------r----+--1 ____.__,_t -1---+--T --+---1------=ti IF"----.... ' . ~ '-' CJ :c §;\! a = :::::! ,,., => I "' -~ 163'-6" E • E oo t O oi E ' E oo to 0~ ~ E • E oo to 0~ ~ E ' E oo to 0~ ~ E • E Oo t O oi E ' E oo to 0~ ~ _J ..., z :::, I II -...a--~ ~"---,--....,.---,..,,..-.,,....._..,.._I ~--a..1.-..... ...,,,i _.._...,, __ -,t !---..---IF------..1 1 !-----...---,....----1 i,.a..._ ..... _ l~~F~I ILl===i=F="=:i:;;;;::F=i====i=l='=F='=ilf l~~F~f~~I J===l=+===i=====i fi:::========I IF~,~~,~~11 ~~~~~~ l~~F~I m s -----.'"9--"=---:a;a==" ll:~=..i..=l-==la~.i......!.=..1.j....a=...J-lbs===db=a;a=W==as-dl-l----.j..1=--"-=---1--li===...a==-l--l\=-d\--d\=a-dlf-Ji-.i...,..ll......,....i. .... ,...-1--1faae=-Le==adL-!lb-::aeW-a;db-=>,JLll.1=,c±=cl,cc...ac=,,±c~±,cc...!.=,±...ac,=c±1~ ----1----- I e--J+-{ 2 I -'~- i H 8 CD COMPOSITE METAL PANEL -BLACK CI) COMPOSITE METAL PANEL -WHITE CD COMPOSITE METAL PANEL -RED CD HORIZONTAL CLEAR FINISH RED CEDAR m TEMPERED CLEAR GLASS GUARD CI) CONCRETE 7 22.02.2021 ISSUE FOR DP REVISION 6 19.02.2021 REVIEW 5 08.02.2021 REVIEW 4 02.02.2021 CONCEPT REVIEW 3 20.01.2021 CONCEPT REVIEW 2 12.06.2020 ISSUE FOR DP REVISION 21.10.2019 ISSUE FOR DP NO. DATE REVISION DESIGN CONSULTANT Billard Architecture + + SEAL --t PRO.ECT Sl£ET 1111£ Sr.AI..E: SHEET NO. DRAWN BY: CHECKED BY: PROJECT NO: 2 3 4 5 6 7 8 9 10 11 MAIN FLOOR 100'-0" SECOND FLOOR 110'-0" THIRD FLOOR 120'-0" FOURTH FLOOR 130'-0" FIFTH FLOOR 140'-0" ROOF 160'-0" T.O.ELEVATOR 174'-4" A4.02 B 12 P1 PARKING 91'-4" P2 PARKING 82'-10" MAX. HT BLDG 162'-0" AVG GRADE 99'-9" MAIN FLOOR 100'-0" SECOND FLOOR 110'-0" THIRD FLOOR 120'-0" FOURTH FLOOR 130'-0" FIFTH FLOOR 140'-0" ROOF 160'-0" P1 PARKING 91'-4" P2 PARKING 82'-10" 1 A4.01 BUILDING SECTION - AA 1/8"=1'-0" 1 13 A4.03 C T.O.STAIR 170'-0" SIXTH FLOOR 150'-0" SIXTH FLOOR 150'-0" ALL RIGHTS RESERVED, PROPERTY OF THE ARCHITECTS, USE OR REPRODUCTION PROHIBITED WITHOUT PRIOR WRITTEN PERMISSION. THE CONSTRUCTOR SHALL REVIEW THE DOCUMENTS FOR CONFORMANCE WITH CODES AND BY-LAWS AND SHALL ADVISE THE ARCHITECTS OF ANY DISCREPANCIES. THE CONSTRUCTOR SHALL CHECK AND VERIFY ALL DIMENSIONS AND REPORT ALL ERRORS AND OMISSIONS TO THE DESIGNER. DO NOT SCALE THE DRAWINGS. THIS DRAWINGS IS INTENDED FOR INFORMATION ONLY. THE CONSTRUCTOR AND ANY PERSON USING THIS DRAWING FOR INFORMATION ARE ADVISED TO REFER TO CIVIL, STRUCTURAL, MECHANICAL, SPRINKLER, ELECTRICAL, LANDSCAPE AND INTERIOR DESIGN DISCIPLINE DRAWINGS FOR INFORMATION RELATING TO THOSE DISCIPLINES. #701 - 625 Fifth Avenue New Westminster, B.C. Canada, V3M 1X4 (604) 619-0529 info@billardarchitecture.ca www.billardarchitecture.ca FILE: 19BA05RB CC,BB DEWDNEY TRUNK MAPLE RIDGE, BC 22904, 22910, 22922 A4.01 BUILDING SECTION AA 1/8"=1'-0" 225'-6" ~..........,.- 163'-3" ~........,._ 0 ---+---------<------------+---+------+--.-------~-----+-----• 0 ... ., I . r\-0 ... N ,.., - E • E co IC b ID g --r --,---- E' ~ , E E oo 0 o ,. E I I lcr-------+--1 I I MECHANICAL I I -1 C? I UNIT 610~ ;i J ~ CORR I UNIT 607 r\ 0 ~ ---+ ----t==t=========:t:~=°':t:3.==:::::::c:::::::::t===========::::::::::==:::::t:J E E ,......., I ,. E ,. E E oo I 0 0 ,. E -s ~ UNIT 517~ ;i J ~ cdRR 1 UNIT 516 I r\ ~ ,:::!. g ---+ ~=~ -----t------------.--~-..-------------~ E E ,......., • E I . E E oo oo ,. E I I I CC RR UNIT 418 C) I"".>, 0) ~ .!2. -,- -s ~ _j UNIT 419~ ;i J ~ r\ ' - - - -~----,:::!. ---------- E • E co IC b ID r\ ~ E • E co IO r\·01 E' ~ E E C)o ,. E UNIT 322~ i J ~ ~ O'I -.:r B. I I I CC RR UNIT 321 I I I 8 I I I ' ~ LOBBY I ..... , -......_--,__ - I .......... ""1,_ LO BY I -~ - I I ~ LO BY ~,_ ......._.,_ -~ I I LO BY -......_.., ~ LEGEND: CJ 1 BED CJ 2 BED CJ 3 BED CJ STUDIO CJ AMENITY I ROOF DECK I I I I --1- UNIT 606 CORR UNIT 613 I --+- UNIT 505 ORR UNIT 504 I ---+- I UNIT 405 '.ORR UNIT 404 _ _j__ I UNIT 305 '.ORR UNIT 304 "" z :::, -- I~ "" c.. 0 "' UNIT 204 I"- E • E co IO 01(\ E • E co Io 0~ 'ti r\ E • E co IO b a:i ~r\ E • E co IO 01(\ 7 22.02.2021 ISSUE FOR DP REVISION 6 19.02.2021 REVIEW 5 08.02.2021 REVIEW 4 02.02.2021 CONCEPT REVIEW 3 20.01.2021 CONCEPT REVIEW 2 12.06.2020 ISSUE FOR DP REVISION 1 21.10.2019 ISSUE FOR DP NO. DATE REVISION DESIGN CONSULTANT Billard Architecture SEAL PRO.ECT Sl£ET 1111£ Sr.AI..E: SHEET NO. DRAWN BY: CHECKED BY: PROJECT NO: B C D E F G H A4.01 A J 2 A4.02 BUILDING SECTION - BB 1/8"=1'-0" A K MAIN FLOOR 100'-0" SECOND FLOOR 110'-0" THIRD FLOOR 120'-0" FOURTH FLOOR 130'-0" FIFTH FLOOR 140'-0" ROOF 160'-0" T.O.ELEVATOR 174'-4" P1 PARKING 91'-4" P2 PARKING 82'-10" MAX. HT BLDG 162'-0" AVG GRADE 99'-9" T.O.STAIR 170'-0" SIXTH FLOOR 150'-0" MAIN FLOOR 100'-0" SECOND FLOOR 110'-0" THIRD FLOOR 120'-0" FOURTH FLOOR 130'-0" FIFTH FLOOR 140'-0" ROOF 160'-0" P1 PARKING 91'-4" P2 PARKING 82'-10" SIXTH FLOOR 150'-0" ALL RIGHTS RESERVED, PROPERTY OF THE ARCHITECTS, USE OR REPRODUCTION PROHIBITED WITHOUT PRIOR WRITTEN PERMISSION. THE CONSTRUCTOR SHALL REVIEW THE DOCUMENTS FOR CONFORMANCE WITH CODES AND BY-LAWS AND SHALL ADVISE THE ARCHITECTS OF ANY DISCREPANCIES. THE CONSTRUCTOR SHALL CHECK AND VERIFY ALL DIMENSIONS AND REPORT ALL ERRORS AND OMISSIONS TO THE DESIGNER. DO NOT SCALE THE DRAWINGS. THIS DRAWINGS IS INTENDED FOR INFORMATION ONLY. THE CONSTRUCTOR AND ANY PERSON USING THIS DRAWING FOR INFORMATION ARE ADVISED TO REFER TO CIVIL, STRUCTURAL, MECHANICAL, SPRINKLER, ELECTRICAL, LANDSCAPE AND INTERIOR DESIGN DISCIPLINE DRAWINGS FOR INFORMATION RELATING TO THOSE DISCIPLINES. #701 - 625 Fifth Avenue New Westminster, B.C. Canada, V3M 1X4 (604) 619-0529 info@billardarchitecture.ca www.billardarchitecture.ca FILE: 19BA05RB CC,BB DEWDNEY TRUNK MAPLE RIDGE, BC 22904, 22910, 22922 BUILDING SECTION BB A4.02 1/8"=1'-0" I (\ I ~ E ------- '!,,-0 I '-'! I I I I I I (\.,,.. 0 Pi ---r-1----- E I • E 0 8 I 0 !:i! I I I I I I 225' -6" 0 "' - ~--1 -1-I ( \ ., e l I 0 E E 0 0 a E I ~ I I UNIT 601 ·' «;! 'b ~ CORR I UNITI 607 0 .... ~II"") 0 --+- ~O> -.to I:'... ,... (\ c::,,. ~ e E ~ • g E E 0 I I 9 ~ .. 5 IUNIT 519 I I UNIT 521 CORR 0 !:i! ..; a, "! ---+- 0. "' 0 !:2,01 ~ (\ I:'... N ~ p e I E I I E I I "' • E E CJ • a E 0 8 0 I I UNIT 422 I ""· 0 CORR UNIT 419 "' 0 !:i! _ _j__ ..iON a I • z 0 ....., ~ ~ 25 "' ~"',... 'h =' (\ ~ c::,,. => I "' "' ~ <O ~ E E I I e I I 0 E ~ "" ,..; • E E E ,... 0 8 0 a E a, I UNIT 325 ·' "" • 0 CORR UNIT 322 "" 0 !:i! "ON -... I . ~ 0. "' 0 ~CD~ "' (\ ~ c::,,. w z :::, -- I -- I I I I -- I I I I 11--1-1-I - UNIT 608 I I I I ---+---+- I I I I UNIT 517 UNIT 515 UNIT 513 ---+----+-r I I I I UNIT 417 UNIT 415 UNIT 413 _ _j _ I I I UNIT 320 UNIT 318 CORR UNIT 315 - w z ::J -- 8 - - - - w z ::J - LEGEND: ~ 1 BED ~ 2BED ~ 3BED ~ STUDIO =~ AMENllY ~ E 0 E 8 I 0 !:i! 0 I:'... ~ E • g 0 I 0 !:i! 0 I:'... E • E 0 8 I 0 !:i! 0 "' ~ E • E 0 8 I 0 !:i! 0 "' ~ E • E Oo IO 0 a:i -3, E • E oa I a ~ !:i! 3. E • E "" 0 1'-'! 00 ::; <O c::,,. E • E <O "' I '-'! • a, "" "" E --- 7 22.02.2021 ISSUE FOR DP REVISION 6 19.02.2021 REVIEW 5 08.02.2021 REVIEW 4 02.02.2021 CONCEPT REVIEW 3 20.01.2021 CONCEPT REVIEW 2 12.06.2020 ISSUE FOR DP REVISION 1 21.10.2019 ISSUE FOR DP NO. DATE REVISION DESIGN CONSULTANT Billard Architecture SEAL PRO.ECT S1£ET 1111£ Sr.AI..E: SHEET NO. DRAWN BY: CHECKED BY: PROJECT NO: B C D E F G H A4.01 A JA K 3 A4.03 BUILDING SECTION - CC 1/8"=1'-0" MAIN FLOOR 100'-0" SECOND FLOOR 110'-0" THIRD FLOOR 120'-0" FOURTH FLOOR 130'-0" FIFTH FLOOR 140'-0" ROOF 160'-0" T.O.ELEVATOR 174'-4" P1 PARKING 91'-4" P2 PARKING 82'-10" MAX. HT BLDG 162'-0" AVG GRADE 99'-9" T.O.STAIR 170'-0" SIXTH FLOOR 150'-0" MAIN FLOOR 100'-0" SECOND FLOOR 110'-0" THIRD FLOOR 120'-0" FOURTH FLOOR 130'-0" FIFTH FLOOR 140'-0" ROOF 160'-0" P1 PARKING 91'-4" P2 PARKING 82'-10" SIXTH FLOOR 150'-0" ALL RIGHTS RESERVED, PROPERTY OF THE ARCHITECTS, USE OR REPRODUCTION PROHIBITED WITHOUT PRIOR WRITTEN PERMISSION. THE CONSTRUCTOR SHALL REVIEW THE DOCUMENTS FOR CONFORMANCE WITH CODES AND BY-LAWS AND SHALL ADVISE THE ARCHITECTS OF ANY DISCREPANCIES. THE CONSTRUCTOR SHALL CHECK AND VERIFY ALL DIMENSIONS AND REPORT ALL ERRORS AND OMISSIONS TO THE DESIGNER. DO NOT SCALE THE DRAWINGS. THIS DRAWINGS IS INTENDED FOR INFORMATION ONLY. THE CONSTRUCTOR AND ANY PERSON USING THIS DRAWING FOR INFORMATION ARE ADVISED TO REFER TO CIVIL, STRUCTURAL, MECHANICAL, SPRINKLER, ELECTRICAL, LANDSCAPE AND INTERIOR DESIGN DISCIPLINE DRAWINGS FOR INFORMATION RELATING TO THOSE DISCIPLINES. #701 - 625 Fifth Avenue New Westminster, B.C. Canada, V3M 1X4 (604) 619-0529 info@billardarchitecture.ca www.billardarchitecture.ca FILE: 19BA05RB CC,BB DEWDNEY TRUNK MAPLE RIDGE, BC 22904, 22910, 22922 BUILDING SECTION CC A4.03 1/8"=1'-0" ~ "' w "' "' z i5 • =' "' ::, I "' N-'°E E g ~ "" -~ E • E oo Io ~~ I\ c I -+---------+----- 1- - - ROOF DECK 'b UNIT 601 _, - • 0 UNIT 522 _, - UNIT 424 J • 0 UNIT 327 _, - I - I - LOBBY I - 'E E E g "o E .. I ~ CORR 0 ~ C "' " N ~ - 'E E E g • E .. 0 ~ CORR I 0 ~ C "' " ~ - 'E ~ E E E g • 0 ~ CORR c'; I "' ~ C " ~ - E ~ E E al • E .. 0 ~ CORR I c ~ "' " N ~ - I I I I --+------ I n=:t:::==~----- I STAIR CORE I I -----+-----t ----t -------I I I I n~mrr====:::n ~---+--- -- --f-l---+-------+---+---+-- I I T7!~FT7 .U........ ............. ............,..L.JJ.... ...................... ......!I-J.:~..:'"~~--'' ............. F""'-..... ~:.-:..~-"OL-l _~~l ::::'.=_l =--tbdal~~daaal d l=abl d lL_.1-1 ~' --+----+--- 1 I UNIT 412 _j --rr7r~m~-r=7 1--~-I ..L.>., ........ _ ....... .....__~_ ........ ........_,.,...... ....... _ ............... _ ........ ...,_ .. __ I _______ ........ __ .L.fl--I --- CORR UNIT 314 8 - - - - w z ::J - LEGEND: CJ CJ CJ CJ CJ 1 BED 2 BED 3 BED STUDIO AMENllY E • E 0 8 I 'b .; .... 0 "' ~ E • E 0 0 I 0 'b .; ... 0 C ~ E • E 0 0 I 0 'b "" ... 0 C E • E 0 0 I 0 'b ~ 0 "' ~ E • E 98 b 00 _..,. c E • E oo IO 0 a:i ~ 3, E • E <O "' ,~ -"' "" "" "' ~ 7 22.02.2021 ISSUE FOR DP REVISION 6 19.02.2021 REVIEW 5 08.02.2021 REVIEW 4 02.02.2021 CONCEPT REVIEW 3 20.01.2021 CONCEPT REVIEW 2 12.06.2020 ISSUE FOR DP REVISION 1 21.10.2019 ISSUE FOR DP NO. DATE REVISION DESIGN CONSULTANT Billard Architecture SEAL PRO.l'CT S1£ET 1111£ Sr.AI..E: SHEET NO. DRAWN BY: CHECKED BY: PROJECT NO: ALL RIGHTS RESERVED, PROPERTY OF THE ARCHITECTS, USE OR REPRODUCTION PROHIBITED WITHOUT PRIOR WRITTEN PERMISSION. THE CONSTRUCTOR SHALL REVIEW THE DOCUMENTS FOR CONFORMANCE WITH CODES AND BY-LAWS AND SHALL ADVISE THE ARCHITECTS OF ANY DISCREPANCIES. THE CONSTRUCTOR SHALL CHECK AND VERIFY ALL DIMENSIONS AND REPORT ALL ERRORS AND OMISSIONS TO THE DESIGNER. DO NOT SCALE THE DRAWINGS. THIS DRAWINGS IS INTENDED FOR INFORMATION ONLY. THE CONSTRUCTOR AND ANY PERSON USING THIS DRAWING FOR INFORMATION ARE ADVISED TO REFER TO CIVIL, STRUCTURAL, MECHANICAL, SPRINKLER, ELECTRICAL, LANDSCAPE AND INTERIOR DESIGN DISCIPLINE DRAWINGS FOR INFORMATION RELATING TO THOSE DISCIPLINES. #701 - 625 Fifth Avenue New Westminster, B.C. Canada, V3M 1X4 (604) 619-0529 info@billardarchitecture.ca www.billardarchitecture.ca FILE: 19BA05RB CC,BB DEWDNEY TRUNK MAPLE RIDGE, BC 22904, 22910, 22922 SHADOW STUDY 1 A7.01 SPRING 8AM NTS 2 A7.01 SPRING 12PM NTS 3 A7.01 SPRING 4PM NTS 6 A7.01 SUMMER 4PM NTS 5 A7.01 SUMMER 12PM NTS 4 A7.01 SUMMER 8AM NTS 7 A7.01 WINTER 8AM NTS 8 A7.01 WINTER 12PM NTS 9 A7.01 WINTER 4PM NTS BUILDING NORTH A7.01 -~ I- • f ' , ., • f ' , .., .., ~ ;. I! --,,, -, 8 8 8 DEWDNEYTRUNK !WAD --~ ~ • f • , ., .., • • • , .., - • • • , .., .., • -~ -r, ;. ' • • ' , ., 8 -r, • f ' , ., 8 -- 8 ,: "' C: :,:, -, z m _, _, "' _, :,:, m m _,a 7 22.02.2021 ISSUE FOR DP REVISION 6 19.02.2021 REVIEW 5 08.02.2021 REVIEW LLERAVENUE 4 02.02.2021 CONCEPT REVIEW 3 20.01.2021 CONCEPT REVIEW 2 12.06.2020 ISSUE FOR DP REVISION 8 21.10.2019 ISSUE FOR DP NO. 0,1[ REVISION DESIGN CONSULTANT Billard Architecture LLERAYENUE SEAL 8 PRO.l'CT S1£ET 1111£ 8 Sr.AI..E: SHEET NO. DRAWN BY: CHECKED BY: PROJECT NO: CHILDRENS PLAY AREA WR - 1 WR- 1 0 10' 20' 30' 40' 50' BAR SCALE (IMP.) 70" PERIMETER FENCE RAIL FENCE AND GATE SOD LAWN 24X24 PAVERS, INSET TREE TO BE REMOVED (TYP) PLAY AREA: PLAYHOUSE AND WOOD STEPPERS ON RESILIENT TILE SAFETY SURFACE 24" HT RAISED PIP CONCRETE PLANTER AT PATIO EDGE (TYP) BUILT IN CONCRETE BENCH (TYP) WASTE RECEPTACLE WR-1 UNDERGROUND GARAGE ENTRY START OF 70" PERIMETER FENCE 48" HT PERIMETER FENCE PERMEABLE PAVERS ON SLABGARBAGE PICKUP AREA PARKING PARKING PARKING SIDEWALK DIVIDER BY ARCH. SI D E W A L K 3' SOLID PRIVACY SCREEN BETWEEN PATIOS CHAMAECYPARIS NOOT. 'VAN DEN AKKER' CARPINUS B. 'FRANS FONTAINE' PICEA OMORIKA 'BRUNS' SOD LAWN 24" RAISED PIP CONCRETE PLANTER 72" PERIMETER FENCE MALUS 'JEFSPIRE' RAIL FENCE AND GATE PMT 48" PERIMETER FENCE 70" PERIMETER FENCE 48" PERIMETER FENCE 70" PERIMETER FENCE CONCRETE PAVERS 24" PIP CONCRETE WALL AND STAIRS UP TO GARDEN SCORED B.F. CONCRETE PERMEABLE PAVERS IN DRIVEWAY WR-1 WASTE RECEPTACLE WR-1 ALUMINUM PLANTERS 30"HTX18"WX48"LBIKE RACKS (2) AYLESBURY BENCH B-1 WASTE RECEPTACLE WR-1 WR-1 SCORED B.F. CONCRETE ENTRY PAVING SIGNAGESIGNAGE SIGNAGE PERMEABLE PAVERS SOD LAWN (TYP) STREET TREE, TO BE APPROVED BY CITY PARKS DEPT. SOD LAWN (TYP) 24" HT PIP CONCRETE WALL AT PARKADE EDGE STYRAX JAPONICA 1 L4 1 L4 2 L4 1 L4 1 L4 1 L4 2 L4 TREE PROTECTION FENCE 1 L1 1 L1 TREE PROTECTION FENCE PLANTED SIZE / REMARKSCOMMON NAMEBOTANICAL NAME PLANT SCHEDULE KEY QTY PMG PROJECT NUMBER: 20-096 TREE 7 ACER PALMATUM JAPANESE MAPLE 2.0M HT, B&B 3 AMELANCHIER C. 'ROBIN HILL'ROBIN HILL SERVICEBERRY 2.0M HT; B&B 2 CAMELLIA JAPONICA 'APRIL REMEMBERED' ICE ANGELS APRIL REMEMBERED CAMELLIA 1.0M HT, TREE FORM 5 CARPINUS BETULUS 'FRANS FONTAINE'FRANS FONTAIN HORNBEAM 5CM CAL; 1.8M STD, B&B 7 CHAMAECYPARIS NOOTK. 'VAN DEN AKKER' VAN DEN AKKER WEEPING CYPRESS 2.0M HT; B&B 3 MALUS 'JEFSPIRE'PURPLE SPIRE CRABAPPLE 5CM CAL; 1.5M STD; B&B 2 PICEA OMORIKA 'BRUNS'BRUNS SERBIAN SPRUCE 2.5M HT; B&B 2 PINUS CEMBRA 'COLUMNARIS'COLUMNAR SWISS STONE PINE 2.0M HT; B&B 2 STREET TREE (TBD)STREET TREE (TBD)8CM CAL; 1.8M STD; B&B 2 STYRAX JAPONICUS JAPANESE SNOWBELL 6CM CAL; 1.5M STD; B&B SHRUB BU 99 BUXUS SEMPERVIRENS 'GREEN VELVET'GREEN VELVET BOXWOOD #3 POT; 40CM HM 5 HYDRANGEA MACRO. 'RED SENSATION'RED SENSATION HYDRANGEA #3 POT; 60CM K 24 KERRIA JAPONICA 'SHANDALE'CAT'S EYE DWARF KERRIA #2 POT N 26 NANDINA DOMESTICA 'GULFSTREAM'GULFSTREAM HEAVENLY BAMBOO #3 POT; 50CM PI 14 PIERIS JAPONICA 'FOREST FLAME'FOREST FLAME PIERIS #3 POT; 50CM RI 4 RHODODENDRON 'IMPEDITUM'RHODODENDRON;LIGHT PURPLE-BLUE #3 POT; 30CM RH 3 RHODODENDRON 'MRS. FURNIVAL'RHODODENDRON; ROSE PINK; MAY #3 POT; 50CM RH1 11 RHODODENDRON 'P.J.M. ELITE'ELITE P.J.M. RHODODENDRON #3 POT; 50CM SA 36 SARCOCOCCA HOOKERANA VAR. HUMILIS HIMALAYAN SWEET BOX #3 POT; 35CM SK 31 SKIMMIA JAPONICA (10% MALE)JAPANESE SKIMMIA #3 POT; 50CM SP 6 SPIRAEA X JAPONICA 'MAGIC CARPET'MAGIC CARPET SPIRAEA #2 POT; 40CM Y 115 TAXUS X MEDIA 'HICKSII'HICK'S YEW 1.0M HT, B&B TH 39 THUJA OCCIDENTALIS 'DEGROOT'S SPIRE'DEGROOT'S SPIRE CEDAR 1.8M HT, B&B VD 4 VIBURNUM DAVIDII DAVID'S VIBURNUM #3 POT; 45CM GRASS KF 27 CALAMAGROSTIS X A. 'KARL FOERSTER'KARL FOERSTER FEATHEREED GRASS #2 POT, HEAVY O 54 CAREX OSHIMENSIS 'EVERGOLD'EVERGOLD JAPANESE SEDGE #1 POT PE1 13 PENNISETUM ORIENTALE ORIENTAL FOUNTAIN GRASS #1 POT PERENNIAL HE 18 HEMEROCALLIS 'STELLA D'ORO'STELLA D'ORO DAYLILY #1 POT HO 11 HOSTA UNDULATA WAVY LEAF HOSTA #1 POT; 1 EYE; HEAVY SHADE li 52 LIRIOPE MUSCARI 'BIG BLUE'BIG BLUE LILY-TURF 11CM POT GC D 17 DRYOPTERIS ERYTHROSORA 'BRILLIANCE' BRILLIANCE AUTUMN FERN #1 POT; 25CM E2 87 EUONYMUS JAPONICA 'ROEHMERTWO'GOLD SPLASH WINTERCREEPER #1 POT; 25CM CF 8 OSMUNDA CINNAMOMEA CINNAMON FERN #2 POT f 18 POLYSTICHUM MUNITUM.SWORD FERN #2 POT PA 11 POLYSTICUM ACROSTICHOIDES CHRISTMAS FERN #2 POT NOTES: * PLANT SIZES IN THIS LIST ARE SPECIFIED ACCORDING TO THE BC LANDSCAPE STANDARD AND CANADIAN LANDSCAPE STANDARD, LATEST EDITION. CONTAINER SIZES SPECIFIED AS PER CNLA STANDARD. BOTH PLANT SIZE AND CONTAINER SIZE ARE THE MINIMUM ACCEPTABLE SIZES. * REFER TO SPECIFICATIONS FOR DEFINED CONTAINER MEASUREMENTS AND OTHER PLANT MATERIAL REQUIREMENTS. * SEARCH AND REVIEW: MAKE PLANT MATERIAL AVAILABLE FOR OPTIONAL REVIEW BY LANDSCAPE ARCHITECT AT SOURCE OF SUPPLY. AREA OF SEARCH TO INCLUDE LOWER MAINLAND AND FRASER VALLEY. * SUBSTITUTIONS: OBTAIN WRITTEN APPROVAL FROM THE LANDSCAPE ARCHITECT PRIOR TO MAKING ANY SUBSTITUTIONS TO THE SPECIFIED MATERIAL. UNAPPROVED SUBSTITUTIONS WILL BE REJECTED. ALLOW A MINIMUM OF FIVE DAYS PRIOR TO DELIVERY FOR REQUEST TO SUBSTITUTE. SUBSTITUTIONS ARE SUBJECT TO BC LANDSCAPE STANDARD AND CANADIAN LANDSCAPE STANDARD - DEFINITION OF CONDITIONS OF AVAILABILITY. ALL LANDSCAPE MATERIAL AND WORKMANSHIP MUST MEET OR EXCEED BC LANDSCAPE STANDARD AND CANADIAN LANDSCAPE STANDARD LATEST EDITION. ALL PLANT MATERIAL MUST BE PROVIDED FROM CERTIFIED DISEASE FREE NURSERY GALVANIZED OR APPROVED EQUIVALENT. SNOW FENCE TO BE DUPONT L-70FENCING MATERIAL. WIRE TO BE WOVEN THROUGH UNDISTURBED 6'-0" - 6'-6" HT. 4" DIA. CEDAR POST STAPLE 6" O.C. FENCE STAPLES 2'-0" 4'-0"ALONG FENCE POST TREE RETENTION FENCES TO BE IN PLACE PRIOR TO ANY WORK ON SITE. LANDSCAPE ARCHITECT TO VERIFY PLACEMENT. FENCE TO ENCLOSE ALL TREE RETENTION ZONES. 2. 3. 1. NOTES: WITH GALVANIZED STAPLES. GROUND LEVEL EXISTING SUBGRADE 4'-0" ALL WEATHER SIGN TREE PROTECTION FENCE1 SCALE: 1/2"=1'-0" CHK'D: 20096-1.ZIP DRAWN: DESIGN: SCALE: DATE: PMG PROJECT NUMBER:20-096 OF 5 DRAWING TITLE: TRUNK ROAD MIXED USE DEVELOPMENT PROJECT: DRAWING NUMBER: REVISION DESCRIPTIONNO. DATE DR. 22094, 22910, 22922 DEWDNEY SEAL: Copyright reserved. This drawing and design is the property of PMG Landscape Architects and may not be reproduced or used for other projects without their permission. c CLIENT: LANDSCAPE Burnaby, British Columbia, V5C 6G9 p: 604 294-0011 ; f: 604 294-0022 Suite C100 - 4185 Still Creek Drive ARCHITECTS MAPLE RIDGE, BC BILLARD ARCHITECTURE NEW WESTMINSTER, BC 604-619-0529 PROJECT ARCHITECT: LANDSCAPE PLAN: MAIN FLOOR L1 21.02.22 1/16"=1'-0" BJ PCM ·1··c hy:.:rc-1l """:"' ' IJU2,I\ .,I IL 1 C]·J'i v::il\"::: ,-,;-i,1--,;----; CJ" ;.V .·, \·/' TO 11:::-ls = /. r, *~ -----t----t l-·!lt 1 M ~:r-i--:tt~W i,'-': .1 I, . J.~0;2 J,:..:ciJ COMMERCL',L SHELL SPACE 02 . ,,. .'..>'. 973.2 SQ. FT/ UNIT 115 2 BED =,;"3J 772.7 SQ. FT. 791.1 SQ. FT. AMENJJY A 481-!j SQ. FT. ' ~ 'b 'i tt DEWDNEY TRUNK UNIT 118 1 BED 54S.3 SQ. FT CORRIDOR UNIT 116 10 367.2 FT. UNIT 112 2 BED UNIT 119 Sl\JDIO • ~? ,- MAIN°ENTRY 368.,~.~==:J LOBBY 7 _,, 871.0 SQ. FT. I c:·, .. ; cu,, deci:::' ' r· ,J·1hcle crn MAIL ]l--_t_uline UNIT 102 .1 BED 557,2 SQ. UNIT 103 1 BED rr==-'a56.6.9 SQ. FT. OMMERCI NTRY ' / COMMERCL',L SHELL SPACE 01 \ 970.7 SQ. FT. , 1 BED 56~.4 SQ. FT. "I • 0 NIT 108 c~·,171 S" i/!'/ • _ J.'.:l0 'J ,~-, :· ·c_:cw·r car t.'."" ~ENITY Q_;;, , =s~74.0 s-9. 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This drawing and design is the property of PMG Landscape Architects and may not be reproduced or used for other projects without their permission. c CLIENT: LANDSCAPE Burnaby, British Columbia, V5C 6G9 p: 604 294-0011 ; f: 604 294-0022 Suite C100 - 4185 Still Creek Drive ARCHITECTS MAPLE RIDGE, BC BILLARD ARCHITECTURE NEW WESTMINSTER, BC 604-619-0529 PROJECT ARCHITECT: SHRUB PLAN: MAIN FLOOR L2 21.02.22 1"=10'-0" BJ PCM 1-i, C h r:::1 1 I_ ·.;u Ive :}) > O,· -IT:·~ ·1··101:-'. ' I, r1 lc·l,-c,wr, /> ' > ) Q_l c_ ,o > > > > > cr-·t -h O\· b,,,,-;;·~ ~\ - :z 0 !5 ~ - ----- ----- ) I I DEWDNEY TRUNK je: rd Ip,--.~ 11:;:i 1Tc1hcle i-lTI - ----- ----- ------------- EXISTING I -------------------- 1/1 I 2 D. I I :lecicl V Q) Q) 'O Q) _c ' 0 . PL-1 PL-1 PL-1 WR - 2 PL-1 PL-1 PL-2 PL-1 PL-1 WR - 2 PL-2 PL-2 PL-2 PL-2 PL-2 PL-2 PL-2 PL-2 PL-2 PL-2 PL-2 PL-2 PL-2 PL-2 PL-2 PL-2 PL-2 PL-2 PL - 2 PL - 2 GARDEN SHED GARDEN PLANTERS (X20) PL-2 TREE PLANTER (X7) PL-1 SAFETY RAIL SLAB PAVERS IN HERRINGBONE PATTERN BACKLESS BENCH (X5) B-2B-2 B-2 B-2 SIMPLE METAL PERGOLA OVER SEATING AREA SOCIAL SEATING AREA ACER PALMATUM AMELANCHIER 'ROBIN HILL' PL-2 TWO STREAM WASTE RECEPTACLE WR-2 PL-1 B-2B-2 BBQ PICNIC TABLES WITH BENCHES FOR GROUP DINING SIMPLE MODERN METAL PERGOLA OVER DINING AREA AYLESBURY BENCH (X2) B-1 42" HT. PIP CONCRETE PLANTER FOR TREE PLANTING PINUS CEMBRA 'COLUMNARIS' ROOF TREATMENT: REFER TO ARCHITECTURE DWGS. SLAB PAVERS IN RUNNING BOND PATTERN TWO STREAM WASTE RECEPTACLE WR-2 12'-0" 12' 3 L4 3 L4 CHK'D: 20096-1.ZIP DRAWN: DESIGN: SCALE: DATE: PMG PROJECT NUMBER:20-096 OF 5 DRAWING TITLE: TRUNK ROAD MIXED USE DEVELOPMENT PROJECT: DRAWING NUMBER: REVISION DESCRIPTIONNO. DATE DR. 22094, 22910, 22922 DEWDNEY SEAL: Copyright reserved. This drawing and design is the property of PMG Landscape Architects and may not be reproduced or used for other projects without their permission. c CLIENT: LANDSCAPE Burnaby, British Columbia, V5C 6G9 p: 604 294-0011 ; f: 604 294-0022 Suite C100 - 4185 Still Creek Drive ARCHITECTS MAPLE RIDGE, BC BILLARD ARCHITECTURE NEW WESTMINSTER, BC 604-619-0529 PROJECT ARCHITECT: LANDSCAPE PLAN: ROOF AMENITY L3 21.02.22 1"=10'-0" BJ PCM L . i .. · .·-.: .... ,· ... -.. • .. ·'· ... ' . ··' : .... . .. .. .... , -·· .. •,•• -:. ....... ,.•· ·· ....... . .·. --... .... ., . . . .. . : · ... ·.· .•. ·,,,{, -' ... ' : •• ... . .. : • : ... , .. .. , .. .. ·-. . .. ~ . I X . . . .. ' ,,•, .... I \ ,,·, , ' .. . . . : .. -·· ;;· .. -,· . ,; ·' -.:-• . • ... . •' -· .. , .. . . ,,. .. 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J 0 ====== =======-====== ======== _-_-_-_-_-_== ----== =-====== ----= -=-=--=--=------==-====== ======= -======= ====== PERMEABLE PAVERS ON GRANULAR BASE PARKING AREAS ECO-PRIORA STANDARD PAVERS 80mm TH CHARCOAL COLOUR HERRINGBONE PATTERN PERMEABLE PAVERS ON GRANULAR BASE DRIVEWAY AREAS ECO-PRIORA SQUARE PAVERS 80mm TH TAN COLOUR ANGLED BLOCK PATTERN PERMEABLE PAVERS ON PEDESTALS SIDEWALK AREAS 12X24 CONCRETE PAVERS TAN COLOUR RUNNING BOND PERMEABLE PAVERS ON PEDESTALS PRIVATE PATIO AREAS 18X18 CONCRETE PAVERS NATURAL COLOUR STACKED BLOCK PATTERN PERMEABLE PAVERS ON PEDESTALS PUBLIC PATIO AREAS 12X24 CONCRETE PAVERS CHARCOAL COLOUR HERRINGBONE PATTERN SCORED B.F. CONCRETE PUBLIC WALKWAY AREAS 48"X48" HATCH NATURAL COLOUR PAVING KEY ACER PALMATUMAMELANCHIER CAMELLIA JAPONICACHAMAECYPARIS N. 'VAN DEN AKKER''ROBIN HILL''APRIL REMEMBERED' MALUS 'JEFSPIRE'PINUS CEMBRA 'COLUMNARIS' PICEA OMORIKA 'BRUNS' STYRAX JAPONICA PROPOSED TREES WISHBONE FURNISHING AYLESBURY ANA-6 WISHBONE FURNISHING URBAN FORMS BIKE RACK UFBR-35 WISHBONE FURNISHING URBAN FORMS SELF-WATERING BENCH B-1 BIKE RACK TREE PLANTER PL-1 WISHBONE FURNISHING URBAN FORMS PICNIC TABLE UFPT-6 PICNIC TABLE WITH BENCHES WISHBONE FURNISHING WR-2 URBAN FORMS DUAL STREAM RECEPTACLE UFRS-44 WASTE RECEPTACLE WR-1 URBAN FORMS SINGLE CONTAINER UFTR-30 WISHBONE FURNISHING URBAN FORMS BACKLESS BENCH UFSB-5 BENCH B-2 WISHBONE FURNISHING URBAN FORMS SELF-WATERING PLANTER UFSW-58R PLANTER PL-2 GAMETIME SINGLE STUMP STEPPERS PLAYGROUND STEPPERS GAMETIME NATURE PLAYHOUSE PLAYGROUND PLAYHOUSE PLAYFALL TILES (OR SIMILAR) TWO COLOURS, CHECKERBOARD PATTERN) PLAYGROUND RESILIENT SURFACING ALL PLAY EQUIPMENT AND FURNITURE TO BE SURFACE MOUNTED TO HOUSEKEEPING SLABS, TO MEET OR EXCEED CSA STANDARDS, AND TO MANUFACTURERS' SPECIFICATIONS. PROPOSED FURNISHINGS PLANTER UFSW-38S 2X6 4X6 POST 1X1 NAILERBOTH SIDES 1" GAP 1X2 SLAT MAX 6'-4" 2'-2"2'-2" 2'-0" CONCRETE PEDESTAL PROTECTED SLAB STEEL POST SADDLE 5'- 1 0 " PERIMETER FENCE1 SCALE: 1/2"=1'-0" 4. GATE HARDWARE TO BE PREAPPROVED BY OWNER. 6. HINGES, LATCHES TO BE SCREWED INTO PLACE. TO BE ATTACHED USING COUNTERSUNK SCREWS. 3. ALL HARDWARE HOT DIPPED GALVANIZED. PICKETS ARCHITECTURAL TRIM (COLOUR TO BE PREAPPROVED BY OWNER) 2. STAIN TWO COATS PREMIUM WEATHERPROOFING STAIN, TO MATCH 5. HARDWARE TO BE HEAVY GAUGE. TYPICAL FENCE NOTES: 1. ALL WOOD P.T. HEM/FIR. OR 4 8 " ( S E E P L A N ) 3'- 1 0 " MAX 6'-4" 2X6 2X6 2X6 2X6 CONCRETE PEDESTAL PROTECTED SLAB 2X6 GATE (SEE PLAN) SELF-CLOSING HINGES RAIL FENCE AND GATE2 SCALE: 1/2"=1'-0" PAVERS, PREPARED SLAB NOTES: 1. POSTS, BEAMS, RAFTERS ALUMINUM. 2. WELD ALL SEAMS. 3. POWDER COAT GLOSS BLACK. 4. VERIFY ALL CONCRETE OPENING WIDTHS AND POST CONNECTION LOCATIONS PRIOR TO CONSTRUCTION. 6X6 POST, METAL CONCRETE POST PLINTH 2X6 METAL RAFTERS 2X8 METAL FRAME 4 SIDES RAFTERS METAL FRAME POST VARIES: SEE PLAN 12' ELEVATION: FRONT ELEVATION: SIDE PLAN VIEW 10'-6" 2'-2" PERGOLA3 SCALE: 1"=5" CHK'D: 20096-1.ZIP DRAWN: DESIGN: SCALE: DATE: PMG PROJECT NUMBER:20-096 OF 5 DRAWING TITLE: TRUNK ROAD MIXED USE DEVELOPMENT PROJECT: DRAWING NUMBER: REVISION DESCRIPTIONNO. DATE DR. 22094, 22910, 22922 DEWDNEY SEAL: Copyright reserved. This drawing and design is the property of PMG Landscape Architects and may not be reproduced or used for other projects without their permission. c CLIENT: LANDSCAPE Burnaby, British Columbia, V5C 6G9 p: 604 294-0011 ; f: 604 294-0022 Suite C100 - 4185 Still Creek Drive ARCHITECTS MAPLE RIDGE, BC BILLARD ARCHITECTURE NEW WESTMINSTER, BC 604-619-0529 PROJECT ARCHITECT: DETAILS L4 21.02.22 VARIES - PCM 0 / ,I I V ' / / V I I I : : : : I 1 11 11 1 1 I / I 1 1 I I --+------r-----+- ' L I I ' 0 ' J ' I 7 I - i J,_ 1 ~ ~, -, L - + ,! + ~~, - ' I,7 ' r, 1 : ' - 0 0 PART ONE GENERAL REQUIREMENTS PART THREE SOFT LANDSCAPE DEVELOPMENT PART THREE SOFT LANDSCAPE DEVELOPMENT - CONT PART THREE SOFT LANDSCAPE DEVELOPMENT - CONT PART TWO SCOPE OF WORK CHK'D: 20096-1.ZIP DRAWN: DESIGN: SCALE: DATE: PMG PROJECT NUMBER:20-096 OF 5 DRAWING TITLE: TRUNK ROAD MIXED USE DEVELOPMENT PROJECT: DRAWING NUMBER: REVISION DESCRIPTIONNO. DATE DR. 22094, 22910, 22922 DEWDNEY SEAL: Copyright reserved. This drawing and design is the property of PMG Landscape Architects and may not be reproduced or used for other projects without their permission. c CLIENT: LANDSCAPE Burnaby, British Columbia, V5C 6G9 p: 604 294-0011 ; f: 604 294-0022 Suite C100 - 4185 Still Creek Drive ARCHITECTS MAPLE RIDGE, BC BILLARD ARCHITECTURE NEW WESTMINSTER, BC 604-619-0529 PROJECT ARCHITECT: LANDSCAPE SPECIFICATIONS L5 21.02.22 NA - PCM 1.1 AERRENCES .1 CCIXO.c21994 CD■plJ wtth all atkln In lhl Gllnlrll Condltians of Canlract In conjnctlan with ttis Sldlan ll'HH ~-d by oltw Contract Doaalnts. .2 BL Landscape Standard, 1997 prepared by the B.C. Society of landscape Ardflects and tile B.c. Landscape & lusery Assodatlln, jHllly. All Vll'k and ■aterlals shall 111!tt standanls as set out n the B.t l.ands<ape standard ulless ....,..ded by tNs spedflcallGn or IS hted by Llndscape Ardilecl wllh •rtlten nslrll:llan. J HASTIR HUIICl'AL SPECFICA110NS l STANJARIJ DETAI.S, DEC. 1196 prop,rod bl the CGnH111111 ~ of British Caluoll,, _, and Hl"I CGnslrll:Ho, As-andlM-..~llvisiOI .4 ST AlltARD RR LAIIJSCAPE lllliATKII SYSTEM, MARCH 1'971 Prapll'ld by thl lrrlgatllln Industry Anodltlan af British Clllnbla. .5 HUIICl'AL BYLAWS ANl ElliNEERl6 Sl'ECRATIONS W16E NOlED. 12 T!STll6 . 1 A cllT&lt hot ■are than ane wth) test fir all gremg lll!llkll ta be use• on tlis sltt Is.,._ Prnlde nl pay for testmg by an nlepllllllllt tntag fldtJ ,rt JNIIO~ed by the Lnlscape ArcHttct. Deher grovlng Niu■ test results to Landscape Ardhct for miev and appro,al prior to placeaent. Refer ta Sedlan 14 linnllng Helllo Tesllng far procodon. .2 Owner NSll'YIS thl rWrt to tut or r1-ttst ■atarlals. Contractor responsllte to pa, far testing If aaterials do IOI' meet spedfatlon. 13 SU!IITTALS .1 ,.., .i, ... ,. pndlKh llffering-lhal Ollllailod n lho canlracl-oust be l"-'IP-by the lands"" Archlh<t. .2 Samals to canslst of product saple .-1Nrufithrer's prout de..._.tion. U SITEREVEW .1 1km the hnls of the laidscape ArcHtect's Contract wllh the o.nor and whore the l.andsape ArcN!tct Is the do~!ll'ted mleoor, the landscape ArcNttct wilt ob,.,.,. construction IS Is necessay In their opinion tD conflnn mufoi 11a1ice to tie plals and spedfkations. Contact Owers Representalive to arange for site obslr,atbl at the """'11'iattliHs.Alloohloda,s nolkl. _.._,_,•'I nduclobul wilt..t bo lllilld!G !ht f_lng, .1.1 Start Up Ste l1NHng, &lrllral Contract= Prllr tt any sitl llshrbm, a ■lltilg wittl lhl 91neral contradGr to milw 11'11 pmrntiln issues, garwal lnllcapl issues and--.,1 .. q- .1.Z Start Up Site 11eetlng, Lnlsc:ape Contract lif stpll'lte): At the start of vtrk vith Owna-'s RepresentaHH, Site SUpa lilaide11t and l.lnllscape CGntrac:ter; a ■eetklg ls te • ~ 1G m1 .. npeded •an and to nrlfy lhe amptaWJ of till! 11m9"ade Old _,1 slh candlHols 1G the landscape COll!Tachr. Provide ,.,.1ng-. test ,....1,; for tNs ...ting. . 13 Pro.-ess Site Visits: To ollsene llltertals illd wtcaillShl, as necessar, t""°'91 the COll'st af the Wll'k. Rewew of diffll'tnt aspects of the wwk IIIJ be dult witll on _,, sl191 visit. Such oi-ts ■IY lncludll, Sito L.,..i, R"'9I 6ndlng. Grtlll,g--qlllllty, doplhs, fillsh !1'11111~ _,go and-. Holflll• L..,s .-ll'ns O'ln; Pllllli"l--rlll lndudng --.1111..,p0n, IVHrJ lropldians, ~ri sins, quolily, -· -proctkl and IIJOII, 1n1 """"' Hijci> IITigrtiOI S,sttm: Pia, Eiiu~; Site fll'nllre; , .. ather lllllents of tll1 site dffllllal!nt whl!re the Landmp1 Arcllhd Is tlll dnl!Rll'ld rlftlllfW" suth ni Pedatr1111 Plmg. mhg. Non-struchral walls ad slabs. LWt Pamg. .1A SIDStllllial Porforon,, Rovloll of all wk, laOllllllg of al subsllluHOIS, dolellao• plant CIUlh, p,_.tlans of dofld .. l 11st, and .........toHOIS for o:,■pllllon. .15 Certificate of eo.,11on, Upon the lled•,tto, of Su>stantial P1rfnar1t,, r,c-,tto, for IIN! ~suaiOI of the Certificate of Ctoplolion wilt be nlo 1G the P.,_t Certifll!r IS defined In the tontrad. .u Deflcionc111e,1,., Prior 1G IN c...,ietlon of tho holdblcl period, clod, for c,■ploHOl of deficloncios. Im cOlpleled, a SchecMe ·r wilt be issod whore ........ . 1.7 Warranty RIVIN Prior to lhl ct■pllHnn of lhl vannty parlod (+/-11111nths lfttr lssulllCI of lhl Clrtlflcah af CGl!plltlonL nwllv all v.•lffl'J' ■1tnl and NpDri ncm■llld11ians for v1ranty npllctalftt. 1.5 WORKIIANSHF .1 lklloss olhorwlso nslrl<hd n lho Contract Doo,Nlls, IIN! prtp1rallon of tho 11m9"odo shall bo the r,sp•siliity of the lionoral Contractor. P'-' of,.,.,.-. rmstttutn ICtlphnci of thl: Nl!J'ldl by fhl Llndscap1 Contrader. AnJ Uyqumt UAI Klkwi5 to tl1 smi,adl! l'tcprtd arl! fhl l'lsplllsllllty at the l.ands~I! Contractor. .Z AU wor1!: and Slfl!l'hhndn:I! shall bl! perfWlll!d b' pa-sonllll skllld In llndsclPI contracting. In llllltlon,, 111 pll'SOIIIII applying hll'blciln nl/er 111st1ddn shill hold I arrent lkense lsall!d by the appropriate auttwitll!L .3 A site visit Is rl!IJftd to bl!CClal! fl■lilr vlth site condtlans before bltilg n before strt af Vll'k. .4 Canm location of all services before proceeding vith any verl .5 Notify l.arlilscape ArcNttct of"'' dsfflpmo• Oblm •-" troo landscape Archll,d prior 1G devlotil! -the pl,o• .6 TN apprapiahl Millil'fl hi nold .mww,1.1. dalllp. Do not ... any vash 11ahlrlas Into vats-bcdn. Canm wltt. all fedl!ral. provincial and local statutes and godoUnn. .7 Cctled and •1spose of all dl!lrls 111111.-excess ■ahlrlal froa lnlsapl opantlons. Kllp pmd llrf•a dim llld l'lpli' d•l!II l'IU.tlng froa llndsclPI work. RIPlh ft to be ca■pleted prier to final 1ccept1111:e. J Where nev werh connects wltll existmg, and whlrl nlstfng wen Is 11.hl'H, -• good to ■lh:h llistkig llllhhrblcl condlHDn. 1.6 WAIIRANTES .1 6ua-alt11 ill lilitll"lals and 11.taaslip far a llii■• pll"iod of Dill M. ya froa tlll ditt llf Clrtlfil:at, of c.■at1fiDn. .Z Rifer te lniMlkal SKlillns hr s,edfk: varndles. 11 SCOP£ Of WIii< .1 Other candlllons of Contract-, 'IPIJ, C-Scape of W.-k at fl■o of hndlr, J Work nduolos S\fPIJ of 11t rllllld 11n1 and portor11n11 all opn11ons """"'' to conptto the -n "'°"""" .m, 1111 ci-ow1111s ..i spodflcatlons and tnrallJ Clllllsts of thl following= .11 Retentlan If Edstkig Trtn lllhere shavn • nllnJI. 22 Filish li'odlng and landscape Drlfnlg• .2.J Sllpply and jiaanent af r,GVing ■edill. .2.4 Testing of l■porltd grwlng ■eclka and/0' slh topsai, 2.5 Sopp11 ,.i ncarporatlon of adllll,os 1G -• roqolnllonls of sol lost ,.i Toblo Ona. 2.6 Pnpar,tto, of ~antil!l bod• Slllill of plant ■ahrial aid~~ .17 Preparalilll of l'Ol9I ,-ass areas, supply of lllterlals illd setdlng. .2J Pnparalilll of lavn anas, supp.y of llit•lals and ....._ 2.1 Slppl1 '1111 ~•-nl of bll'k ....,_ .110 Halllhlnn, of plait«! and Slldld/soddlld anias llltl acctpt1• bJ Owner. .111 SEPARATE PRJ.:E: Establllllnnt Hahhnilltt, StctiDn 3.1L .112 othlr 111rlii Werk othl:r thin this 11st, not specified bJ llndsop1: Ardflect. 2.2 ttATERUR.5 .1 Growilg Hedia cont.,. to BC Landscape Standard ,., definitions of lllporhd anlf on-silo topsol. Rmr 1G TIiie One below. TAllE ONc, PR0P£R IES ..-6ROWIN& l'IEIIUt FIii lEVEL 2 GROIIIED AND LEVEL l HOIIERATE AREAS Canadian Syst .. If Soll Clautflcatlon Tnhral Class: •L-, Snl" to •5an1y L_.., Apfllcatlilns Low Traffic Ams. Texture CGarS16rMb larger than &ii Altli'ml, larger than 2■o Tr11S and lsgo Shnn 2L 0-1'1 ~ Traffic L1vn Arias II 0-5X Pfantil!l Areas nlPlanhrs 2P Ptrant Of Dr1 lltiijll of &rowing Heduo Eldud111 li'ml -l,rgor than 0.05o■ saafter than 2.1n Sit. larger than O.IIOlll■ saalllr than O.OS... Clar, saalllr thin OJOlll■ 50-BOX 10-!0X 10-25X 1-15X 1-15X llmlUllSll 11aldllu■ 15X -l5ll lqank: Content lcaasth l-,0,C 3-5X 10-2DX llrglnk Coohnl -) 3-5X 15-lDX Addlyipt) U-1.0 U-lJ U-6.5 P.-tlon shall bo such !lat no stanc1111 """ ~ ~sillo 60 ■hltes aflO' at ~,st 10 ■lnuhs of -ate to he"I rain O' IITigaffan. 2 Fe1llztr. An crga,k ,ndl.-""1!R ,-nl canhl'lng •"-Ill, Phosphate 125( and Potash laoluble ~ ~ proflO'llons ,.rod ill ... lost. .3 Li■II Gl'Uld 1gric .. hr1l lllllsh1111. MIit r1t1lr1Nits Df thl B.C11ndscapl 5tnllrd. .4 Puh Shredded hortlW.hral peal'IIDss to Met r-.iirellents of tlN! B.c. Landscape Standard or «111■ett1a11, avalable CClllpDSt ■aterlal .5 Sancl Dean. washed pu■p sand to 1111t r~ of 111 81. Landscapa Standard. .6 Ccnpost.d B.-k PM.chi Him Bfr) IIIM Flr/Hnlnck bark chips and fina, fnt of chDs and sticks. dri brllWfl In calDlr li'ld frat of Ill sal,, stns. roots or other extraneaus ■after. Fresh wa191 kl calllll' bark viii be rejected. .7 lllrbicldes and Pesticides: If used. 1111st conf ... to all federal. pmnlll anill IICII statutes. Appliers n11t hold CIITl!ffl' Uamn luul!d by the apprap.iate authoritll!I In the ... J flter Fabi1c A non blodeg, ~ blamt w olhl!r fllterDg •■brane that wll •n the passigl! of wat1r but not fn sol prtk:lils. (Sum n NRA.Fl 14D NL. 6E(l0N NU OR AMOCO "™-5 • alternate product prt 4;,. u.ed by the La.Mlmpe Ardlitect J .9 Dralnigo fll>lng if ........ SchecMe 40 PVC noona size• .11 Drain Rock: Gean. rOllld, ~l!rt, dlnbli!, and hm: a ■adlu'i size of 19■■ nl co■h~ no llitatal saaller ltlln ,._ .11 Pfri Hotlrillo To 1111 r .... lltflfs of the !C. Landsclpo St-Rotor 1G 19, Plants 1111 Ploollng. .1Z Sod= Refer to lndvkklal sections In this spldfkatlon. .,i llscelllneouli M/ other ■1ter111 lll!Cl!SSII', ... CDllllleh! the project II shwn Oil lhl! ck'IW!gs and llnrrllld hlreln. 11 RETllfTIIIN If EXISTING TREES .1 Prllr te aiy Ifft on site -prah!ct hhldual Inn er plri ,-ouplngs inllcatld as retalllld III landstapa plas as 11f1tatirl l'ltllltilln ftlS. .\1 In soae lnstms the llndsc.,e Ardhd wU tag trees or nn ti mah lllcuu tree retention areas at a start~ ■ntnJ with thl!: Landscapl! Arded. 2 A physic,! barrier ■ust bo nstllled IG-dtarilg bolllcllrios. Rof,r 1G ph,slcal barrier dot al If dotal not ,n,ldld, ca■p~ wllh local 11Uniclpal r,qu- 3 No aadile trl'fel thl'Cll.9l .--thin vegetation l'ffllltiln areas or Wider aovns If trees to be retained Is allowed. .4 Do not stodcplll sal constnictlon ■aterials. .-exca.ated llffll'ials vittin ,egetatian reftntian ams. .5 Do not park, full or snk:1 'flhidls within M""1tiln ratllti111 nn. .6 No dlbrts fns, cleil'OJ f'ns ar trash llll'nhJ shall bl 111r■ithld wlthn ng1tatim l'lhntbt nas. .7 No l!llfn1tlons. •• or Sl!l'¥fce trenches nor 1i1f othl:r ~1111 shill lie pniltted vltNn vegetatlan retentlml nn vlthout I mli!w Df t. pnposed enuoach■ent by lho l.ands<ape ArcNltd . .8 Do not cut branches or roots of retained trees lfithout the approval of tt.e Llldsape Ardilttd. .9 An1 dalage to edsllng fflllatlon nlended for presa-,,tto, wilt be subjod 1G e,uti01 by a, LS.A. Cortifiod Artlorisl using the "&ide far Punt Appraisal", Ei!jllh Edli01. 1192 . .9.1 Rt,11....t pllnting of~ nlu1 lo the dishnlnco •Ube nqui'ed. Tho cost of the Mlualion '1111 of the,.,,._.. pllnting wilt be the responslblllly of the &nral Contradlr and II' the ,ersonlsl respom;lble for the lshnance. . • In ounlclpallties wllh specif~ lrto reltnlionlreplac11ont bylm ...., cooplilnOI to bJlw• . n • situations whore req<jred canslrudlon .., llstorb Pi,llng fflllatlon ntllldod for pr,semtton. Ctllhtl Landscape Arclilect for roril• prior to .-dng conslrll:llon. 12 6RAIES . 1 Enue subgrade Is prepnd 1G ""'"'" 1G oloplhs spo:lfled n S.tlbl 15, r;,,.1ng Hedka s..,ty, below. Whn plriing 1, lndcaled dose 1G u1,11ng 1n1s, prepn dabte ,iantlng podiets for aaterlal n:llcated on the planfllg plan. Shape -.,ade ta elanah! free stanAig vater and confomi to lhi! site grail19 illd draN9e jUn. 2 On sl,pes n""" of 3'1 lr1ndl ........ OO'OSS slopt 1G 1511■■ 11, -at ts.~ IIJ ntm,b - .3 Staffy lhe entire Mgrade -■lilltll' prlDr to ~ .-.wing llldlu■. Re-cutlvah! whn velllajw traffic mults In ca■padlon ding the canstndlo1 proce61reL Ens1re that all planting 11"1!11 ft IIIIIOtN.y cantued after Ught caqtKtlDn lo finished gradl!L .4 Ell■lnate standng vater fnnl all finished ,-ades. Pmlde a s■DDlti, flnl and even Sll'face and confcn to 9"1des sllCMI on the Lanncape Oravings. Do not excel!d -and ■lnnon !I'-defined bJ the B.c. landscape Standard. .5 Conslrll:I min lnll 1G lilo ad pado. SIIOO!h and froo of sags O" hi!II poilh;. __, slopt 2", •-side sl,pes 10lC. AsSlro positi,e hin'II' to ctllotlion poinh. .6 Slap, not to ....i the flilolll,g .....,.., Ra91 Grm ~t L""' ~t landsclpo planing, lo1. .1 ---alboffll!Gc,■pl1wllh..,1q,a1..,..._., J ,,,.,. l.ands<ape ArcNlttl of «■pllll01 of fillsh grade prior to pLac,■ont of SHd, sod, plonls r, ■ulch. 13 l.AlllSCAPE IIIAIIA&E . 1 Related \tri: 6rovlng llldlu■ a'ld flnlsll 6rlllng. 6rau nH. Trees Shrubs a'ld Gi'UldcMrs, Planters, Crib WallL .Z Wor1I Rlllled: Site finish gracing and srface ck'ainalJe. Installation of any drainage systtnls detaled • lanltscape jim. Note Catdl basns shown on l•dscape ,ians for c-...atton en,. Clilfh. 5tDpl! of work lrir te 111d. .11 Ctorcllate all landscap1 *-'a11 work wlttt nst of slhl dranagl!, Amr t, 1nglnwkig hwlgs illd spldflc.11111:1 for connections illd othl!I' nnage wortc. .1Z Dlt ... llld loi:ltkl'i of Ill IXistilg utlltilS 111d stndns nl WllllrgrGllld utlitln prior to camnin1 lfOl'h. which ■IJ not bl loclhld en ck'1wlngs and condld work sa n to irnent lnhrruptlDn If Sfflltl! or da■lgl! te the■. Protect exlstng stn.chns and utllly Hnkn and bl responslu for dl■lgl CIUSld. .2.3 Planter ~rans on slab= Refer to Sedlln 110, lnstallklg Lilldstapes DD Structures. 3 E,oolion .11 Do lrmilg a.i baddlllng n ,.,.,_, wllh ...-1ng dotals and spe<ili<ations. .12 l'I cl-lins ., prepnd bot true to line and podo wllh ......, -and free of sags ,. hl!li po1nls. En.., borr~ of oach Pl-Is n Ctllhtl wllh bod tlYOughoul fij[ longll. .13 Conna! la,i"l Pl-at Olllel and,,_ n "'""" dn<Hos .14 l'I perforated ,.iH with perforations at Ip■ and 4f■ posflln. .15 MN ]lafs "911 ~ """'"1ct wllh ■-achnr's d- 3.6 DD not allcn, wit• to flov ff'roudl the "'6 dlltlg construction 1mpt IS IJlll'GYll,I by Enginllr. 3. 7 !take watertight c11111edlans hi nlsfllg nns. new or edsfllg ■anhd.n or c1tchblsns whll'l lillkltad er as dredtd by Landsc• Ardlhd. .18 Plug upslra■ nls of ~P• will -~ deal out taps. 3.9 SarNliltd nl CGYl!I' pipe 1111th drain rodi In lrifor■ 151 .. 11}'1!1'1 to v•lous ._hs n shavn In detlls. ■limn 10Gilll. 3. 'I Conr drain rodi vlth nan-woven flt• doth hp Ill edljes 11111 sans ... S.. .1 n As..., pos111,e dranago. 3. 'IZ Back flt N!llilnd!r of trend! as Indicated. .3. a Protect su!Ntains fr1■1 floatation dlmg lnstallatlDIL 14 --TESffiG .1 SUllllt representatlwl s•ple of grlilling ■edllll iroposed fw use on His project to an indlpe11da1I laboratory. Prtwide test results to Landscape ArcNted prior to pla<il~ Tosi re.it, to klcludo . \ 1 Physical [lnlporlios, X cOl!ont of vml, sand, sit, cl,y ,ml _,ic,. . u Adllty PH Wld .. Wltitils of lill Di' S~II' l'lqliNld te l:ri'lg wlttin sptdfild rlllgl. . \3 Nutrient lm!ls Df pmqu nl tract lllllris ad ra.:a.nmdations for .-...i Sil aMDC1■1nts. . U Carbon/tltngen level 15 &ROWIIG HIIIUM Sll'Pl Y ANl Pl.AlDtENT .1 SWr all growing ■edul........, for lho perfonNnco of the Contract. Do not Loat tr111sport., spnad growing ■edu■ "11on It Is so ..t that ltsstruthre Is lloly to be daaagld. .Z SlfPly Ill 9'Cllling Mdlu■ 1d■ldwes 15 ret,ilred by the sol test. Alll!llled !J'Ollfng nllll ■ust lll!et the spedfltaHon for i,owlng ■edlll as defned In Talu One fer the nriouswns. 2.1 lhlrouFIY ■11 ..... Id --llsll!G the fu1l dlplhof lht i,o,,ilg--. .12 Special lllm ■ay bl! reqdrl!d for various situations. Rifer to dramg notes far lnstnll:lilns. J Piao! the -growing ■olu• n all grass and -...._ Spreal pllwing-. n lrif.,. l,ytrs nit .,.-.g 6" 1151ml,"" lllfroztn su,grade trto of shnllnl w1ttr . A -• oloplhs of i,ool"l 11111,., tu<ed and ca,atled to 80X, . 4-1 111-plo .U1 Seeded and sodded ,..._ ________ 6" (151111) .4. tz Hass jiantad shnjjs & grollllkovers.. ____ 15• 1410_. .4.U Cnnlcfler any areas. If defned ill plan-__ ,. l225am .4. U Tree & large shrw pits.._ ...depth to confer■ to depth al roatball -with shall be at least tvke Hie with Df the root ball vlth saucer shaped sides. .UOo-Slal> .U.1 ITlgltod l,.n _____________ ,-0111111 .4.22 -... .._ __ , ______ ,_,r_ .UJ Lion oilhlul •to111lc rrigafion.._ ___ ,r l300o■I .4.2.4 stnb & grollldcow 1re11-____ 15• (3110-.) .U.5 TrotS and spod•n ______ .JO" n-1-cal-, and/r, odgt of shb ~•rlfy-locallons on-site for 1n1 locollons.J .4.2.6 Depth lllhd lndudi!s r te r (25-st■■) sand ner flt• fain: .U.1 -r depth grM1g -• nc,pl -e ■--fi, lrm o,er c,1,_, poi,t,. 5 HaaU, spread i,tvlnit lll!dklll/jiartlng sol il'Uld histing trees. shrubs and obstacles. .6 In poriloltr Sllded pas ,ren. feather g-, -■ 1111 1G notH111 at odgn aid blond nto 11~H111 gr- ,7 Finished Pes shall confn. to the elentlons slovn III lindscape iRI site _.s. 16 ROOOH 6RASS AREA -SEEDINli . 1 Gl!lll!rll: Ao.91 grin •m n IIDttd DD the ~ravings 11 ~ Grm•. Treat all nas dl!flned as ""91 grass Wvtm all pnpwty llnls rf tlll pro jlct lndudhg all baulenrds to edge of raids nl lines. 2 Propratil1 of s.mcts, To B.t l.andsapo S-an, 3 Aroas IRou;, grn~ Soctlon 1.1.1J .11 Clean existing sol by ■echamcal IIHil1 of debris 1ver 5DIII In 111, daenslln. .12 Rouglfy griill lll'fal:11 to allow for aalnt111n1 lpldfl1d and fer podw1 drailagl. J Till! of Seedng, Seed frOII oart1 spmJ (generally Aprl 1stl to lalo hll ~ 151hl of oach I'"· Ftrther extensions-, be oblanod ., tOIIOl'l'IIIO! of the l.ands<apo Archiletl. .4 5-Supply I T estfng: All seed 11Ust be obtained frDII a rm,gnlzed seed su,.,U.. an.I shall be No. 1 grass ■l:chn del.lnn!d In containers bl!rilg the foltovllt nforn.alian: .4.1 Anal,sb of tht Hid mhr1 .4.2 Perclntaga Df lath slld typ1 5 Seed thhrei AU varieties shall be rated as strang perfonas n the Padfic NDrthvnt aNI ar1 Ujl!d ta dlent approval ?OX Crapllg Rid ffl<ul 2Dll-•RJI 5X Salum Perellli• Ayo 5X Klnhlcly llluograss for WldftMfl!I' Artas u11 a lllxhn af Wldflowers wtth Hard mtllls (R.S. C■astal WUflowers with Hard Fescue or prHRl'lffll altenate. .6 Ftrtllnr= Hlthmlcll Sld,gi Appl7 • ca■pllhl s,sdhlffc slow-n.llnl ftrtlb.-with 1111i■lll 35X vat.-salubl1 rflngan 111d I for-.lltlon ratio of 18-18-18 -SOX sulpu .-., caohd , 112 "9/hllllOOUls/atr~ using a -al spreader. .1 s-. App1111111 II I rat, of ff2klll (1000,1 locrol wllh • -spr-. ...,,,..at, Hid 111G the t,p V4" (lal of sol and 1Jij!H1 ca■poct. .8 Amphnce Prowlde 1dequete protedlln of the seeded rns llltl. tondllnns Df ICtephna! h1n been ■et. Coapl' vlth Sectlan 17 Hydraseedlng. 11 IMIIOSEEDINli . 1 Har be usod " ., alternate tG ""hanlcal seeding n rough ,..., .,.,.. .Z Ha, not bl usld In artlS of lavn am pn. 4fii $¥id by thl Landscapl Archlhct prior to bidllng. J Propratil1 and -il!l ttodm 3.1 n art• If ~ Grassi coap1., wtth s.ct1on li RD191 lirlSL 3.Z Whn lfPl'DVld for use n art• of lawn, ca■p1, 111th Sectlan 18 1.111n Areas: Sodding. A Pnhtllon, Emln that f1rlllz,r n so1utlon does not ,-n cantact .m, the fa1ia!e of .., !root ,.,,.._ ., ollN!r susceptllle ,ego1,11on. Do not 'P''I .,.. ., IUCh .., objects ,ot npedod 1G grw pass. Protect ""Hag lih ~nl, nadoa,s. landscaplng, ref...., [IOills, -• llll'kers and slruchres from dnago. -• CIHI l■iMI ion ocan. W sllding slllTJ to satisfaction of and b, ■11111 appl'GVN bJ thl Lillllstap1 Archtt1ct 5 Hljdj Nall cllllllst Df 'frgln VOid fibre: er re.:yded paper fire dl!slglll!d fw hJ.k'aJk 511111g and d,-cl fw ma of ■onltoring appllcatian. If using mydld ~ aataial for wood fire substitute use 135X lb, wi;.t). Confor■ to B.t Landscape Stand.wd fGr -.Ith reqmre■ents. .6 Waleo S11all bo lrto of m, lopuritllS Iha!-, Im., n~rio,s offltl., the_.,. of soodlng ,r 11J be h'""" to the ,,,..,_I, .7 EM■enh Use hcmtry stnlil'd hpraJk sl!lder/1111ldler l!MDlllt with th1 tillk mae artlfied by an ldentlftatlon plate or sticker affixed n iuh view III the ........ TIii hpulr: ....,,..chlr shill bl capabll Df suffldllt 1_,llilll to ■Ix tlll ■at1rl1l Into I llcaglncKB SUTJ nl to llillntan thl: s11rr, n a INoga,ous stat1 nl It Is applild. TIii dlsdla-11 PIIIPS and (1111 nozdls shill bl ta,abll of applying tlll liltlrills lllifonll, ovtr thl dniptld ..... .8 Appli:allon Raio .I.I Sad ltxhn 'B6 kg/ha (125 lbs/acl'I) .81 Fertllzeo 112 hg/ha (101 llls/acr~ . BJ mdlardson's C..Shl Wlffloor 1h Whn spodflod, 'Pllll ~1 llls/u~ (V4 lb., 1 h of !I'"' ....U .8.4 NDIHI .8.4.1 At thl tin of TNr prowldl a coq,llh chart of all c 4 •lf1 of thl lilx propostcl ~, mdl, tlckifllr, ... ttc. SlGplll sitlS raqun tlCkiftlr. .8.4.2 Fertllzr. .8.4.2.1 Roiq, 1h51: If a sol ana1,s1s Is nal.alie. co■ply vflh l'l!atL .8.4.22 Lloo Whn hyll'l"'dil!l ls appro,<d. ....i1 with ... a,alysls .......tatlons. .9 Aaurately IIRSll'e th quillffties of each of the ■aterlals to be dl-.ed Into the tame either b' ■ass or by a cD■Nlly atteptell syshll of ■ass-callli'ated vob.n 111aSUffris. Thi i■alwials shall bl! a.Idell to the tllll vhle t Is beilg filled vith vater, In the fol.loving sei,aence; seed, fertilizer. Thnu_.y ■ix Into a hollogll'IDUS shl'l'y. After chlrghg. add na water.-olher ..tertll to the llllxture. Do not ln¥e......, In lhe tank for 111re tun fCllr 14) bus. .1D Dlltrlllle sllny rionll' over the Sll'face Df Hie area h be hydroseeded. llleld applicltiln Into ll'ftiDus •~cations and ulstlng ,-an areas ti fDl'■I ~ Sll'flCl:S. .11 Ooan • -.e alt oatoials and olhor debris _.ting fro■ seocl111 operallons -lie Job site. .12 Hant-Begin ••nle-_ate,, aft.-seldlng a.i Ollllnoo fO' 60 da,s after Sobsllllli,I Cooplollo, and U111 acapted by the o.n.r. Re-seed at tine - intemls vlleR ga ■i.wlb1 Im faled. Protect seeded areas fro■ dallage with tmpor., win or twine fm:n COll!llete with si!,lage llltl ,-ass area Is taken DVl!I' by tlle Owner. WR in suffil:ilnt qulllfflils to 1111Ui'1 11Np pntr1fiiln ml at frtqllli'lt intlml.s to INln"-' vigorous 9'owfh nl grass is hhn D¥9' by the Chmll'. It Is the Ownar'1 rnponslllily to SIWIJ wat,r at 111 ,xtra mt to thl Contract. .B AmptW<I of 1111 Aol9i li'm Arus, Proper~'""' of all spedflod pm spodos Is lie resp1nsl1llll1 of the l.andmpo Coolrltlar. Tho gross shall bo ""'""''' ..U nt-111, with no -"" doad ., bn spots and shall bo ...-, frN of •lllls Ito B.t l.andsapo Shndard, Sldion 13 __,a,.. lffol 4 (Open spacoJ. g11y IIIJ's after Ustlllflal o■pleHon. 11'111 ■ntkig thl! Clillltkins Ilion viii be t1k111 cmr by tlll Ol,1'11!1'. Aren seedl!tl In Fill '41111 accepted In Spmg 1111111111th after stai tf grovfng 1111111, ll'Owkllil thlt 1111 abovl anltlons for acmpl'IICI ft N.flllt 3J LAWN AREAS -SOOlll1li ., Gl.al1 Tl'llt 11111'111 d1lllld IS INI .. IIS DD tlll llllllSCIPI ji111 bltw ... Ill pro,rty Ian of th, proJKt lndudlng Ill bcwvards to ldgl of raids IDd Ian. .2 li'Gwi"l Holl• c.■p11 wllh SecHon 22.\ Gro•lng --. Plior to sodll,g. ,-11 ., nspotlton of the finlshod grade. and doplh ..i candHI• of ,..111,g ■tdka i,, the landscape Archlhtl. .3 Tae of Sedding; Sod fror. April 1st to October 1st. fll'ther extensions 1111J be obtained on canarrence of the Landscap1 Architect, .4 Sod s,p~r, ConfO'■ to all tomlllons of a.c. landscape Shndard. Section e, a.c. Stomd fO" TU'lgrass Sod. .5 Speclffed T.-fr,lss bJ area: Ref• te Table 2 below. T AllE Z SPEtllED TIIIF6RASS BY AREA a.ASS 1 Lawn, all areas noted on *awlngs as lawn 11 1rban d...-_t siln lndlldlng boouv...t ,..., CLASS 2 CLASS 3 SPECIAL li'ass -public pork, ilklslrial and ilslllu1lonal slhs ~li'ass Quality Grade No1Pre■il■ No 2 Standard see hJck'oseetli,g HajorSpodos Klnt1Kky Blue for sun, foS<UOS for shade .6 lllo Tho lkno shall be as def nod ~ Sldian 2.23. Haloial• Apply at rates """""'1iled n ........, ,.. '"'· Rn to Sl<llon 14 for -t . 1 Forlll..., Rofw 1G S.11on 122 Hollrlll• Apply spodfiad flrillar II rllos """' In the ,.q..-ed ,.. ,,st. App11 with a IIIChllnlul sproado'. Cultt,ate 111G !l'owi"l 11111,., 48 hus lrilr 1G soddng. App11 HPWololy froo lill. .8 Sod.Ing: Prepare I s■ooth, fh. Hen 111'-fa.:e fer layng Sid. La, sod stagg.nd with Sldlons daslly bulttd. wlthaut omtappng or gaps. s■DIJth and HIii with ill,IHq ~ and roll llghHy. Water to -IIOlsllro pOIO!rallon of 3" lo 4" n -10aal. c...,i, •1111 ...-,ts of BC Landscape Standard Section 8, BC standard for TU'lgrass .9 Hal1lo,au Bogi1 •-1-lafely aftor soclllg and canlh,o for IO d'ls after Subslllllia c.■plollon and 111111 ac<ophd by the 0.,,.,, PrG!etl sodded ... s froa d•age wlttt tlilporll')' wire er hme flllCIS CGillpletl wltt. slflaga 11111 INI Is tlkln mr by 1111 OWnlr. W'ff to llihn aalrhn panatr11ian Df 3• to 4• tJ-llc■J It lnt..,,ts """"JIG llll>laln suff-growth. Keep pass cut at height of belwen 1-VZ-l4oal aol 2" 15<1( PrffNfo ........ te pnletlion of sodded aroas against ct,,,ago 11111 thl hrf has beln taken onr by Owner. Repair ill)' dillligl!d areas, re-grade as nmssary. Aeratian ■ay be..__ If m Hie Landscape Ardfled's oplnlan, nn• l1nugh the sldb,..-. ~ np1rld. .10 Amptance If Lawn Areas: The hrf shall be reasonably well estaliished, villl no apparent dud spots .-bare spits and shall bl! reasonably free of weds Ito B.t l.nlsclpe Shndn,, Sedlon B Halntlnllltl! Level 2 (Appe1rnel. Un herblddes If lll!ti!H-, for liflld rtilDYll ui'Uss oti. conlltlons If canlnd f.-bid thM' us& After thl lavl has been tut at lust tvk:e. areas aetting the condltllls abm! v11 •e tllen over bJ Hie Owner. 3.9 PLANTS Altl PLAN11t6 .1 Conftrll to plring ia,out as shovn on Landstapl! Plan. .2 Oblan a,,..n1 of Llldscape Ardilecl for 1.,.,,t and pnp,r,tto, of planHng prior 1G """'"""ont of ~""il!l operations. .3 -odgt of beds wllh SIIOO!h dean dofllod - .4 Tl■o of Pllllli" .4.1 Plant tr11S, shna and~ en, Ung parilds tNt n nnll for sud. work as deter■ined bJ lotll verther condtkm vhlll seasonal candltions n llcely te en suaessful adaptation of jiants to ther new location. .5 St1ndlrdsi .5.1 All plant ■at.Ill shill conhm to 1111 nquh■ris of thl B.c. Llllllsclpa Standlnl, 1997 llltion,, IIIIISS IXClldld bJ nwng Pllllt Scllldltl w this spldfitatiDIL .5.1.1 Refer to B.t l.axlscape st.ndard, Section 9, Plants aid Plantng and m Section 12, BO.NA Standard for Contah!r 6rDW11 Plants for ......, shndards. .5.1.Z Refer to Plant Schellule for specific plait a■d container sizes and co■ii, vlth rapreal!llts. .5.Z Pllnt lllterlat lbhiiied fnll nas 111th less Sl!ftl'e dilatlc comltlons sl.11 be grovn to vllhshnd the site dilate. .6- .6.1 Reviell at the""" of SlfPII and/,r colletllon point doos not prmnt 5'b-' rojotllon of .., ., all p1anli"l stock at the ,111. .! A-,, .1.1 Area of senh hdulles the Lower Mainland a■d Fraser Valley. Refer to Plant SdielMe for 111y extension of area. .12 s,pply proof of the nlillbllty of tht spodflld p1all ■atoia •1111• 30 d'ls of 11111 .. ard of the c..tnct . .8 SubsHlullon, .8.1 Obtain vritten wro,al of lhe Landstape AN:Hted ...... ro ■ai...g illJ' s ... stttuHons to thl: spaclfl1d lllhrlll. Non-appmed Mstitutians vU bl njlchld. .8.2 Allov I ani-If 5 ~1'1 prior to deliver' for requell' to Nlltlttute. ,8.3 SubstltutlDls n SIDjed to BC Landscape Standard-deflnltlDn Df Condtlans of AYlllbUt,. .9 Plant Species I Location: .9.1 Plants shill be true to nan and of the height,~ ind sin af root ball II shown e11 thl ll■dstape/llte jian plant schl!dft ~ of trees Is to be takln ,• 1&111 -.,. ... .92 Pfri •1 spedflod Sl"in n the l«atiln n shown"' 1111 landscapo <1-llwingL Notify Landsapo Ardlilttl, _ltlllg rock O' llldlrgrOlld/-..,_ n -.9.3 Dnlatlon of glvtn planting lacatlon v1.on1, bl allolfed attar milN af thl propm• dlvlatlon by thl Landscape Architect. .10 E,wallon, .1D. 1 Tl'III and larg1 slnls: W:avahi a saucer shaped tree pit to Hie depth of the ro■tbaU aad to at least htke tlle vklth of Ille rootball Assln that finished grade Is at thl original gndt thl trn Vil grown at. . 11 llralnigo of Plantmg Hallo .1\ 1 Pmldo cl-m,go of planlil!l pits whore requred. lo. • doped candlllon• lnllk out the side of the tm1mg pt 1G -cl-alnige d,.. llape; 111d ~ flat conllHons, ■ouol to Hist tlll rootblll Ihm l■parvlllus llylr. Nltlf' thl: Lnlscapl Ardllttct lffllNI 1111 ...... Df plaiting holn Is ~ .12 Planti'lg and ferllizillg Procedures: .12.1 Pi.nt al lrNS ,.i slrubs •Ith the roots J1acod n lhlllr natural ,...1ng [IOSIHon. W burlopp•~ loosen ,roont the t,p of lho ball aid cut '"'I ., fa1d ,_, Do not pY1 l:ulap fr• ll'llll!r Hie ball CnN.ly re■M contalnerl wiHlout ii ping the rootballs. Atta-settled In plate, tut hrine. Fw wire baskets, cup and re■ove top three rovs at ... .12.2 fllthe planting lloli!s bJ g&ltly fnlng Hie grovlng lli!6n •11111d the roet s,sta ■ ,. (!icJ,) llylrs. Settle the Sil with vat•. Add sol as requrl!d te net ftnh grade. Leave III air ,olds. When 2/3 al the topsol has been placed. app., fertllzer as I www.ded by the ~ sol test at the spedfled rates. .113 Where plantlng Is lndcated adjacent to edstlng trees, 11S1 special care to nold dlshrbanct of the root syste■ or nahral ,-ades of sudl trees. .12.4 Vhl!rl! frels n: n lavn areas, provldl a dlan wt illKhld ._ (3 ft.) d .. ttr drcl1 trind on flll tree. . a Staldng If Treni , a 1 USO hlo Z"IIZ"x!i' ·-lriess ......... bJ Nlidpal ro,..--ts. Sot stahs --2 ft. n sol Do not -slllkt lh'Olllh roo1b1L . a.z Ll!M Hie tree tanMly nrtlcal .a.3 111! with pra-apprOMd ca-dal, flat wmm polypropyllnl hbrlc bllt, ■1.-n width l9■a (314•1. Aptl'fl'IIII pnNluct: ArborTII!-aval.abll froll DlilpRoot. .a.4 Conlferou, Trees Dffi' 6 ft. height: &iy viHI three 2-strand WIS 111 gauge). !ml tine stakes lqlilhtant ll'OIINI the tree caqlletely below grade. .a.5 Tms 6 tt .. ill W'ood or Conattt DKksi W)' as abn1 using ltree deacilen t■ln. 2'x2"x4-J bwll!d to the...., possllle dlpth lntead of stakes. . B.6 Mn all guy wts 111th vlslll1 ftlplg mtalll. .14 Pnnng, .14.1 Ll■lt in,lng te Hie•~ necesgy ta reaove di!ad er ln)red lrnhes. Pnslrve 111 nlhral ch•ader tf the plris. do not tut the ludi!r. Use any elem, sha,, tools. Hald! all tuts deal aid cut to Hie lranch tolar leaving no stubL Shape afflded nas so as not to retain vater. Re.love dillaged ■aterlal. .15 Hulching, . '5. 1 Mljdj all plilltlng areas wtth an MD layer of IUCh to Z-V2 -'1' 165 -75m) dlpth. Confn platl-.t of IUCh n areas labllld "6rMdct¥II-Nt'i' ill ~awngs. tMdl a 3 ft. (900■■) d-drdo iN111111 1n1s n Lawn....., 1o ... , deal edge. .16 Aueptao .16.1 Tho -of all plant-ls the l'fllOIISIIIJty of the Lands"II' Contractor . .17 Plant Material Hantaine: .11.1 Halnl'1n all ,uni ■,inl fi, 60 da,s aftor landscape work hos rettlvod , Cortlflcate of Co■plellon. .11.2 W-CGnfO'I 1G B.t Llndscapo Standard, S.11on B.12 -Wlllring and ~ u rouo.s, .17.Z.1 Wat.-ti qpll•nt lllhirll ranf1ll suth thlt th1 Iii 11Dishr1 anhlnt Is klpt to SOX to 101X of flllcl clPl(lty. Wlhir to thl NJ dlptll If thl root ZGl'II •h 111111. The Ovner Is respnlile te Slflll, water at no extra cost to the CIIIITa.:t. Confn 1.-ct of watl!I' irb' tt beglri,g work. .11.3 Use appropriate ......,s to Olllbat pests or llseues dmglng ~ant ■aterlal. Co■ply wilh all local go,<mng st-. and pll1Ns far c-.i """"1. .11.4 Plant oaterial which 1a1, to "''"' snll be ,......i n the "'" appraprfate ....., as deltr■lnlll by 1111 Laodscapo Archhtl. .17.5 Repar tree guns, stakes, and M' wires, vhl!II necessary. .17.6 Mlntaln 1re11 relatively weed free. {Applarance lnel 2, BL Landscape Stamd, a.apter l3L .17. 7 Mlntaln •Ith te Sf,ldflld dlpthL .18 Plant Warrant,= .18.1 Roplao all lllSallsfatlor1 plant llalerial nc,pt 1hose d,.;,,ated "Spocil.,-for I period of ,,. l1l ,ew after the Cortifitate of Co■plelion. Rop11ce all 111salisfltlory ~ont ■aterlal doslgllltod "Spic■-,-for I period of "" Ill ,-ors aft,r 1111 Cortlficatt of Co■p1111on. Ro[U<I all 111satfsf1CICl'J lnls and slNs and Olllln11 to r,p1aai lhoso 11111 , .. spedflod.....,. Is ""fUh and sallsfatlory to the l.aldscape Arlhtetl. Such rep11<1•nl shall bo subjod 1G the .. -~spoctt .. and w,n1 IS spedfled for the Drlgklal plrilng. and shall not consHtute III utra to the Crirad. .18.! Those Plants, identified as hardr within OIi ,.,. of IN Canada DoporlMII of Apiatl,n t,n,I doss fr, the ...._ spedflod by the l.aldsc,po Arlhllttl ond nstallod bJ thl! Lllldscapt Contractor which n klllll lhnlugll Nlow l'lll1lll h■plrahns lbllow thl -• af 1111 ntiWII illn.,. tl■plrlhns offfd.U, nicordld n thl .-11 conmned, n the last 10 ,-arsl, wilt not bo replaced wilhoul cast of repllcaont 11orn, i,, the o.n,,., .18.3 A ...,. ■'I be rtl[UISted d1rlng the latter part of the ""'anty gmdng smon. All 1i.nt •-I showing ..U .... lloped foliage, hoalt11r """"' and lud -~ wilt thin bl taktn DYW . .111.4 fQ' all _;ml oaterial, the l.andsapo Arlhllotl resoms the rlijll to"""' the Contractor's ,.,pons .. lty for"'°"'"' ,...ing S1ason W, n his opniol, leaf de.._,t a.i ,-..th~ not Hffldont to_,. fuluro satisfactory grwlh. .115 Wher1 the 0vll!I" Is mpanstie hr plant llillnte■ance nl has nt pmlded adi!qNte lllalntenne,, the plait reiuce■ent seclilln of lhe contract ■ay be lll!clntl ftlld . Thi Llndmpl Archlttd shill dlt ... lffllthlr lllinhunc1 hn bNn satisfactory uslnJ lhl e.c. Landsapl Stnln, s.ctkn 13, Mainhlnanai as th, ,ildl. TIii ~ ■1lnhrialal shndll-• ls I llinina of Lml Tlnl-Nidia R,,.. to Section 111. Estlblistn8'lt t1lintlnn:t. .116 The Landstapl! Contractor Is responsible to repltce: m, iimt ..terlll or rep* 1i1J constndlon lnckNled n the Contract that Is illnlgl!d .-shllln until the lssunt af the CorHflcale of Co■ploHos .1U Dovlallon troo the spedflcalfons.., roqure .. -n of the WOT1nty Ptrlod n -ill the lmdsc,po Archiletl • 110 INST AU.r«; lANDSCAPE ON STRUCTIIIES .1 Yoify IN! drainage and [lnlhtllon oaterial ls co■p1oftl1 lnslllled "'d a«eplable before begimg work. Contact lands"II' ArcNttct for nslrutllons W not n plate . .Z c.ninate vorlc vith constrldiin of planters and ,tanta-drainage. 2.1 Yoify that plarter cl-ails n n plate a.i poslliH <1-alnago to roof rains ls pmont prior to p1acili illJ dr~n rock"' sol J Pmida dm "'t at all tnii,-,1111 drain loclllons . Ilsa 301m 1111. II& PVC Pllt fllld wllh ,... rock lllloso spo:ific ...,. dotal m• A ~stall rain rock fflllly to a ■lnlnl■ deplh of 4" (llo.Ji, atenah s1ool cl-'1n W spodflod. Install shoot dr~n as per .-urtr"s ,__ 5 Cner nln roch (.-alternate sheet drain If spl!dfled on dravlng •1tals) with flit.. fabrt.: lappinl 6• 1151■11) at all ldglS. Obtain approval of *alnag1 syst.. prilr to placing growing - .6 PIKI m IND IIJ• af 25 • 5111n dim Wllllld p.-p Sllld ow flttr fabric. .7 Plate ,wklg mlklll to depths spedfll!d h Section l5 above for various surface treatamh. Refer to Drawing detal.s fw il'IJ' li!.fit w• flier requred te alter ,-aide. Uso Stynfalo block ..., cl-'111 ncl shaped to ,,.--uhco lranslllon at odgos. Butt eocl ploo tt;,111 I0911her and mer .ith flier fobrl< to prmnt sol froo ■igratllg -- 111 ESTA8USIIEIT lfAtmNANCE fmide asoparate price for tNs setllonl .1 lnhnh Thi mf1nt of •ntabllsh■1nt" lllilnhinnl Is to provNI suffld1nt w1 ton, Installed plant llaterlal fw a l'llaHvel, short period of tt■e to ensure w lntrml! thl long t•■ suct1R of thl: planting. Thi objldin Is th1 adaptation of plants to a 11111 sh In .-dlr to 1btan thl d1srld lffld fr• thl plantilg vhlll r1duclng thl rahi of falkn Ind IIIIIICl!Slil'J vorli assadatl!d .ith ilprapl!r ntalllshalnt. Eshblilhari tf Mil ■•N.I promkrn apply to all 11111 and retalllld ,191tat1D11 lndudng N.tlvatld hrfrns ■'DI l■d new trees and 11nm. .z Maintenance Period: Prowde lllintenance Df illtallld landsapng tor 12 llenths following substantial caaplltlon . J Related Shndirds and Loglslatlon, B.t landscape Standard. latest odll"" Forlllzor Codi., B.C. Pasllcifo CGntnl Act. k Sito 11e,1,., n adllllon tG the nspectt•s a1 substantial COllplellon. a1 final '"'"'" ci-.. 'IPI-and at the end of the guarantee period. there -.i le tine olhor reviews ckrlng ttie 1Z 11i11tn attended by the Clntrad.-and a desl!J)ated representative Df the Owner. Maintain a logbook and reportng precedll'l!S 111d matte the dosigHlod npr1sant- .5 _.., Pnp .... -of antldpatld vlslh, and·-"' d...,atld "'"""''"''at--• Halntwno, operations slall bo urrilld out pnclolllnaloly ulng thl graving Hnon betveen March 1st nl NIWl!llber JOtli, hGlltftl' visits at othl!r tl■n of lhe ,ear may be .... .6 Plalntenanct Level: Ccnpl.y 111th a. t Landsc:apa: Standard, Sldlln 'B, Talill 7, Malntlnanc1 Lmil. i111111a·. .7 Materials: co■p1, wltl Part Two of tNs spedfkatiDn. .7.1 flrtllnn; T1 Ille recp'l!■l!llts Df the B.t Landscape Standri For■IUtions illd rates as req,ired by sol testing. J Punt t1aloial Establl.-i, .l 1 Watering: Dut,g the first .-ovn9 seas111, water nev plants at least enr, ten hOI days blhrNn Aprl 1st and My 31st, and IVll'J' t111111, (201 •a,s bltw1a1 Auflst 1st and Septe■ber 15th. Hlnl-25 plans per tree per appllclllcn. Ol.rhg the second !J'Mll suson. vat• new plants at lmt 1!11!1'' tventJ dap betveen .a 1 ind July 31 1.i ... belwen August 1st and S<p!Ollber 31st. Api11 •altr at• rate and dll'lllon such lhll the •alor Ollhnl ro,ches flold apoclty to the fill deplh of the growing •dlln App11""" agan •hen the •ater contont roadies 25X of flolcl capacity. Pr-and nipte wllh """ In the mnt that"'' o,t..ttc n1gat1on s,stoo .. 11unt11ons or has not beOI c...,iet,11 lnshllod. Scheduled ,pplkatlons If """ shall be oissed 0111 "110, ra1nfall has po,etratod the soil fu1ly as requred. .81 Huld, Hanl'1n Nehls in th oigina .,.,. and 1G 1111 origiAI cloplhs. .8.3 Weed Control: Re■OH all veeds fro■ all areas at least o■ce per .-ntll d1rhg the growng season by' hoeilg or cultivation to a NXilllll depth of 11■■, hnd-p!ililg. or, if necessilJ, by the use of herli:ldl!s. .l4 Past and llluSI Control.a ■sp«t all jiant■I nu fw p15ts Ind dsas11 pli"llllcaly 11111 at lat nary hro IIIDlll'hs 6ng thl graving SUSIII by ai experll!IICl!d p1rson. C..., IUt treataent for pests or dlseasn pra■ptt, and cDlllishntly for....._ ilfflclha,._ Co■ply vlth Ill B.C. Pntlddii Control Ad lild ■lriqlll .... liltL .8.5 Tree~ Hantain stakes, guy wires ad ties one full grolfq SHSDa Check ties at least nery tve-■dhs 111!11111'1 that lheJ are not causllg a •epresslDD In the bft. loDSID, rep• w .. ace ties as ill!CISA'J. Re•e all shlies guy wires and ties after the first gnvlng wsan mept vhn large trees r111tlft contlnmig support n the opill• of the Llldscape Archhtl. AR flagging of g17 •res shall be oslllo and In good r'IW, .8.6 Pnringi Inspect all trees and shrubs at last mry two •tbs Ulng the grovlng staSCII; prune to n!lllte ill di!ad, weak or diseased vood. Maintain the nahnl shape of Iha -;ml. Carry out dwinlL"' shopng 0111 ff nqund m 1111 •lintwno, contnct fr, spo:ific ,lritfits r, co1Cllions . .8.7 fatllnlgi Onct dirhg thl tvll'HI IIIDth perlld of IStalillsllt■tt llli1la1111tt fwtlin slrlm, lrHI nl i,--■Mrs aaordng to sol aial,sls Nqlftllants. .9 6rns Arm EstabllsllHnt: .9. 1 \taterfngi Use hosts and sprilklers, Irrigation systellS ., othlr lllihNs te ai,ly wahir to Qass 1 and Oau Z grassed areas 18.C. Landscape standard, Sadlon ,, Lalfi'ls and GrllltS) std. that th1 grm Is ■llntlinld In I hrgld con.ltkll. s...,i., W lrrlglhi wtth vlhr n thl nlilt of-., lnig1tlon systa allfntion, er lncaapllt1 .. stlllltion at no IXpi!IISI to the ■w11r. Appl' vat. to prMnt packkig • ll'ISlon of 1111 soil Apply vater at a rrtt 111d •1r1tion so that the wlhr content In the grovng..,. rlldles fie~ tapadlJ to the fu1l dopfh of the grM1g _._ Apply •al• agail "11o1 the """ content ,.alhes 25X of flold capadl1, .9.2 Wad, lnsad and msaase Cootrol: mspect grass areas each la theJ are MVed for weeds, ■sect pests, and il&eases and treat praaptty when ■ecessary by app. lji lal e ■anual methods. or by the use of dllllkals In CGllplim with Hie 8.C.S.L.AJ8.tl.N.A. Landscape Standards latest edtiln. lW broallufed weeds ii grlSSN i1'1n bJ a general applcatlon at a smtaMe lmtkldi! If the weed populatiln extel!ds 10 Broa.baf weeds .-50 nual weels er weedy ,-asses ,er 40 sc,iare ■eters. This application sNIJ reduce 1111 -pol'Ullon to nro. .9J ForllUzlng, AccoN1111 1G soil nl,sls . .9.4 Liling Actrilg t, sol analysis .95 Hovag and Trl■-1 -All ll'Hll Thi! first fu tuts 111111 bl! a sharp rotary typl IIDWl!r. Excess grns dipping sliall be re■nld aft1r l!ICh cut. tlov ill i,assld nas vlth I st.p 1'111 .-rotary _,.. vh1n thl grns relmls 1 • of 60■■. How to I hlijrt of 40■a Edgl wtth 1 ■IChlncal. wtlcal tuttilg I.lg• 1111:1 par ,.., n Mirth. Re■ow! a11,-ass dippings after lldi tut. .9.6 Aeratton: Antlln not l'lqli'ed n Hie ftst !JOvlng season. If necessary, ii the second grewing season, ..ta In early Ma, viHI a Ntable ■i!dlanical cnr. Cli'e to a depth If 111■11. 14•t illd reane ens . .9.7 Repairs= Rl-f'ldl, N-SNd or ra-sod vhln r.:1111ry to l'tltn daag■d er falling grass ••· Mitch 111 grns vlrllffn In thl Sll'TOllldlng ...._ Al-sod, If l'lfhd, tlnuput the 9Wkig seasan. Re-seed brlveen Aprl. 1st ad April 15th or belvem Septl■hr 1st and Slphnbir 15th. Pretect re-Sl!l!ded areas nl ke1p 11111st 11111 thl fht •wlll!I 0 Prepared by Billard Architecture Inc. Billardarchitecture.ca 22904-22922 DEWDNEY TRUNK ROAD MAPLE RIDGE, BRITISH COLUMBIA 0 DEWDNEY TRUNK ROAD B A Billard Architecture Inc. 1 PROPOSAL SITE This proposal for the Dewdney Trunk multi-family homes is to merge the site into the adjacent Town Centre Urban Area. Features: •127 Strata Units •2 Commercial Units •Amenity space on main floor •Patio Courtyard •Underground Parking •Easy access to parking through lane •Amenity Workshop on Parking level 1 •Amenity Rooftop with playground SITE SITE SITE LANE Haney Urban Area Albion Land Use LOW DE SITY RESIDENTIAL LOW/MEDIU DE SITY RESIDE TIAL ,L--~v1~D~; D~ -;,; ;E-;; ~;;L -. ______________ .. CON SERVATIO ■ PARK I STITUTIO AL ■ VILLAGE COM ERCIAL ■ NEIGHBOUR OOD COMMERCIAL Town Cen re Land Use Single-Famtly Residential ■ Port Haney Heri age Adap ive Use Port Haney ulti-Famiry, Commercial and Mixed-Use ■ Ground-Orien ed M !ti-Family ■ Medium and High-Rise Apartment ■ Low-Rise Apartment Flexible Mixed-Use ■ Town Cen re Commercial Institutional Cons erva ion ■ Park ) • ii I - 0) 0) co C'\J C'\J ------ ..... C'\J 0) C'\J C'\J LOT 1 0) C'\J C'\J A BCP 9320 r-... co 0) C'\J C'\J _ _,_ __________ ___JL---______ .,__ ___ ____/ P 84291 'St-a LO 1~ :0 'St-'St-'St-'SI" 'St- <o a ..---..... ~ 'St-'-0 <o r-... co 0) ~ 0) t-,.. 0) 0) 0) 0) 0) co 0) 0) C'\J C'\J c.o ~ C'\J ~ C'\J C'\J C'\J ~ RE ('J C'\J c.o C'\J C'\J C'\J C'\J c.o C'\J co (0 I co 215 21 co ..--- C'\J 1 ..---t-,.. c.o P 56!: 20 C'\J LO LO 0.. w 0.. p D8011 p 57L 91 0.. 1197 P 68237 Rem. 220 229 230 231 223 224 218 217 Pel 1 -...-...---·---45 p 4::: 788 158 157 156 155 154 153 152 151 150 CJ) 11 95 l.l) 11951/53 '-0 '-0 0) <") 0) 0) ~~ N 44 0) a a ..... C'\J <") c.o 11 960 co 0) 0) 0) 0) 0) 0) f(J N C'\J C'\J C'\J ~ C'\J C'\J ' C'\J C'\J C'\J C'\J C'\J C'\J <v 149 -o: 1194 ~l:;J.l;;:b --·--43 11 950 / co C'\J co 0) ..... <") co 69 102~ 109 0) Rem66 C'\J 148 8 C'\J C'\J 11940 11 940 (0 1193 ~ 65 11 930 00 1192 7() 1 n1 11 n 147 t---(0 B A Billard Architecture Inc. 2 NEIGHBOURHOOD CONTEXT EXISTING LANE Access to parking through lane behind the gas station TOWN CENTER URBAN AREA HANEY URBAN AREA Haney Urban Area Medium Density Residential: •Compatible housing styles that meet the diverse needs of the neighbourhood •Transitional developments to bridge areas of low and high densities •Wide range of housing choices that provide variety and mix of housing type, density, lot size, character, texture and affordability 1 SITE CONTEXT A0.10 3/32"=1'-0" B A Billard Architecture Inc. 3 TRAFFIC FLOW `CAR PATH PEDESTRIAN PATH LEGEND •--+ +-----• LEGAL DESCRIPTION· 22904 OEWDNEY TRUNK RO. MAPLE RIDGE, BC sec 17, TWP 12, N'Ml, PL NWP1J178 22910 OEWONEY TRUNK RD. MAPLE RIDGE, BC PLAN 68237 {Husky Gas Station) #22882 LT 220, S£C 17, 1WP 12, N'l'ltl, PL NWP57165 22922 DEWDNEY TRUNK RD. MAPLE RIDGE, BC LT 229, S[C 17, lWP 12, NWO, PL N\111'58011 PROPOSED BU ILDING GEODETIC ELEVATION • 163,5' (49.83m) BUILDING ELEVATION • 100'-0" FLOOR AND ROOF ELEVATIONS, PARKADE P2 DP -82' -1 o• PARKADE Pl DP -91'-4" FlRST FLOOR 100'-D" SECOND FLOOR 11 D' -D" THIRD FLOOR 120' -D" FOURTH FLOOR 130' -D" FIFTH FLOOR 140' -o• SIXTIH FLOOR 150' -o• ROOF 160' -D" 146.4') 154.10') 163.5' 173.5' 183.5' 193.5' 203.5' 213.5' 223.5' STAHOAAO STANDARD ' TURN.I.ROUND -7 L ___ 7 I r--UNE or FlOOR1 -_j I ''""" r STAl<DAAO STANoo«l STANDAAO 7 I ~NEE~OOR 2.J • • ™ _________________ j --~j SITE PLAN A1.00 3/32":e:1'-0" ~\:,~noo~- 1 ·-~---- "" or FlOOR • '"""l I i _J I _I STAHDAAO ,0 230 '""" CE" ~"' conl1lever roe• ridge ele11 57 27 / B A Billard Architecture Inc. 4 MASSING 5.1.27 Vertical elements should be included to break down the horizontal scale of the building 8.7.1 (2) Transitional development should be used to bridge areas of low and high densities, through means such as stepped building heights 8.7.2 (A) 2 Residential buildings should front or appear to front onto public roads through the use of appropriate treatment of exteriors 8.7.2 (A) 4 Be designed to maximize privacy and minimize views onto adjoining site 8.7.2 (A) 4 Create a transition in building mass and form towards the setbacks of the adjacent neighbourhood 8.7.2 (A) 5 Incorporate components that express strong unit identity and incorporate direct access to grade for ground-floor units 8.7.2 (A) 5 Provide variation in the façades to help reduce the visual length of individual buildings 8.7.2 (A) 10 Garage doors should not face public streets B A Billard Architecture Inc. 5 ELEVATIONS -NORTH _16J'-· ---. JO'-J" [9220.20mm] 9067.&'.lrnm -~-1----+-------+-t------ 29'-6" 18'-J" 8991.60mm 5562.61mm 1----1---1-+------~---t--l I -------------1----L ------------L --------1----- ---t--1 __ l __ I I ----,---- ' ____ j_ ___ _ --+---{D, I --~~,--11: --jl-- 1 I 11 I I ----~-11----t----------t-t---------t t 1 -----t--------1---t------t---tr-- NORTH ELEVATION 01 1/8 .. 1'-0" B A Billard Architecture Inc. 6 ELEVATIONS –EAST &305.79mm 18211.07mm 163'-0" 49682.40mm ------r--+------+--~-------- ·=='a'---'1::,---------___j___ -___(___ ------ ------=---~ -~----,--- I - - - - - -l_ ----t------t--,ii!iliiiil~.------, -.,.......:::;- I I I 8763.01mm -+-------+--+------ -------------___j___ -___(___ --------- - t__j__ _____ _ I _J_ _____ _ I I ------r-------- - I -___(___ --------- - f ' i --t+------ t---+-~~-.Ji....---l---ll---l----ll---11'7"~"'r9""'1~"""'1'~F"'i~~e=j=lle""i"~~~~~/~¥"=i-'i-I I ,. ! ~~--t---t--, --------t--1-- -- ---- ---,--t--t -------t----tt -- -- -- 2 EAST ELEVATION .o 1/8"•1'--0" B A Billard Architecture Inc. 7 ELEVATIONS -SOUTH 29·-s· [8991.60mm] 29'-9" J0'-3" (9220.20mm] 19'-9" [6019.84nvn ~~-~------~+------1-----1- -L--.L ------------L _____J__ ------------1 --------c'.j --- -----1- 1 ___ _I _ I I _____ I __ _ I .jbd;==±=~-,.. =_ ±_ =T" dl--.-----; --t-1---t r--.--.:!t::.= .---9'_:-T=_b_::-.!-~ 1---------11 __ _ I 2 J-------------- ==__,..,--_j~ _I -------------j~=::==:l ~==~-::.-::.:,:..:..-:.iJhl-1--_-_.Ji.-+-_ -_--'..,L--',..-:_-_..JT"L_-_-... .L _-_ ..J,-i"'~::t-~:::~, ....... -_ -_ ~ ... ~,..---_ -., ,.I .. =-=_ ~ ... =-"".::..;-,t--~:~~::=:~-t_-_-_--' ... "-_-_....,__ ... -_ -... L~-::.:..:,."-_-_-... ..1...11---!--------_I IL_ !1 I l1! il'I CD Ill' --~ r -q-;_.=;=....,~---::!c...-~~~=======:;:;:;:;:;t.:-;~~~~~T-rn=l~-!=!:~~::!i=I-----11- s,~ I i' ~--~c'b-~ ~ I ~s'-----;-1-------'------t---=---+--+-------=1==r==----+-+--+-----~--l-----1-------_l.L-1--.................. ---ll----~ .:,~ 3 SOUTH ELEVATION .03 1,a-.1°-0" B A Billard Architecture Inc. 8 ELEVATIONS –WEST 27'-3" 8.J05.79mm -------------H ------1--~------ I I I I I I I I I JI ---~--'lr----ti--1------H----t ---t--------------H --------t----t --- @ WEST ELEVATION .04 1-1'-0" B A Billard Architecture Inc. 9 CONTEXT ELEVATIONS –DEWDNEY TRUNK ROAD ;I ;I ~I ;I ~I ~I ~I ~I 22964 DEWDNEY 1 22952 DEWDNEY 122944 DEWDNEY TRUNK RD. TRUNK RD. TRUNK RD. I ;I ~I 22936 DEWDNEY TRUNK RO. HUSKEY GAS STATION .. -.. 22882/96 DEWDNEY _ _.,, .....__ TRUNK RD r~ ----. @ ~~;,.~ONTEXT -NORTH ELEVATION BURNETT STREET 22866 DEWDNEY TRUNK RD . I ~-----------~ 22826 DEWDNEY TRUNK RO. B A Billard Architecture Inc. 10 MATERIAL BOARD METAL COMPOSITE PANEL -BLACK w/ REVEAL METAL COMPOSITE PANEL-RED w/ REVEAL METAL COMPOSITE PANEL -WHITE w/ REVEAL GLASS AND ALUMINUM GUARDS ALUMINUM PLANK –WOODGRAINCONCRETE PLANTERS B A Billard Architecture Inc.11 DESIGN RATIONALE Project Brief 127 modern strata units & 2 commercial units to replace 3 single family dwellings. Increase density in neighbourhood with long term livability and community feel provided by age-friendly amenity spaces. 6-storey wood construction. Landscape & Public Realm The site contains both indoor and outdoor amenity spaces that the tenants can enjoy. Outdoor amenity is located in the center of the building as well as on the rooftop, where a children’s playground is also located. The indoor amenity spaces are accessible on the main floor to all residents. Low-maintenance, hardy, local planting will create green space along pathways and the outdoor amenity space. Existing trees will be protected along the property line where possible to help create a park-like transition from public to residential realm. Strategic lighting will enhance the development and create safe and welcoming spaces. Unit Mix Includes: 31 Studios (24.41%) 51 1 Bed (40.16%) 26 2 Bed (20.47%) 19 3 Bed (14.96%) TOTAL –127 units (100.00%) B A Billard Architecture Inc.12 DESIGN RATIONALE Traffic & Parking A lane from Burnett Street provides access to the parking on the south side of the building. Residential, visitor and accessible parking spaces are provided on site at grade and underground in two parking levels. A loading space and garbage/ recycling staging area is available at grade on the south side of the building. Ample bicycle storage and tenant unit storage is available within the underground parking levels. Community Development The project intends to create a dynamic residential setting and easy access to community amenities. Providing contemporary design and thoughtful landscaping creates homes that residents can be proud to be a part of. The private lounge patio provides substantial usable shared space for residents to interact while creating a visual interest and is designed to bring residents together to connect and form a lasting community. Parking Breakdown: •157 Spaces Proposed: •131 Residential •26 Visitor •31 Bicycle Lockers •120 Unit Storage Lockers B A Billard Architecture Inc.13 DESIGN RATIONALE Crime Prevention All communal spaces will be well-lit through both natural and installed lighting. The entrance and lobby lighting will be provided day and night for tenant safety when entering and exiting building at every hour of the day. The main floor amenity courtyard is enclosed on all four sides to provide a monitored and safe. Daylight is maximized in the courtyard for the comfort and safety of residents. Landscaping is designed to provide attractive places to inhibit and deter vandalism. Size, placement, and selection of plants are used to conceal ground level units from eyes on the street and to protect openings from break-and-entering, yet not to conceal criminal activity. Motion detected lighting outdoors and indoors, FOB access to building and underground parking, and privacy fencing are all employed to ensure resident safety. B A Billard Architecture Inc.14 DESIGN RATIONALE Sustainable Design The Dewdney Trunk Rd multi-residential Homes is in an ideal location to optimize the use of sustainable, environmentally friendly transit options such as city buses, walking and cycling. The use of these transit options will reduce the vehicular traffic and need for parking, therefore creating a safer more pleasant environment. Existing trees and green spaces in the community, along with newly planted greenery will provide the neighbourhood with adequate tree cover to reduce the impact on surfaces felt from climate change, aid in reduction of greenhouses gases and reduce the risk of heat-related illnesses. A rainwater management plan that is cost effective and resilient will be set in place to alleviate flooding from heavy rainfall due to climate change. This plan is an integrated approach to support population growth, environmental regulations, constrained drinking water sources and recreational water quality in a way that yields benefits to the community. This design will employ a variety of sustainable strategies, including: Environmentally friendly transit options: Walking Cycling Public Transit Green Materials/Appliances: High-efficiency lighting, appliances, heating and cooling systems Effective glazing Long lasting, durable, graffiti resistant cladding materials Water Conservation Rainwater management plan Low-flow water fixtures High-level recycled content FSC stewardship for wood-framed buildings Zero-to-low VOC content B A Billard Architecture Inc. STATISTICS SUMMARY 15 Required / Allowed Proposed CD Zone Site Area (Proposed)32,921.87 SF (3,058.54 SM) Lot Coverage 48.45% 15,950.00 SF (1481.80 SM) FSR 1.8 2.61 Storeys 6 Setbacks NORTH (Dewdney Trunk Rd) 7.5m EAST (Adjacent Property) 7.5m WEST (Husky Station) 7.5m SOUTH (Lane) 7.5m NORTH (Dewdney Trunk) 14.8 ft (4.5 m) EAST (Adjacent Property) 20.0 ft (6.1 m) WEST (Husky Station) 20.0 ft (6.1 m) SOUTH (Lane) 9.8 ft (3.0 m) Building Height 15m 62’-3” ft (18.93m) Number of Units 127 Parking 157 B A Billard Architecture Inc. 16 SITE PLAN LEGAL PESCR1PTION· 229D4 DEWDNEY TIRUNK RD. l.1APLE RIDGE, BC S£C 17, TWP 12, NWO, PL NWP1.l178 22910 DEWDNEY TIRUNK RD. l.1APLE RIDGE, BC PLAN 68237 (Husky Gos Station) #22882 LT 220, SEC 17, TWP 12. ~. PL NWP57165 22922 DEWDNEY TRUNK RD. l.1APLE RIDGE, BC lT 229, SEC 17, TWP 12. fl#D. PL NWP58011 DEWDNEY TRUNK ROAD 1 -------~-(P ______ b;_~--~~L~_.., __ " .~ PROPOSED BUILDING GEODETIC ELEVATION = 163,5' ( 49.83m) BUILDING ELEVATION = 100'-Q" FLOOR AND ROOF ELEVATIONS: PARKADE P2 DP -82'-1D" PARKADE P1 DP -91'-4" FIRST FLOOR 1 oo· -o· SECOND FLOOR 11 o· -o· THIRD FLOOR 120' -0" FOURTH FLOOR 130' -o• FIFTH FLOOR 140' -0" SIXTH FLOOR 150' -0" ROOF 160' -o• 146.4') 154.1D') 163.5' 173.5' 183.5' 193.5' 203.5' 213.5' 223.5' STAN!WlO SfANDAAD 5 CHILDREN PLAY 0 9 IJ!iE...Qf_fLJ!()f__ 2,3 & 4 ABOVE TURNAROUND -7 L ___ 7 I ~UNE OF fl.OORI -_j I '"""' r STANOARO STANCWID STANtwi'D 1 a I ~ r---~ GiNE _O~OOR 2.3 & 4 ABOVE _________________ J ~O'),, EXI 1 \:,~fl:- I 6A80'/E I --=..J----- - - -I- U<[Offl.OOR 4"'1/f.l I .: :a Ii i _J l !! I~ I I It STANDAAO --91 10 .: /'"?~ ~ rLINEcr'PI ----"-PAAKING B[lOW •---,-ROPO-S(-D-PROP-ERTY_U_NE _ _..__... __ _,,/-.....L-""'--...._-+--ff'---.,=!',,::=--!'Jllt?c-~ r,.OJO}' \ ,.,-s:t.)b< '-JC)"\,~ \ 0 ~C')~ 1 - -______ ...t.L 0 .,PROPOSED LANE ..,., .,,;' "" .,o<:J / ,,,o· -"-------~ -LAN E ---- -EXISTING PROPERTY Ll<E ----- ---- - -.,, 3.048m wide (UNCONSTRUCTED) .,-., ~ ~ SITE PLAN A1.00 3/32"=1'-0" 230 IMCTER cc., o"' 'l fjot,lem of rdge V 57 27 / Dwelling ..,., ,,O ,P "" "' .,o· B A Billard Architecture Inc. 17 PARKING -P2 ELECTRICAL / MECHANICAL """""' a·-2· x ,a·-o· """""' r-2· x ,a·-o· ""'°"" 8"-2·x ,a·-o· """""' a·-2· x ,a·-o· """""' a·-2·x 111·-o· """""" 8'-2· )( 111·-o· ST-a•-z·x 18'-0" ____J_ J I I I -t-l-1-----~----- - I I I I I I I I "I I StAHtWm SIAH!Wm a·-2· x r-2· 11 !!'--O" ,e·-o·_ r::> I I I " I - I I I 1' I I I I I ME I ELEC CAL ""'°"' a·-2· x 111·--o· JO'-J" ----------""°"""""'--I --rr UN STO UN ST RAG£ UNIT ST RAG£ 14 OCK RS 16 OC RS 16 LOC RS >---H---< 1------<1----1-----<I---I I J !~ J I~ S1ANDAA1l a·-2·x 111·-o· ST.llllARO a·-2·x 18'-0" """""" a·-2·x 111·-o· STAHo.lRO a·-2·x ,a·-o· ""'°"° 8'-2")( 11r-o· ST....., a·-2·x -1-------"=""''""""'"'""',-,I-------I---:: - -~--+----1--, I 8'-2·x ,a·-o· .,_ """""° a·-2·x a·-2·x u1·--o· ,a·--o· I PROPOSfD PffOf'ERTY I.JIE L --------------+------1---""""''"""""'-"' ______________ J ~ ~ PARKADE LEVEL P2 PLAN B A Billard Architecture Inc. 18 PARKING -P1 1' il SfANOARO 8'-2' X 1e·-o· SfANOARO 8'-2' X 1e·-o· SfANOARO 8'-2" X 1a·-o· SfANOARO lf-2" X 1e·-o· SfANOARO 8'-2' X 1e·-o· SfANOARO 8'-2' X 1a·-o· SfANOARO lf-2~ -1s·-o· STANDARD 8'-2' X 18'-0" STANDARD 8'-2' X 1a·-o· SfANOARO a::-2:...x_ -1a·-o· I I _J -7 I -1 I I I I ------I ----- ----- u·-o· I I I I ? I I '1 I I ~I ]., 2.r-0· ◊ D ----- ----- X <= c:::::> STAN~ COMPACT 8'-2" X 7-6" X ,a·-o· 15'-1" I I 29'-9" 30'-J' 19'-9" ______ --i-_1 ___ PROPERTY LINE _-+--_ COMPAC 7'-s·x 15'-1' STANOARO a·-2·x 1s·-o· <= 2J'-0" sG D COldPACT 7'-6" X ,s·-1· STANlAAD a·-2·x 18'-0" STANDARD s·-2·x 18'-0' STAN""° 8'-2' X ,s·-o· STAN""° s·-2·x 18'-0" STAN""° s·-2·x ,s·-o· -==----=~-]~~-~~-~";:;:;:;:J:;:;:,i-=/t-==-arcm=sffl!U~7~ -1-----~E,'z~"'-\:'.~i!,=r VA------+-------I I lw Ii I[ 1_J ◊ j __ J : I JJi/- !-++.i,ili;,;;;,=+1=~;1l___j_ ~ Y,t, 1-+---~---;1 I PROPOSED PROPERTY LINE I I L--------------+------l ---EXISTINGPROPffiTYLJ<E ______________ J ~ ~ PARKING LEVEL P1 A2.01 3/32"=1'-0" B A Billard Architecture Inc. 19 MAIN FLOOR PLAN 0 1' re 1' ~ I I § 1 1 I I I I --®-1 BED 2 BED 3 BED f STUDIO AMENITY --7t-COMMERCIAL 'i PROPERlY UNE I + ------,,,- t:t=l'"Fl--'"'F'~----;---¢-:J"i-t-t==l===== I II II§ r-,:; ----'------b--c:: -L c:: r-@ PATKl 11 11 I ~ g ! ~ 1 MAIN FLOOR PLAN 2.10 3/32"a1'-0" B A Billard Architecture Inc. 20 SECOND FLOOR PLAN 29'-6" 29'-9" JO'-J" I I -~--~-~ -~-~-:--+~-i--W-i----+t--~ -+--1-: --+----lr,~;:::::r,:=-rr~~~~~~'!!I~ -1 eA,:JJt<f I I _J _ I I ~fliiiiiiiiiiiii;q__' I I 7-;;;;;:;;::::::::::~i------f-- 1 ~ ~ I I I i I -------1-- ----t-------t=~~~~t~~~~:t-t,rt~Q~~'F====;=====tr~~frt-!~~r n=====iiiiii'~;?.-:~~~~~~91 -----I------~-=i--_., __ ~ ~ -----' I I I I I I I I I _ _j __ I -7-- 1 OPEN TO BELOW I~ 1i ==c I ---==-----r=~@ I ---I- I I I I I I I I _ ____ I __ ---~ I --+---l:j:: ~ <h L ~!!!!!!!!!!!!!!!==+-----! I I I I I I I I I ---r---r----1 -1 -,---i, 1 -11-J~w-,~~fflUNE --i r ------r --r ~ ~ EXISTlNG PROPERTY LIME 1 SECOND FLOOR PLAN .20 3/32"=1'-0" 1 BED 2 BED 3 BED STUDIO AMENITY COMMERCIAL B A Billard Architecture Inc. 21 THIRD FLOOR PLAN 29'-&" 29'-9" 30'-l" I I _j ___ L ~,-~, _j j __ ! __ +I ;_j -I i -'1----+I ti -~,-~, _1 ___ !_ I I I I I I : 1: I I I I I ---+----miiE~=-ii~i~~~~~~ -1 i---t.,EAJ.tJff( 111"-........ !4-'.~ t'r-i~~n-i:J~iii=;;;::;;;::;;;~-----t--- 1 ~ I I I i I ---1-----+- I~ 1i e ==l= I --1------~-=i--.., ----- -----==---r=~@ I ---I-1 I I I I I I I I _ _J __ I -7 -- 1 OPEN TO BELOW I I I I I I I I I H I I I I I I I I I I I I ~ I I ' I~ I I I I I I I I _ ___ I __ ---~ ii I --+-- -~~~~µ:\:I-B;!_ ,<f I I I - --!- I I I I I I I I I -1---r----1-1--,---i 17-11-i~P~UNE--i ,------r--f ~ ~ 0:ISTliG PROPERTY UN( 1 THIRD FLOOR PLAN A2.30 3132"=1'-0" 1 BED 2 BED 3 BED STUDIO AMENITY COMMERCIAL B A Billard Architecture Inc. 22 FOURTH FLOOR PLAN I I I I I I I I I I I I OPEN '1 I '1 ~ELOW I I I I ~ I ! , !I"".''.'.·~ EX5™GPROPERiYUNE FOURTH FLOOR PLAN A2.40 3/32''=1'-0" I~ 1i ~~~00=3---=: c I --~-}-= I ---I- I I I I I I I I ____ I_ ---~ 1 BED 2 BED 3 BED STUDIO AMENITY COMMERCIAL B A Billard Architecture Inc. 23 FIFTH FLOOR PLAN 29'-6" 30'-J" I I I I I I I I ---t---t--~PffirrUNE ---t-L -1---+~-I -I -1-----+t -_:'°'ffirr lf'E _ _j_ ___ i_ --f---lii~Pin"~i~m ;r1 ~=!-"-,~;~;;;;;;;:;;;~~.1aaa--1-L... 1[liiiii--~~:~~oi-~====r-----I I I i I ----I-----lr'-!i-ill--l----7 ------E:~~~ ~~~ffl5. ----I--_=i-_ - I ! ~..._______, I~~ I I I I I -..--=--1...-.::,-r;,r I I I I I ~~ 1""'11'------"~~,I I I I I ~ ~ .. '1 II OPEN TO I I I '" .. ""'~""-'--a-=n.-::::!~"11 /iiiW7;;aeF'~ BELOW I I I ~~ ~I I I I I I I I _ _j_ I -7-l~~m •••• I~ 1i m==c I ---~ ---r-, ---I- I I I I I I I I _ ___ I_ ---~ i I ~ ·: ···•. =::~ . , [ •·•• f j ! -+-+------t +--i--i ~ I -tt-i----it----+---!-1---r----1 -1 -1---i 1-i-n-J~~rruNE --i ,----1 ---~ EXISTJIG PROPERTY WI[ FIFTH FLOOR PLAN A2.50 3/32''=1'-0" 1 BED 2 BED 3 BED STUDIO AMENITY COMMERCIAL B A Billard Architecture Inc. 24 SIXTH FLOOR PLAN I ----- SIXTH FLOOR PLAN A2.60 3132"=1'-0" 1 BED 2 BED 3 BED STUDIO AMENITY COMMERCIAL B A Billard Architecture Inc. 25 ROOF PLAN ill 1 ROOF PLAN A2.70 3/32"=1'-0" 19'-9" --- 1 I ---- 1 BED 2 BED 3 BED STUDIO AMENITY COMMERCIAL B A Billard Architecture Inc. 26 ELEVATION NORTH 'fl ~ ~ ,,i -----~ ~FIF~TH,',cFL=oo"=°R'--------"'-- m T err I NORTH ELEVATION A3.01 1/8"=1'-0" T 0 I EXTERIOR FINISHES: CI) COMPOSITE METAL PANEL -SW:K CD COMPOSITE METAL PANEL -WHIT[ CD COMPOSITE METAL PANEL -RED CD HORIZONTAL Cl.EAR FlNISH RED CEDAR CD TEMPERED CLEAR GlASS GUARD CD CONCRETE T B A Billard Architecture Inc. 27 ELEVATION EAST T T EXTERIOR FINISHES: CI) CO"POSITI' METAL PANEL -BlACK CD CO"POSITI' METAL PANEL -WHITE CD CO"POSITI' METAL PANEL -RED CD HO~ZONTAL ClfAR RNISH RED CEDAR CD TIMPEREO CLEAR GLISS GUARD CD CONCRm ----I -I -------I _I ----------------l_l ----=-~_I _________ I -I -----------+--+--~ t--~-------------o5t --~------+--+------ I I I I I I I I I I --=---~ ~ _ _ _ _ _ ~ ~ -~ __ 1 __ ~-_ -~ _ _J _ J_ ~ll~ -s-___ i--j_ ---- -- I I-~ II -I T-___ _l__J__ 11 ~ I 11 I I I I / I I I I I I I I _ _l _____ _ I 2 EAST ELEVATION A3.02 1/8"=1'-0" B A Billard Architecture Inc. 28 ELEVATION SOUTH 91'-4" -----P1 PARKING 3 SOUTH ELEVATION A3.03 1/8"=1'-0" EXTERIOR FINISHES: CD COMPOSIT[ METAL PANEL -BLACK (I) COMPOSIT[ METAL PANEL -WHITE CI) COMPOSIT[ METAL PANEL -RED CD HO~ZONTAL CLEAR FINISH RED CEDAR CD ITMPERED CLEAR GLASS GUARO CD CONCRETE B A Billard Architecture Inc. 29 ELEVATION WEST ---- ---- ~ 1jl fi! :?i ----~ ~ ~ ---- ---- ---- E 9S "$,~ 1so•-ow SIXTH FLOOR 9§ e~ g 140'..Qw FIFTH FLOOR 9§ e ~ g 13Q".Qw OURTH FLOOR 9§ e~ g 120•-ow THIRD FLOOR 9§ 21 g 9§ e~ g "f "' 91'-4" P1 PARKING 4 WEST ELEVATION A3.04 1/8"=1'-0" EXTERIOR FINISHES: CD CO"POSITE "ETAL PANEL -BlACK CD CO"POSITE "ETAL PANEL -WHITE CD CO"POSITE "ETAL PANEL -RED CD HORIZONTAL CLEAR Fl .. SH RED CEDAR CD TE"PERED CLEAR GlASS GUARD CD CONCRETE B A Billard Architecture Inc. 30 SECTION AA 1 BED 2 BED 3 BED STUDIO AMENllY TT T T I I I I BUILDING SECTION -AA 4.01 1/8"=1'-0" B A Billard Architecture Inc. 31 SECTION BB II 11 BUILDING SECTION -BB 4.02 1/8"=1'-0" B A Billard Architecture Inc. 32 SECTION CC A A4,01 TT 3 BUILDING SECTION -CC A4.03 118"=1'-0" B A Billard Architecture Inc. 33 LANDSCAPE PRINCIPALS Entrances & Surrounding Spiraea Bumalda (dart's red) Rhododendron hachmann’s Fantastica Erysimum Linifolium Bowles Mauve Miscanthus Sinensis Gracillimus Pennisetum Alopecuroides (Hamelin) Street, Main Floor, & Outdoor amenity Japanese Maple (Acer Palmatum) Minimal maintenance, native plants will be chosen with the guidance of a landscape architect to ensure the landscaping requires minimal watering and care and provides a vibrant ecological addition to the neighbourhood. The landscaping will support CPTED policies and improve the public realm. The interior courtyard, rooftop amenity, and children’s playground will be designed with safety and beauty in mind. Final plans will be made in consultation with the landscape architect (to be named). B A Billard Architecture Inc. 34 LANDSCAPE TREE MANAGEMENT The proposed project consists of two levels of underground parking. The excavation for these two levels will require the existing twenty-seven trees on site to be removed. The two trees growing in the proposed lane will also need to be removed due to excavation requirements. The hedges located in the East and West private properties are to be protected. Excavation near these hedges will need to be carried out carefully to protect the roots and surrounding soil. Replacement trees of appropriate species and size will be provided. More information can be found in the Arborist Report and Landscape Plans. EXISTING TREE REMOVAL EXISTING HEDGE ON ADJACENT PROPERTY TO BE PROTtCTEO cp I I )--- / I I ( I ' ---~ I I DEWDNEY TRUNK ROAD COURTYARD BUILDING AOO\IE BUILDINGAOO\IE ...... ---, / ' I _Q O \ f 'l, 21 I \ 20 0 / ' 22 ' , ...... __ .,,,./ ----, I BUllDINCi ABO'vt RAMP DOWN TO PARKADE r I I LEGEND TREE TO BE REMO\/ED PROTECTION &.RRIER EXISTINGHECX:E ON lllJACOIT PROPERTY TO BE PROTECTED B A Billard Architecture Inc. 35 LANDSCAPE TREE MANAGEMENT PROPOSED PLANTING -MAIN Details provided by PMG Landscape Architects. PLANT SCHEDULE ACER PALMA TUM AMELANCHIER C.'ROBIN HILL' CM'EUIA JAPONICA '.A.PRl. REMEM8EREO' CARPINUS 6ETULUS 'fRANS FONTAINE" CHA.\/IAECYPARIS NOOTK. VAN OEN AKKER' PICEA OMORIKA 'BRUNS' PINUS CEMBRA 'COLUt.-NAAIS' Sl'YRAX JAPONICUS SYRINGA RETICULATA BUXUS SEMPERVIRENS 'GREEN VELVEr I-IYDRANGEA MACRO. 'RED SENSATION' KALMIA LATIFOUA 'SNOWDRIFT NANOINA DOMESTICA 'GULFSTREAM' Pl 1S PIERI$ JAPONICA 'FOREST Fl.AME' RI RHOOOOENORON 'IJll>EOITIJM' RH RHODODENDRON 'MRS. FURNIVAL' RH1 12 RHOOOOfNORON'P.J.M. ELITE' SK 31 SKIMMIA JAPONICA (10% MALE) 6 SPIRAEA X JAPONICA 'MAGIC CARPET Y 13t! TAXUS X MEDIA 'HICKSlr TH 45 THUJAOC<:IDENTALIS'OEGA;OOTSSPIRE' VO 4 VIBURNUM OA\11011 JAPANESE MAPLE ROBIN HILL SERVK:EBERRY ICE ANGELS APRIL REMEMBERED CAMELLIA FRANS FONTAIN HORNBEAM VAN DEN Al()(ER WEEPING CYPRESS PURPLE SPIRE CRASAPPt.E BRUNS SERBIAN SPRUCE COLUMNAR SWISS STQIIE PINE JAPANESE SNOWBELL GREEN VELVET BOXWOOD RED SENSATION HYDRANGEA SNOWDRIFT MOUNTAIN LAUREL Gl.l.f'STREAM HEAVENLY BAMBOO RHOOODENORON;LIGHT PURPLE-BLUE RHODODENDRON: ROSE PINK: MAY ELITE P.J.M. RHODODENDRON HIMALAYAN SWEET BOX JAPANESE SKlt..'MIA MAGIC CARPET SPIRAEA HICK"SYEW OE GROOT'S SPIRE CEDAR DAVlCTS VISURNUM 2.0MHT, B&B 2.0MHT: B&B 10MHT. TREE FORM 5CM CAL; 1.8M STD, B&B 2.0MHT: B&B SCMCAL: 1.SM STD; B&B 2.SMHT: B&B 2.0MHT: B&B GCM CAL; 1.5M STD: B&B IIJ15POT. MIN. 1.5M STD: B&B '3POT;40CM "3POT:eocM •3 POT; 50CM IJ3 POT: SOCM '3 POT: SOCM '3POT;30CM "3POT:50CM "3POT;&>CM •3POT: 35CM IJ3 POT: SOCM •1'2POT;40CM 1.0MHT. B&B O.tlMHT. B&B "3POT:45CM GRASS CALAMAGROSTIS X A. 1<ARl FOERSTER' CAREX OSHIMENSIS 'EVERGOLD' PE1 2<1 PENNISETUM ORIENT ALE KARL FOEFIBTER FEATHEREED GRASS EVERGOlDJAP.6.NESE SEDGE ORIENTAL FOUNTAIN GRASS 11'2 POT, HEAVY '11 POT '11 POT PERENNIAL HE 18 H.EMEROC"Ll.JS 'STELLA D'ORO' HO 10 HOSTAUNOULATA " GC WF 8 DRYEROPTERIS WALLICHIANA D 17 DRYOPTERIS ERYTHROSORA 'BRIL..UANCE' E2 94 EUONYMUS JAf'ONICA "ROEHMERTWO STEUAOUROOAYLILY WAVYLE.Af'HOSTA BIG BLUE UL Y-TURF WALI.ICl-fS WOOOLAND FERN BRILLIANCE AUTLMN FERN GOLD SPLASl1 WINTERCREEPER •1 POT: 1 EYE; HEAVY SHADE "2POT #1 POT:25CM IIJ1 POT:25CM ~ TBD GREEN ROOF PANEL OF 14 MATTEUCIASTRUTHIOPTERIS CF 15 OSMUt<OACINNAMOMEA I 40 POL YSTICHUM MUNll\JM PA 14 POL YSTICUM ACROSTICHOIDES OSTRICl-4 FERN CINNAMON FERN SWORD FERN CHRISTMAS FERN '12POT "'"" '2POT '2POT NOTI:S: • PLANT SIZES IN THIS UST ARE SPECIFIED ACCORDING TO THE BC lANDSCAPE STANDARD AND CANADIAN LANDSCAPE STANDARD. LATEST EDITION. CONTAINER SIZES SPECIFIED AS PER CNLA STANDARD. BOTH Pl.ANT SIZE ANO CONTAINER SIZE ARE THE MINIMUM ACCEPTABLE SIZES. • REFER TO SPECIFICATIONS FOR DEFINED CONTAINER MEASUREMENTS ANO OTHER Pl.ANT MATERIAL REQUIREMENTS • SEARCH ANO REVIEW: MAKE PLANT MATERIAL AVAILABLE FOR OPTIONAL REVIEW BY LANO SCAPE ARCHITECT AT SOURCE Of' SUPPLY AREA OF SEARCH TO INCLUDE LOWER MAINLAND AND FRASER VALLEY.· SUBSTITUTIONS: OBTAIN WRITTEN APPROVAL FROM THE LANDSCAPE ARCHTECT PRIOR TO MAKING ANY SUBSTITUTIONS TO THE SPECIFIED MATERIAL. UNAPPROVED SUBSTITUTIONS WILL BE REJECTED. ALLOW A MINl"-'JM OF FIVE DAYS PRIOR TO DELIVERY FOR REQUEST TO SUBSTITUTE. SUBSTITUTIONS ARE SUBJECT TO BC LANDSCAPE STANDARD AND CANADIAN LANDSCAPE STANDARD. DEFINITION Of' CONDITIONS OF AVAILABILITY. AU LANDSCAPE MATERIAL ANO WORKMANSHIP MUST MEET OR EXCEED 6C LANDSCAPE STAN OARD AND CANADIAN LAN:lSCAPE STANDARD LATEST EDITION. ALL Pl.ANT MATERIAL MUST BE PROVIDED FROM CERTIFIED DISEASE FREE NURSERY 4" DIA. CEDAR POST 6'-0"-6'-6"HT. GALVANIZED FENCE STAPLES SNOW FENCE TO BE DUPONT L-70 OR APPROVED EQUIVALENT. i UNDISTURBEr>---,\:F========i=i========'i':i===\ T GROUND LEVEL i EXISTING SUBGRADE 2'•0" 1 NOTES: 1. TREE RETENTION FENCES TO BE IN PLACE PRIOR TO ANY WORK ON SITE. 2. LANDSCAPE ARCHITECT TO VERIFY PLACEMENT. 3. FENCE TO ENCLOSE ALL TREE RETENTION ZONES. C) TREE PROTECTION FENCE 0 10' 20' 30' 40' BAR SCALE (IMP.) 70" PERIMETER FENCE TREE PROTECTION FENCE+.'rl--~ :::. :):::~::. •. -~ '\. · ..... STREET TREE, TO BE APPROVED BY CITY PARKS DEPT. SIGNAGE I : > C-1 -L. I ,,.._ . I t i . I > UNIT 111 1 BED L _________ J SCORED B.F. CONCRETE ENTRY PAVING BIKE RACKS (2) ---, ! L'=='.1===11 WASTE RECEPTACLE WR-1 AYLESBURY BENCH B-1 WASTE RECEPTACLE WR-1 ALUMINUM PLANTERS 3-0"HTX16"WX46"L I "- PERMEABLE PAVER5 IN DRIVEWAY \ SCORED B.F. yONCRETE 36" HT RAISED PIP CONCRETE PLANTER AT PAT10 EDGE (TYP) RAISED PLANTING AREA WITH CONCRETE SEATING EDGE 16" HT, STEPS UP TO FERN GARDEN WITH STEP STONES INSET FLUSH WITH GRADE AMENITY 6 DIVIDE YARC PERMEABLE PAVERS ONSLAB \ I START OF 70" PERIMETER FENCE PAR ING--~~-~-~-E_~_EI--O-U-ND_~_J46" HT PERIMETER FENCE ENTRY ----------~-----TREE TO BE REMOVED (TYP) 11 ---------------------------------------------_ y-@-TREE PROTECTION FENCE B A Billard Architecture Inc. 36 LANDSCAPE TREE MANAGEMENT PROPOSED PLANTING -ROOF Details provided by PMG Landscape Architects. PLANT SCHEDULE ACER PALMA TUM AMELANCHIER C.'ROBIN HILL' CM'EUIA JAPONICA '.A.PRl. REMEM8EREO' CARPINUS 6ETULUS 'fRANS FONTAINE" CHA.\/IAECYPARIS NOOTK. VAN OEN AKKER' PICEA OMORIKA 'BRUNS' PINUS CEMBRA 'COLUt.-NAAIS' Sl'YRAX JAPONICUS SYRINGA RETICULATA BUXUS SEMPERVIRENS 'GREEN VELVEr I-IYDRANGEA MACRO. 'RED SENSATION' KALMIA LATIFOUA 'SNOWDRIFT NANOINA DOMESTICA 'GULFSTREAM' Pl 1S PIERI$ JAPONICA 'FOREST Fl.AME' RI RHOOOOENORON 'IJll>EOITIJM' RH RHODODENDRON 'MRS. FURNIVAL' RH1 12 RHOOOOfNORON'P.J.M. ELITE' SK 31 SKIMMIA JAPONICA (10% MALE) 6 SPIRAEA X JAPONICA 'MAGIC CARPET Y 13t! TAXUS X MEDIA 'HICKSlr TH 45 THUJAOC<:IDENTALIS'OEGA;OOTSSPIRE' VO 4 VIBURNUM OA\11011 GRASS CALAMAGROSTIS X A. 1<ARl FOERSTER' CAREX OSHIMENSIS 'EVERGOLD' PE1 2<1 PENNISETUM ORIENT ALE PERENNIAL HE 18 H.EMEROC"Ll.JS 'STELLA D'ORO' HO 10 HOSTAUNOULATA !I URIOPE MUSCARI 'BIG BLUE' GC WF 8 DRYEROPTERIS WALLICHIANA D 17 DRYOPTERIS ERYTHROSORA 'BRIL..UANCE' E2 94 EUONYMUS JAPONICA "ROEHMERTWO ~ TBD GREEN ROOF PANEL OF 14 MATTEUCIASTRUTHIOPTERIS CF 15 OSMUt<OACINNAMOMEA I 40 f>Ol. YSTICHUM MUNll\JM PA 14 f>Ol. YSTICUM ACROSTICHOIDES JAPANESE MAPLE ROBIN HILL SERVK:EBERRY H::E ANGELS APRIL REMEMBERED CAMELLIA FRANS FONTAIN HORNBEAM VAN DEN Al()(ER WEEPING CYPRESS PURPLE SPIRE CRASAPPI.E BRUNS SERBIAN SPRUCE COLUMNAR SWISS STQIIE PINE JAPANESE SNOWBELL GREEN VELVET BOXWOOD RED SENSATION HYDRANGEA SNOWDRIFT MOUNTAIN LAUREL Gl.l.f'STREAM HEAVENLY BAMBOO RHOOODENDRON;LIGHT PURPLE-BLUE RHODODENDRON: ROSE PINK: MAY ELITE P.J.M. RHODODENDRON HIMALAYAN SWEET BOX JAPANESE SKlt..'MIA MAGIC CARPET SPIRAEA HICK"SYEW OE GROOT'S SPIRE CEDAR OAVICTS VIBURNUM KARL FOERSTER f'EATHEREED GRASS EVERGOlD JAP.6.NESE SEDGE ORIENTAL FOUNTAIN GRASS STEUADUROOAYLILY WAVY LE.AF HOST A BIG BLUE LILY-TURF WAU.ICl-fS WOOOLAND FERN BRILLIANCE AUTLMN FERN GOLD SPL.ASl1 WINTERCREEPER OSTRICl-4 FERN CINNAMON FERN SWORD FERN CHRISTMAS FERN 2.0MHT, B&B 2.0MHT: B&B 10MHT. TREE FORM 5CM CAL; 1.8M STD, B&B 2.0MHT: B&B SCMCAL: 1.SM STD; B&B 2.SMHT: B&B 2.0MHT: B&B GCM CAL; 1.5M STD: B&B IIJ15POT. MIN. 1.5M STD: B&B '3POT;40CM "3POT:eocM •3 POT; 50CM IJ3 POT: SOCM '3 POT: SOCM '3POT;30CM "3POT:50CM "3POT;&>CM •3POT: 35CM IJ3 POT: SOCM IJ2POT;40CM 1.0MHT. B&B O.tlMHT. B&B "3POT:45CM ,2 POT, HEAVY '11 POT '11 POT •1 POT: 1 EYE; HEAVY SHADE "2POT #1 POT:25CM IIJ1 POT:25CM '12POT "'"" '2POT '2POT NOTES: • PLANT SIZES IN THIS UST ARE SPECIFIED ACCORDING TO THE BC LANDSCAPE STANDARD AND CANADIAN LANDSCAPE STANDARD. LATEST EDITION. CONTAINER SIZES SPECIFIED AS PER CNL.A STANDARD. BOTH Pl.ANT SIZE ANO CONTAINER SIZE ARE THE MINIMUM ACCEPTABLE SIZES. • REFER TO SPECIFICATIONS FOR DEFINED CONTAINER MEASUREMENTS ANO OTHER Pl.ANT MATERIAL REQUIREMENTS • SEARCH ANO REVIEW: MAKE PLANT MATERIAL AVAILABLE FOR OPTIONAL REVIEW BY LANDSCAPE ARCHITECT AT SOURCE OF SUPPLY AREA OF SEARCH TO INCLUDE LOWER MAINLAND AND FRASER VALLEY.· SUBSTITUTIONS: OBTAIN WRITTEN APPROVAL FROM THE LANDSCAPE ARCHTECT PRIOR TO MAKING ANY SUBSTITUTIONS TO THE SPECIFIED MATERIAL. UNAPPROVED SUBSTITUTIONS WILL BE REJECTED. ALLOW A MINl"-'JM OF FIVE DAYS PRIOR TO DELIVERY FOR REQUEST TO SUBSTITUTE. SUBSTll\JTIONS ARE SUBJECT TO BC LANDSCAPE STANDARD AND CANADIAN LANDSCAPE STANDARD. DEFINITION Of' CONDITIONS OF AVAIL.ABILITY. All LANDSCAPE MATERIAL AND WORKMANSHIP MUST MEET OR EXCEED 6C LANDSCAPE STANDARD ANO CANADIAN LAN:lSCAPE STANDARD LATEST EDITION. ALL Pl.ANT MATERIAL MUST BE AAOVIOEO FROM CERTIFIED DISEASE FREE NURSERY L L PROPERTY LINE PINUS CEMBRA 'COLUMNARIS' 42" HT. PIP CONCRETE PLANTER FOR TREE PLANTING BLI../E-GR~N R00F: ~FERJ O "' ARCHITECTURE AYLESBURY BENCH (X2) B-1 PROPERTY LINE PICNIC TABLES WITH BENCHES FOR GROUP DINING GARDEN SHED MECHANICAL ENG. to PROVIDE WATER SOURCE ATICOMMUNITY GARDEN. -if-1-----COMPOST TATOR WATER SO RCE SIMPLE MOdERN :tt--'----------"'8"41-b=M--/';;-/-METAL PERG@LA OVER DINING ARE~~ ----------11-+---WORK TABL ~ SLAB PAVER ,:l'AL TERNATING D --t-'tt-"t--tt-t--SIZES RUNNI G BOND B-2 !'><!!""1r--tt+MIN 48" SLAB PAVERJ IN -:;;.:=---:-------+~r--11-1--RUNNING BOrD PATTERN ,--+---GARDEN PLAtTERS (X30) PL-2 I BACKLESS BT NCH (XS) B-2 AMELANCHIER 'ROBIN HILL' SYR,,GA R LRY SNOW SAFETY RAIL (SEE ARCH. DWGS.) ~--~~-~~-~-++--- SOCIAL SEATING AREA DRAIN GRAVEL STRIP 60" CRUSHED GRAVEL PATH INSTALLED FLUSH WITH FINISHED GRADE, WITH ALUMINUM EDGING . . ~=1:::°'.:°'.:j ~filjf--l,'l--fll¥~~~__J~<~/~c__:,..,;_....:_.:Jl-~~f-SIMPLE ME) L PERGOLA ~ OVER SEATl~G AREA I TWO STREAM WASTE RECEPTACLE WR-2 ------~~~f=~=~ TREE PLANTER (X8) PL-1 -------~ I SAFETY RAil (SEE ARCH. DWGS.) PROPOSED PROPERTY LINE EXISTING PROPERTY LINE KOMPAN 'DOUBLE TOWER' PCM210203 PLAY STRUCTURE ON SYNLAWN ARTIFICIAL GRASS WITH SAFETY FALL PAD J _J B A Billard Architecture Inc. 37 LANDSCAPE ROOF DECK The roof deck will provide space for residents to have private social gatherings, a children’s play area, and personal gardens. Utilizing sustainable methods for shade and cooling, the roof will support the heating/cooling of the building naturally. Final plans will be made in consultation with PMG Landscape Architects. B A Billard Architecture Inc. 38 STORMWATER MANAGEMENT THREE-TIERED APPROACH Roof leaders collect runoff and direct it to onsite drainage systems Lot graded towards landscaped areas to collect runoff in lawn basins Make use of infiltration TIER A -SMALL RAINFALL EVENTS TIER B –MODERATE RAINFALL EVENTS TIER C –MINOR 1:10 YEAR RAINFALL EVENTS An onsite stormwater management plan consisting of a three-tiered approach is to be implemented to control all minor and major rainfall events. Details provided by Wedler Engineering LLP. Collect and retain all flow through underground detention systems Release water at 1:2 year forested flow rate Collect and retain water in detention systems, similar to Tier B Release water at 2-year pre-development flow rate TIER C –MAJOR 1:100 RAINFALL EVENTS Allow water to overflow site and be directed away from the building towards the 100-year flow route along Dewdney Trunk Road B A Billard Architecture Inc. 39 SHADOW STUDY DECEMBER 21 JUNE 21 MARCH 21 10:00 AM 12:00 PM 4:00 PM 10:00 AM 12:00 PM 4:00 PM 10:00 AM 12:00 PM 4:00 PM B A Billard Architecture Inc. 40 B A Billard Architecture Inc. 41 LANDSCAPE PLANS -MAIN PMG LANDSCAPE ARCHITECTS 0 10' 20' 30' BAR SCALE (IMP.) 40' 50' ,,. ·::-_-:,;· ·• :··· .;~ \ ~, -~ .. :: STREET TREE, TO BE APPROVED BY CITY PARKS DEPT. SIGNAGE w~t:/t,.'.~~;Ec;i~~--------1r---,=cr1;;;;,::::::-:f// 48" PERIMETER FENCE+-rs+----+---'1 PARKING f : ) c-1 • C:.' .,._ .L_ I I ' . I UNIT la 2 8EO t I . . I > UNIT 111 1 8EO AMENITY A L _________ J SCORED B.F. CONCRETE ENTRY PAVING BIKE RACKS (2) WASTE RECEPTACLE WR-1 AYLESBURY BENCH B-1 WASTE RECEPTACLE WR-1 ALUMINUM PLANTERS 30'HTX18"WX48"L r---I ' I - -"'I I UNIT 104 1 BEO I 3 ( J UNIT 110 ....._ '- PERMEABLE PAVER's IN DRIVEWAY \ SCORED B.F. ~ONCRETE \ STYRAX JAPONICA 24" PIP CONCRETE WALL AND STAIRS UP TO GARDEN 70' PERIMETER FENCE 24X24 PAVERS, INSET RAIL FENCE AND GATE PERMEABLE PAVERS 36" HT RAISED PIP CONCRETE PLANTER AT PATIO EDGE (TYP) 36' DIA SEATING BOULDER WITH FLAT TOP SURFACE RAISED PLANTING AREA WITH CONCRETE SEATING EDGE 16" HT, STEPS UP TO FERN GARDEN WITH STEP STONES INSET FLUSH WITH GRADE WASTE RECEPTACLE WR-1 AMENITY B DIVIDE Y ARC PERMEABLE PAVERS ONSLAB \ I START OF 70" PERIMETER FENCE PAR ING--~~-~-~-E_~_E,_O_U_N_D~..,__l48ft HT PERIMETER FENCE ENTRY ----------~-----TREE TO BE REMOVED (TYP) 11 ---------------------------------------------_ y-@-TREE PROTECTION FENCE B A Billard Architecture Inc. 42 LANDSCAPE PLANS -ROOF PMG LANDSCAPE ARCHITECTS '+' "' "' "' "' "' "' "' L L PROPERTY LINE PROPERTY LINE '+' '+' '+' '+' '+' '+' '+' '+' '+' "' '+' '+' "' '+' '+' '+' '+' '+' '+' '+' PINUS CEMBRA 'COLUMNARIS' 42" HT. PIP CONCRETE PLANTER FOR TREE PLANTING '+' '+' '+' '+' '+' '+' '+' '+' '+' '+' '+' '+' '+' '+' '+' '+' '+' '+' '+' m: "' '+' '+' "' "' '+' "' "' "' "' AYLESBURY BENCH (X2) B-1 PICNIC TABLES WITH BENCHES FOR GROUP DINING GARDEN SHED MECHANICAL ENG. to PROVIDE WATER SOURCE ATICOMMUNITY GARDEN. -+ttt----COMPOST TATOR WATER SO RCE SIMPLE ModrnN :tt--------"'li"'ft-l=rn";rt-METAL PERG@LA OVER DINING ARE~52 ----------tt-t---WORK TABL ~ SLAB PAVER ,il'ALTERNATING --tt-111!"-1--tt-t--SIZES RUNNI G BOND -M---,it+MIN 48" ~ BLUE-GREEN R00F: '+' SLAB PAVERJ IN -::,;-,c::c"":::-------H H-itt--RUNNING BO~□ PATTERN ->---1++--GARDEN PLAtTERS (X30) PL-2 ~EFERJ O "' ARCHITECTURE '+' owes.::-'i"' "' "' '+' '+' "' '+' '+' "' "' '+' '+' "' "' '+' '+' SAFETY RAIL (SEE ARCH. DWGS.) "' '+' "' "' '+' '+' AMELANCHIER 'ROBIN HILL' "' "' "' "' '+' '+' "' "' "' "' "' '+' '+' DRAIN GRAVEL STRIP "' "' "' "' '+' '+' '+' 60" CRUSHED GRAVEL PATH INSTALLED FLUSH -"--~-~~--"'1"-tt--WITH FINISHED GRADE, '+' '+' WITH ALUMINUM EDGING TWO STREAM WASTE ______ 7~~~~'=;':=~~ RECEPTACLE WR-2 TREE PLANTER (XB) PL-1 -------~ PROPOSED PROPERTY LINE EXISTING PROPERTY LINE + .., " " + ... " .. ., .. + '< ., " " ,.. .. --.. ~ .. .. _...... .. + -. . BACKLESS BTNCH (X5) B-2 SYRINGA R LRY SNOW DWGS.) I SAFETY RAil (SEE ARCH. KOMPAN 'DOUBLE TOWER' PCM210203 PLAY STRUCTURE ON SYNLAWN ARTIFICIAL GRASS WITH SAFETY FALL PAD J _J Prepared by Billard Architecture Inc. Billardarchitecture.ca 22904-22922 DEWDNEY TRUNK ROAD MAPLE RIDGE, BRITISH COLUMBIA 0 DEWDNEYTRUNK ROAD Public Comment Opportunity Report FILE NO: 2019-392-RZ LOCATION: 22904 -22922 Dewdney Trunk Road, Maple Ridge PUBLIC COMMENT OPPORTUNITY: May 18 –27, 2021 Billard Architecture Inc. NOTIFICATION TO THE PUBLIC –NEWSPAPER ADVERTISEMENTS The Public Comment Opportunity for 2019-392-RZ, 22904 -22922 Dewdney Trunk Road,Maple Ridge was advertised in the Maple Ridge-Pitt Meadows News in the May 7, 2021 edition both in print and online https://issuu.com/blackpress/docs/i20210507020307455/26 The Public Comment Opportunity was advertised in the Maple Ridge-Pitt Meadows News again on May 14, 2021 edition in print and online https://issuu.com/blackpress/docs/i2 0210514020006154/10 1 A26 Friday, May 7, 2021 Public Comment Opportunity for Proposed Development You are invited to participate in a Public Comment Opportunity where representatives of Billard Architecture are available by email or phone to provide details on Rezoning Application 2019-392-RZ. Development Application No.: 2019-392-RZ Development Site Addre55: 22904-22922 Dewdney Trunk Rd. Maple Ridge Public Comment Opportunity Period: May 18 to May 27, 2021 Email or call for info and to provide comments: infO@billardarch~ecture.ca & 604-619--0529 Purpose of the Application: To develop 22904-22921 Dewdney Trunk Road into a &-storey mixed-use multi-family property with 127 units and 2 commercials.paces. The intent of the Public Comment Opportunity is to seek input from the area res.idents on the proposed application and addres.s. any questions which may aris.e. Your thoughts. are important to us. If you would like information regarding this propos.al, plea5-e contact Billard Architecture at 604-619--0529, infO@billardarchitecture.com, or the Otyof Maple Ridge Planning Department at604--467-7341. The Maple Ridge Pitt Meadows News Studiohol Artist interviews, demonstr Colleen Flanagan dlanagan@mapleridgenews.com Vicuna Art Studio is holding a Virtual Spring Art Show with artist in- terviews, demonstrations, door prizes, and the recent- ly completed work of its creative talents. "The spring art show will showcase our artists' latest and best works. Through art-making, our artists can stay grounded and opti- mistic," said studio di.rector Dhanha Lee. Vicuna Art Studio is owned and operated by the Ridge Meadows As- sociation for Community Living, and is supported by funding from the provincial Mi<h•ll•r.illP<ni•ha, Auditor Yousef, Robson say a pre N41C-'1ltlm -~1.~)'Cuuni..illun . ..,tN., ~daa,am111Lv-,.T Map}. Rii.!gi.:·~ ?',)pert.)' lax inm:,x-for l.enj~ :11l.tfr~l'ml ~l roh1'.l-O(liQ'· flllJill('ilL .1l'Li.:1 illll .. uilihll'lii fl.:fUJI 1'11 1h: t'd)''~ t'iuanu.-,,. Ill L"hUp.1bfo:--tur\-.:r- :rionof.t Dfih~nccsho::l. COWKII L"'ifrKl<I th¢ Gil'.,, bas ~1-up,:r'l'lhr,t:al.\."Uili"lulah .. "'1 ~---------~ !l'u1f4U:1..it:S341mi!Jion_in- FOOT CARE Dr. David Dixon, Podiatrist 1 GS· 22S6 l D•wdnoy Tnmk Rd., /Aopl, Rrdge 604·477-0999 Fulilic Calllffll!'l11 OpportunitJ Im P'ropDRd Dl!'\lelDpmHlt 'ru,,.:.ll~16~liGp:111ill,,.Publ.,:Ci:.r'mM:~~,~"µ,,K(l,U:il;,.i, ,;if!Uud liV!IJl:ICWfN:t 11'11.ibrti,,nul IJI pb,Jec-10i:;!V¥1i:1,: lkllllotl RaU"l1'1i1 AppQ!Kf120~1"]~ ci.....,.-.1i-utxmlkl...!Jlll')l!)2.U ~Sli.MarilUi!!2.l!"$mll:2~1"Tflftlll!I..M.liJl,l~ ~IA;l;IW'n~,f;lpp¢.r,,nltp"llp;,4:M.rJ11!1»M.rJ27,11]21 •-lar,cdi&.-,..i:-d .. ~..,rnn"'t:,; lfluit,blwdmllllrhft.c.l.S.61:M-'6,90.!iJ9 ,Uri,e,s,,a4!1111•~JTodhfl=43lli14"-UJ.!lDt..ir-.:-,Tl'Jrl:~IIIX>ill 6-1tm!prrttec1111e111t11H"Zrnil'Jluooe.."lf■~ 1nurrun:1 ?Olllffll!'dlJ1p1CH. 1111, ,,._. nfllv ~hlr(n...,n.-.,1 ~•,..'r""'"""lunpt: r,rm 1t. •--,dl,nl\N1 lht-~~nlrid!~"Urjc,JC:.:l"ffi5"4'11:tl~rist... 'l'Oll"'l':o.l(!ilm-~on-1n:»u:.ll"t:-Uwoddlkl~:irmr..an~Jrdhil~~<Jlll,. J:luR:Oll'D:-:: Ub,:INl:l1hdl.lR·illl:l(,Ol-4jj1~.~bi"l::-ll'Ctrnctu!le.Nffl. Dl''lhf: c.,12~A.~~•rn•w,1,.•~:i-..,-3111 d~iiie.5llmil!io.n.Ullg,:ni.7- a.Jn:,.--:noc.. M-05lOfth.:-fl.'Sllsln,,.,,1111:1 !S.16.7 1~1~1am.L ~ .. i::r jS6J lldoou.l up.:t"!I~ bu~bi. andlh.o~ fwu .. bilJl: up! m-~ilablt' 1o m:ili.gau! ia(t:P..; tM:\1NJJJUM t-nrlE M..:tru\atrou\\:l"l\.1!1-U.11111 dioLl"t..1.tt:"1:1,1/\JW!.)tJIIII.Jcru.l!iC liil1axbilk Tlu!re-is aOO a ~ orS.12~ mdliof\lDMtt>f:s. .Sufi' will u11tm .. ,l t.hl). ... -vwtl hlfl-1..' b..u1 uaJ} :SS2 udliuu if 1M i.:ily had "brt:n ab.Ir llu dl!D\"!!re\"i!rythingioil1f"i flllflA:lal pil111 ;o ~-h..-.J.11l"1.I. Mo11 .... t Lli.:-n"ll.:r, ... ~ :m.-- ;;;ucmcil..:tl fw:xh.. ~ .:i:laiJ .. "'The cit)' rl Ill ~11:!lll fmiln· ciillswwll08,-ishu .... •CDUn .. Al111Li.l. \"Clui..--l:!!ul1u:rurlto:I lb.:"u.lflli pu~i\Jc.llL H,,.· liad ,;m1~,;] I,., gt""t' li:!.1ip-ll)'\:O 11 b~.ik. °"l"".ithi!'r° Lha.11 KfUirr:ri-, in~ IU&)lle'),"iDID:i. ru.ca:1:· -0.~nill rnuh1 far 1010 :&:n:pUt:>11t1,,,:-.. -:11H.luu1~.:- ;;;uclJ\IB:r C--.tllu:rim-Nuli!n's ~.--""'Vk ended tbe-)'mt wit:h a.11a.:mwal wrph or :!i54.1 milW:n a.ctt.mtulal.Cd ~ :ioreotSl.161:n cilf~,,,.~-c.;u fwaoci.a.li;:famr m51yuf1bt!ci.l: f1mmollll~1J01 N1.."\htid:1rl(J.., 1h1.:Sl.2&billtll11 .m..""lllilknillla.11 :am!ls. ici.:lulllll~ incl lulmlffla~ Tl11:::tud1L -.i1s. 111L'4Juocill'11M llt'l!Jr.: t.".iJhl. OOL h:id pa.l.2d:;bu Uprr~nl ina .ID2L121...\bi.U. Thal~i::IK..II IJl(lk..t!;i_galll!lit I. COll:ln. Gardy R, cnikid byYcme :umuWw.:11~11::1:1 lllM'limi1.1...'11 Lhn !.Jpi!r<"l!lll. RCMPleade Supt. Wendy MehaL is 1hr new officer in charge ....._O'cw...tJ --1-~ Supt. \\.'l!fl~' Mebl has; ,;eaill!d thr:: confidcn.:ie or 1hie rtU)11oN; af M.a.J!lt R id;!e nM Pin Mcnrloa-:.. Sbe-twbemin.Uii:!totl:!of.Ktiog ctTICCI° in clia4t' ar d~ Riclgt' Mcad.- fflll!I: RCMP !lmlJI! llH!' i!!nd nl .l:uuu:ry, v,bcr::, lhcfl~US, l~o.ip.Jcnnifcr ll}bn,i, lclr1njom rht. 1.-reykoli~ Sen-x<. ll,ida, 'llri.ll now~ ahlr:: 10 mllD'>°"I! ~ill;! from 11,er mt:Jil ,~isn..--u:ue. r"'fllla11,ms n join, in.1r::rvit"A--with chc C'itf nf &tnr,r R.-1(!.l! ,1md the-i~ ni l'n~ M~/'J\l"'-MIY{lr\, 1hc H:(M 1--'\ LCl'iff'J" M.;i,:inbncrs ,mmaii.1 oom- L~:==:::::::==':::=:':::::::::::::::::':=::::''..__J mffli-, Pt;Ll,umec U\)", ,.,,'li "~n- NOTIFICATION TO THE PUBLIC –SITE SIGN & MAILOUT A sticker was placed on the site sign informing the public of the Public Comment Opportunity on May 7, 2021 On May 7, 2021 notices were mailed to 191 neighbours within 100 metres of the development site, inviting the public to provide feedback by email, phone, and a Google webform. 2 PfWPOSEO REZONING Ftamll$1 !0Ml'nlr lM>ln RISldlntiall •• ~ ...... DnltrAoettment Resl- OIMlllllD..,.llltflautec:onswc:tiOn of ~ 119 UIVII. Public Comments O S,LJtfflrl r comments to mf Billard AIChl1ecture Ille . (. (604 I 619-0529 ~ infoObillardarcMecture.ca Pt.-NNING DEPARTMENT: ~ 604-467-7341 planning@rnapleridge.ca 1 g,s.maplendge.ca/ LandOevelopmentViewcr Public Comment Opportunity tor Proposed Development May7,2021 201!9~392-RZ Publlc Comment Opportunity for Proposed Devdopment at 2:2904 -22922 Dewdney Tmnk Road Dear Neighbour, You are invited to participate in Public Comment Opportunity to review and provide comments on the proposed development at 22904 -2:2922. Dewdney Trunk Road, Maple Ridge. rtie intent of this opportunity is to seek input from the area residents on the prqposed amendments and acddress any questions which may arise. The pm posal in dudes the fol lowing rnm ponents as attached to thicS letter: • Official Community Plan -Urban Residential, no change • Rezoning from RS-1 to CO • 5-stor,ey mixed-use building with 127 strata units, and two commercial units to, replaece 3 sin~e- family dwellings • Lot size 3330.0sm PUBLIC COMMENT OPPORTUNlfTY DATE: May ]8 -27, 2021 BMAIL FOR INFO&TOPROVIDE COMMENTS: info@billardarchitecture.ca 604~619-0529 e.xt 100] To view the presentation and provide comments online, type the following link into an internet browser: httpsJ /fonns.gl e/Q.wcfb9XQ79A4V7R4A Your thoughts are important to us. If you require additional infonmation or and/or would like to provide your comments, please do not hesit ate to contact the undersigned at info@billardarchiteature.ca 604-619-0529 erl ]001! ar tlhe City of M aple Ridge Planning Department 604-467°7341. Sincerely, Billa rd Architecture Please note that all comment and attendance sheets-produced as a result of this Public C.omment Opportunity wf/1 be provided to the aty of Maple Ridge oM form port of the pub.lie record tliot is ovoilob.fe Jo, view ing by the public upon request. PRESENTATION MATERIALS The web address in the mailout provided a link to a Google webform which displayed information about the Public Comment Opportunity, project details, the City’s mandatory disclaimer, as well as a link to view and download the presentation and a form to provide feedback 3 . . . . . . . • t ' • Billard Architecture Public Con11nent Opportunity for Proposed D evelop1nent at 22~04 -22:)22 De\\1dney Trunk Road 201 9~392-RZ *Required PUBLIC COM 1IENT OPPORTUNlTY: \IAY 18 -27 102 1 Yo1.1 are invited to participate in Public Comment Opportunity to review and provide comments on t he proposed development at 22904-2292.2 Dewdney Trunk Road, Maple Ridge. The intent of this opport1.1nity is to seek input from the area res idents on the proposed amendments and addre ss any questions which may arise. The proposal includes the following components: • Official Community Plan -Urban Residential, no change • Rezo ning from RS-1 to CD • 6-storey mixed,-use building with 127 strata units, and two commercial units to replace 3 sing le-family dwellings • Lot size 3330.0sm The presentation is available to view here htti:i s://www. dro J;! box.com /s/ g_g 1:18ud ya 606h b9 Y./PU blic%20Co mm e nt¾ 200 i:i i:i ort u n itY.%20-% 2.0 2 01 9-3 9 2- RZ'%2022904-22922'%20 D ewdneY.'.H!20Tru n k%20 RD.1:1d f?d I= O Yo1.1 r thoughts are important to us. If yo1.1 require information in add ition to the following presentation or and/or wo1.1 ld like to provide you r comments, please do not hesitate to contactthe undersigned at info@billardarchitecture.ca and/or 604-619c.0529 ext 1001 , or t he City of Maple Ridge Planning Department 604-467-7341. Sincerely, Billard Architecture Please note that all comment and attendance sheets produced as a result of this Public Comment Opportunity will be provided to the City of Maple Ridge and form part of the public record that is available for viewing by the p1.1bli c upon request. B A Billard Architecture Inc. 4 PRESENTATION MATERIALS Neighbours were encouraged to view the following presentation before providing comments NEIGHBOURHOOD CONTEXT DEWDNEY TRUNK ROAD 22904-22922 DIWDNIY TRUNN ROAD MAPU RIDGE, BRITISH COLUMBIA Haney Urban Area Medium Density Residential: N ~ Compatible housing styles that meet the diverse needs of the neighbourhood Transitional developments to bridge areas of low and high densities Wide range of housing choices that provide variety and mix of housing type, density, lot size, character, texture and affordability BillardAr,;hitecturelnc. --LOW/MEDIUM DENSITY RESIDENTIAL t __ MEOIUMDENSITYRESIOENTIAL ! CONSERVATION ■ PARK ■ VILLAGE COMMERCIAL ■ NEIGHBOURHOOO COMMERCIAL ■ Porl Haney Herilaoe AdaplMI Use Pon Haney Mutli-Famty Commertlail :.md MiXell-Use ■ Giound-Orien1edMulti-Family ■ Medium and H~RlseAl)fflment ■ LO'N·RiseApartment ■ Town Centre Commercial ■ Conservation ■ Park TRAFFIC FLOW LEGEND ♦--♦ CAR PATH +-----+ PEDESTRIAN PATH ---.--,--,---,--,--,--~-I ~.:. ~~~ ~ ffi i ~1 ~ S1~E p 8011 230 231 223 LANE 153 152 151 150 PROPOSED BUILDING ===.-::'~-.) ~ ~ ~ I 149 ~ 0. 1197 217 45 1195 1!951/53 44 43 8 "'' 1193 1192 This proposal for the Dewdney Trunk multi-family homes is to merge the site into the adjacent Town Centre Urban Area. Features: 127 Strata Units 2 Commercial Units Amenity space on main floor Patio Courtyard Underground Parking Easy access to parking through lane Amenity Workshop on Parking level 1 Amenity Rooftop with playground N ~ BillardAr,;hitecturelnc. B A Billard Architecture Inc. MASSING ■ 5.1.27 Vertical elements should be included to break down the horizontal scale of the building ■ 8.7.1 (2) Transitional development should be used to bridge areas of low and high densities, through means such as stepped building heights ■ 8.7.2 (A) 2 Residential buildings should front or appear to front onto public roads through the use of appropriate treatment of exteriors ■ 8.7.2 (A) 4 Be designed to maximize privacy and minimize views onto adjoining site ■ 8.7.2 (A) 4 Create a transition in building mass and form towards the setbacks of the adjacent neighbourhood ■ 8.7.2 (A) 5 Incorporate components that express strong unit identity and incorporate direct access to grade for ground-floor units ■ 8.7.2 (A) 5 Provide variation in the fa~ades to help reduce the visual length of individual buildings ■ 8.7.2 (A) 10 Garage doors should not face public streets ELEVATIONS -SOUTH ------rnM------ ,.-!! ~.~ !' ~~ ~1~ i ~1 ------,--;i,;,,~ C ;{ ~-~ ~-i:,~:~ .,.[i2:~J L Note: Sunshades to be installed above windows on this elevation to reduce solar heat gain. t ~~ SOUTH ELEVATlON "---1'4" -1- __ J_ ___ I_ I I --+-- 1:i --f- ,' Billard Architecture Inc. Billard Architecture Inc. ELEVATIONS -NORTH r --TT ubbJ I I rn == I= --------0) J , ~ (D--_J_"'u---, lJ , '" I "' ·'' I , l ---~-1-----------t---------+---~------+--------t---+-- ) ELEVATIONS -EAST cp q) --T T -----i--+ __ _L_J__ I --~ I I --t -H-i 1,,,1 ---t--t:±:r TL (7'\ NORTH ELEVATION 'el-~ @ EAST ElEVATION --•·-v 0:', '( T _j_ _J_ I -~ I I -1 --t+ '' Billard Architecture Inc. B A Billard Architecture Inc. LANDSCAPE PRINCIPALS Entrances & Surrounding Spiraea Bumalda (dart's red) Rhododendron hachmann's Fantastica Erysimum Linifolium Bowles Mauve Miscanthus Sinensis Gracillimus Pennisetum Alopecuroides (Hamelin) Minimal maintenance, native plants will be chosen with the guidance of a landscape architect to ensure the landscaping requires minimal watering and care and provides a vibrant ecological addition to the neighbourhood. The landscaping will support CPTED policies and improve the public realm. The interior courtyard, rooftop amenity, and children's playground will be designed with safety and beauty in mind. Final plans will be made in consultation with the landscape architect (to be named). Street, Main Floor, & Outdoor amenity Japanese Maple (Acer Palmatum) LANDSCAPETREE MANAGEMENT PROPOSED PLANTING -MAIN Details provided by PMG Landscape Architects. PLANT BCHEDULE ,£,,,,,-- ~: ~t:J) ,;,O: ~: Q ' ",'"£,::;-,,,-.:;;::::: . "' _____ ,,,, ~ .. -~~c,,...,,,,~, ... '""" • ....,,,,..,,.., ... •t~G;::;~ ,.,.,..,...,.,ol!Er,,•o•,10 ~::::;;: 'OST f r--'"------1 ~;:;;.um. 1 --..eH el"'TIOl<l"E'<CUTOIE .. ,.;.;:,.,.,..F.l.,,(O'<Sl"'-,. l.'.;:,o-,_,,,..:;MJOC"'"TO·~•,..,.•-"<OM!Hl '"''"''"""'""'·'"""'·""'·"'"" C) ~E;:,~OJECTION FENCE 'j ~ I I I BAR SCALE (IMP.) I TREETOBEREM<l','ED(TYPI l_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ -•-•-________ y-@-m"~"re="~' 33 BA 35 BA Billard Architecture Inc. LANDSCAPETREE MANAGEMENT EXISTING TREE REMOVAL The proposed project consists of two levels of underground parking. The excavation for these two levels will require the existing twenty-seven trees on site to be removed. The two trees growing in the proposed lane will also need to be removed due to excavation requirements. The hedges located in the East and West private properties are to be protected. Excavation near these hedges will need to be carried out carefully to protect the roots and surrounding soil. Replacement trees of appropriate species and size will be provided. More information can be found in the Arborist Report and Landscape Plans. cp I 0----rr= ii .ii ;: d ( ' I 'i •, 0 DEWDNEY TRUNK ROAD PROPOSED •·; ~ \ BUILDING ._, '.'..l LANDSCAPE TREE MANAGEMENT ----:=_~7 - __ .,------~.,_-,/ ~\ ~__.----::::,, :.'. ; I ,, . ..: ; ---- t ~€ PROPOSED PLANTING -ROOF Details provided by PMG Landscape Architects. ,.,.,.,..,...,..,...,..,.._. 0 -~ .-----·· ~ ... ,_,,._"""'-''""-' ' ., -.. ... ~.~-- ~ ------PINUSCEMBRA'COLUl~NARIS'--------------------~ I BACKLESS 8fNCH (X5) 8-2 SYRINGA R. lRY SNO'W' PED:CSTRI/INBRIDGE(TYP) L _________________ ·-•-n ________ J L -__ --------- -----~~·~•m""------ - - -_J 34 BA 36 BA B A Billard Architecture Inc. LANDSCAPE PLANS -MAIN PMG LANDSCAPE ARCHITECTS ~ 8ARSCAI.E(IMP.) LANDSCAPE ROOF DECK The roof deck will provide space for residents to have private social gatherings, a children's play area, and personal gardens. Utilizing sustainable methods for shade and cooling, the roof will support the heating/cooling of the building naturally. Final plans will be made in consultation with PMG Landscape Architects. 41 BA 37 BA LANDSCAPE PLANS -ROOF PMG LANDSCAPE ARCHITECTS ----~ ------PINUSCEI.IBRA'COLUMNARIS'--------------------~ SLABPA'IERJIN RUNNING BtO PATTERN GARDEN PLAt TERS (X30) PL-2 I BACKLESS Bf NCH jX5) B-< SYRl"GA R. .f,ORY SNOW SIWPLE ME I L PERGOLA OVER SLJ,T*G /.JlEA I SAFEIYRIJI (SEEAACH l D\l"iGS.) KOWP'-N 'DOUBLE TOWER' , FCM210203 I --ON5Yt-LAWN4fHlrK.:11',l I~ GFV,SSWIIHSAFEIY~Af_LPAD 11 L --- --- --- --- --- --••«•~~,,. - - - - - ---J SHADOW STUDY DECEMBER 21 10:00AM 12:00 PM 4:00 PM JUNE 21 10:00 AM 12:00 PM 4:00 PM MARCH 21 10:00 AM 12:00 PM 4:00 PM 42 BA 39 B Billard Architec B A Billard Architecture Inc. 17 ANALYSIS AND RESPONSE TO COMMENTS There was one neighbour that provided comments by phone, webform, and email. Question/Concern Response The neighbour has concerns regarding privacy and visibility into their yard.The design of the project has taken great care to step back away from the neighbouring properties to the south. It steps back significantly at each floor above the third storey. In addition, the design has oriented most of its windows to the east and west to avoid overlook. Finally, with the addition of the lane, the building has been moved as far away from the neighbouring properties as possible. The neighbour has concerns that the height will completely diminish the sunlight.The building is located to the north of the neighbouring properties . Therefore no sunlight falling on the neighbouring properties will be impacted. The neighbour has concerns that the development will devalue their property.This project fits the Official Community Plan and as such the community as a whole has determined that this form of project is beneficial to the neighbourhood. Additionally, studies have shown that adding quality multifamily homes to an area increases neighbourhood amenities and other advantages. There has been no indication that providing such housing decreases property values. The neighbour has concerns about how waste management will be handled and is concerned about an increase in rodents and dumpster diving. The project has located its garbage staging area against the eastern edge of the property adjacent the Husky Gas Station. This area is just used on the day of garbage and recycling pick-up. The private hauler collects the bins from the underground garbage and recycling room, brings them to the staging area outside on the day of collection. The bins are then returned to the underground garbage/recycling room after collection. As such there is very little chance of interference with the bins. The neighbour has concerns about the noise from waste management service vehicles.As the garbage and recycling schedule would fall on the same day as for the existing properties, there would be no increase in disruption. B A Billard Architecture Inc. 18 RESPONSE TO COMMENTS Question/Concern Response The neighbour is concerned about the availability of street parking with increased density. The projects meets the city's off street parking bylaws in terms of the number of stall required. The neighbour claims that the Husky Gas station owners are concerned about additional with traffic from this laneway interfering with RV and trailer line-ups at the dumping station. The creation of the laneway is mandated by the City of Maple Ridge. Its creation and use is independent of this project. The Husky Station has already entered into a Memorandum of Understanding with the developer. The neighbour has concerns about increased traffic and safety and noted that there are no traffic lights at nearby intersection. A comprehensive traffic study has been completed by professional traffic engineers and has been reviewed by the City of Maple Ridge Engineering Department. The neighbour is concerned that current infrastructure of the neighbourhood is inadequate to support the size of the development. The City of Maple Ridge Engineering Department has reviewed the project's Civil Engineering reports and designs as they pertain to loads on the existing infrastructure and have determined that the project will comply. The neighbour is concerned about the number of deliveries that the commercial units will be requiring for operation and that the noise from the delivery and commercial trucks will be intrusive. The two commercial units are very small and are intended to be neighbourhood cafés or of similar use. As such, the requirement for significant deliveries is very small. In addition, given the deliveries and servicing to the existing Husky Gas Station, any additional deliveries will not equate to any significant or noticeable increase. The neighbour is concerned about noise and exhaust pollution from the laneway traffic.The creation of the laneway is mandated by the City of Maple Ridge. Its creation and use is independent of this project. It is not anticipated that there would be a significant amount of disruption from the lane. Certainly, any amount of exhaust pollution would be very small by comparison to the existing Husky Gas Station. B A Billard Architecture Inc. 19 RESPONSE TO COMMENTS Question/Concern Response The neighbour is concerned about light pollution from the exterior lighting.As mentioned, the project dramatically steps back away from the neighbouring properties. In addition, care will be taken to specify lighting that not only protects residents in the lane, deters loitering and does not shed light onto the neighbouring properties. This is a standard process in today's lighting design. The neighbour is concerned about potential criminal activity in the lane.As noted, the design of the lighting and access to the building will be designed in such a way as to deter any unwanted activity in and around the lane. The neighbour is concerned about potential loitering and homeless individuals using building overhangs for shelter. As noted, the design of the lighting and access to the building will be designed in such a way as to deter any unwanted activity in and around the lane. The neighbour is concerned the design does not fit into the neighbourhood.This project fits the Official Community Plan and as such the community as a whole has determined that this form of project is beneficial to the neighbourhood. The neighbour would like to know if it is possible to use the lane to provide access to a future coach house. The City of Maple Ridge would need to be consulted on this. However, it is generally accepted that laneways provide the opportunity for the neighbours to create laneway homes. The neighbour is concerned about the noise from construction and the duration of construction. The project will be subject to the noise bylaws of the City of Maple Ridge and care will be taken to build a positive relationship with the neighbours and to minimize impact during construction. CONCLUSION The Public Comment Opportunity has concluded, and we have received comments by phone, email, and webform from one neighbour. We have adequately addressed their concerns and we will continue to work with the community to ensure the success of the neighbourhood. 20 b 4·-~: .. mapleridge.ca City of Maple Ridge TO: FILE NO: SUBJECT: PURPOSE: Advisory Design Panel 2020-414-DP 22311 North Avenue MEETING DATE: April 21, 2021 An Advisory Design Panel (the "ADP") submission has been received for the above cited application and property to permit the construction of six-storey residential building with 34 units of apartment housing. The subject property is approximately 813 m2 in area and is located at 22311 North Avenue. The site is currently zoned C-3 (Town Centre Commercial) and is designated as Low-Rise Apartment in the Town Centre Area Plan in the South Lougheed Precinct. The development permit application made to the City is subject to Section 8.11 Town Centre Development Permit Area, South Lougheed Precinct. The proposed building will replace the existing empty lot on the site. BACKGROUND: Applicant: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses North: South: East: West: Use: Zone: Designation Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Boni Maddison Architects Lot: 45, D.L.: 398, Block: 5, Plan: NWP155 Low-Rise Apartment Low-Rise Apartment C-3 (Town Centre Commercial) C-3 (Town Centre Commercial) Commercial C-3 (Town Centre Commercial) Town Center Commercial Single Family Housing RS-1 (Single Detached Residential) (Port Haney Multi-Family, Commercial and Mixed-Use) Commercial C-3 (Town Centre Commercial) Commercial Commercial C-3 (Town Centre Commercial) Low-Rise Apartment Vacant Lot Low-Rise Apartment 813 m2 Page 1 of 4 Access: Servicing: DEVELOPMENT PERMIT AREA: 117 Avenue Urban Standard The development permit application made to the City prompting this submission to the ADP is subject to the Key Guidelines and the Design Guidelines of Section 8.11 Town Centre Development Permit, South of the Lougheed Precinct (aka "SOLO"). Key Guidelines: The following are the applicable Key Development Permit Guidelines for SOLO, which are assessment for compliance in the attachments to this report: 1. Develop a diverse shopping, employment and residential district. 2. Create pedestrian-oriented streetscapes. 3. Enhance the quality, character and vibrancy of SOLO. 4. Maintain cohesive building styles. 5. Capitalize on important views. 6. Provide public outdoor space. 7. Provide climate appropriate landscaping and green features. 8. Maintain street interconnectivity. 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. Page 2 of 4 PLANNING COMMENTS: 1. Proposal: The proposal is for a six (6) storey residential building with: • 34 supportive housing units; and • 11 surface parking stalls. The building plan is an L shape, with a solid front along North Avenue and stepped along 117 Street. Exterior cladding materials, texture and colour are utilized to reduce the scale of the building exterior. Brick is proposed on the first 3 floors and cementitious panel/plank on the upper 3 floors. This will bring the scale down of the building with this layered approach. The brick is articulated with pilasters and horizontal coursing. The upper 3 floors is broken up with horizontal cladding in the middle and panel on the ends. This articulates the "middle" of the building. On the sides and rear of the building the lower 3 floors are articulated with plank and panel on the upper 3 floors. Again this is to break up the building mass and articulate the volumes. 2. Context: The general area is undergoing redevelopment with several mixed-use projects. One such project (2017-078-RZ) was approved to the east, for a four (4) storey project with ground level flexible training, gallery or commercial space, two (2) two floors for office space and six (6) rental apartment and redesignated to Town Centre Commercial. Close by on St. Anne Avenue is a six (6) storey building at first reading, for approximately 570 square meters of office and 111 apartment units. 3. OCP and Zoning Compliance: The subject site is designated Low-Rise Apartment. The subject site is zoned C-3 (Town Centre Commercial) 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 2.11 which complies with the maximum density in the C-3 Zone. The following variances will be required: • To reduce the required parking spaces from 13 to 11. • To vary the rear yard setback from 6.0 metres to 4.72 metres. 4. Parking and bicycle storage: The required parking for the proposed use is analyzed in the Development Data Sheet (Appendix E). The applicant is requesting a variance to reduce the minimum required parking spaces from 13 spaces down to 11 spaces. 5. Environmental. Sustainability & Stormwater Management: A number of strategies are being incorporated using environmental sustainability and aging-in- place features. These are further described in the attached materials, including the architectural plans. Page 3 of 4 6. Garbage/Recycling: These have been identified in the attached materials, including the Architectural Plans. Compliance with City's Waste Management Storage and Disposal Guidelines will be reviewed as the project progresses. 7. Works along abutting roads: Any off site works such as new curb, gutter, sidewalk, new sanitary sewer, water and storm sewer connections; street lighting; street trees on all frontages; under-ground wiring for utility services to be under-ground will be determined as the project progresses. CONCLUSION: The Planning Department requests that the Advisory Design Panel provide comments on the development proposal. ----------Prepared ~eneTardif The following appendices are attached hereto: Appendix A Subject map Appendix B Explanatory letter from Architect (and Landscape Architect if applicable) Appendix C ADP Submission Form Appendix D ADP Applicant Checklist (signed by Architect) Appendix E Development Data Sheet (signed by Architect) Appendix F DP Area Guidelines Checklist Appendix G Stormwater Management Plan Appendix H Architectural and Landscaping Plans Page 4 of 4 (f) () Ill ro 1') a, 0 0 ;{J :i,; c,, ~ z[> \~ ~--..:ii: ~~ _________ j_ ___________ _ District of Mission 0 "Tl ►--; f:;; rn .. .. N z o 0 N < '? N-t>-I\.) c.,, ~ -.j:,. I\.) N' ~ o O w N "O 0 _l,. _l,. "CJ 0 r _l,. z 3 r,•-:,, z --;->-0 z m z ()l :::0 'C G) .. 0 w -I a; m cp I "CJ . :,, ""l ::0 ~ )> -· C. -l ,:: co < I . m z m -l ■ z C") C Ill I m m :-<: Ill 0 22269 22323 22335 () 22345 "{!. 22365 !,; G) ::c :,, z ~ 22375 f'1 22381 222 ST. ' 0~~ 'o ~I>)--/ ,,,, , ,/j, ,~ ,~ / ,~ ,/ L_J ~~ -1-~ ~ ~ :,, z z 22328 I m ~ f'1 __J 22340 22352 22362 22372 0, ~ 22325 22337 22351 22357 22369173 --------_J_ .;; 81 I 22254 22266 22274 ~ - ::! C 22318 22328 22334 22356 22366 22374 0, -<o .... ---:::~ -- ::; ~ f'1 22190 22222 22219 C- 22230 22239 22245 22238 22251 22270 I I I 22290 I \!. ___ _ 22284 22289 223 ST . .... 0, 00 22303/05/07 22308 22318 22345 " 22320 " 22315135 "' z 0 ::0 .... ::c ~ 22334136 .._ L 1LL03t I (f) C (D c.... m 0 --i "tl ;;o 0 "tl m ;;o --i -< 0, 7151 ~ f'1 "::::l l "'"' "'"' ~t__ 22368 ~~ "' 0, ~~ .... § 0, "' - 22411 -;; 2242rl ., I 22425121 11 22344 22347 22352 22:;:,5/~t 22363/65 _, 2366 22374 22367 ,??.17~ 22380 06CZZ ~ ,~, \ \ 22~1: .... LJ \ ~! 22428 ~·t 11 r====\22m g, ; w 22234 22238 22242 22245 22286 ~ C (I) 22320 m r z; ::0 ;,; ~ 22334 f'1 22338142 22344/50 22355 ----00 0, ! ::: 00 ~ 22213 22241 22259 ~ -00 00 "' ~ -...; 223 22313 22315 122321 122327 I 22337 22347155 --- 22353 00 8: ;;; ~'- I )> ""U ""U n, z 0 >< )> BONI· MADDISON Architects 3732 West Broadway Vancouver, BC Canada V6R 2CI Tel: 604 688 5894 Fax: 604 688 5899 E-mail: info@bonimaddison.com To: Maple Ridge Advisory Design Panel From: Boni•Maddison Architects Re: Bernice Gehring House, 22311 North Ave, Maple Ridge, BC Date: March 29 2021 APPENDIX 8 The proposed residential rental building is a 6-storey building, ground floor concrete with 5 floors of wood-frame above. The building has two fronting streets, but the building faces North Avenue, with surface parking from 117th Avenue. The building is designed to meet BCBC 2018 Step Code 4 target, BC Housing additional requirements and City of Maple Ridge Bylaw No. 3510-1985. The site will have a dedicated area along North Avenue for future street widening. This project is being developed and funded by BC Housing under the WSTHSP program (Women's Safe Homes, Transition Houses, Second Stage Housing and Long-Term Rental Housing) for women and their children. As such this is considered a "Supported Housing" project by BC Housing. The proposed design is a total of 34 units comprised of 20 studios, 9 one-bedroom units and 5 two-bedroom units. We are proposing to use the 10.2 Supportive Housing section of the parking bylaw that requires 0.35 spaces per dwelling unit. The off-street parking requirement for 'non-ground-orientated multiple unit residential buildings' (Zone C-3 Town Centre) at the unit mix being proposed at .35% required by the zoning, equals 12 spaces, plus allowance for office space at 1 spaces, for a total of 13 spaces. We are proposing 11 spaces in total; a variance of 2 spaces. Various standards are incorporated into the design including BC Housing Design guidelines for Women's Safe Homes, Transition Houses, Second Stage Housing and Long Term Rental Housing, along with BC Housing Design and Construction Guidelines 2019. Energy and sustainable requirements are being incorporated into the design and detailing. The SOLO DP Area Guidelines Checklist is part of this submission. The existing site is long and narrow, zoned C-3 Town Centre, with small single-storey neighbour buildings, new development expected on both sides. The challenge was to provide the number of units required by the society and BC Housing on this small site, plus parking and open space. Surface parking is the only option financially feasible to this project, thus some parking is provided under cover of the building. The consequence of meeting these requirements is smaller amenity spaces, yet sufficient to meet the needs of the residents. There is a small outdoor patio space off of the ground floor common lounge and a common open roof deck on the 6th floor. There are parks and play areas in close proximity to this project. The building plan is an L shape, with a solid front along North Avenue and stepped along 117th . Exterior cladding materials, texture and colour are utilized to reduce the scale of the building exterior. Brick is proposed on the first 3 floors and cementitious panel/plank on the upper 3 floors. This will bring the scale down of the building with this layered approach. The brick is articulated with pilasters and horizontal coursing. The upper 3 floors is broken up with horizontal cladding in the middle and panel on the ends. This articulates the "middle" of the building. On the sides and rear of the building the lower 3 floors are articulated with plank and panel on the upper 3 floors. Again this is to break up the building mass and articulate the volumes. 22311 North Ave Project ADP Covering Letter 29 March 2021 The entry and all common areas are fully accessible. The ground floor provides a housing society office, residents' lounge with kitchenette and outdoor patio, multi-purpose and counselling rooms, as well as the building services and circulation space. Of the 34 residential rental units on five floors above, 2nd and 3rd Floors will be Second Stage (short term stay) housing, and the upper 3 floors affordable housing. There will be a mix of studio units, 1-bedroom and 2-bedroom units, with 3 fully accessible units. There will be common laundry facilities on each residential floor. Landscaping design has provided pedestrian-friendly walkways, patio and plantings everywhere possible. The boulevard is updated on North and 117th sides. Some buffering is provided at the patio at grade and some planting locations on the 6th floor common roof deck. The roof deck is meant to remain open and flexible for the society to use. Stormwater management plan meets the Tier A requirements, coordinated between Civil and Landscaping, also part of this submission. Yours truly Anthony Boni, Architect AIBC Boni Maddison Architects 22311 North Ave Project ADP Covering Letter 29 March 2021 To: Maple Ridge Advisory Design Panel From: Durante Kreuk Ltd Re: Bernice Gehring House, 22311 North Ave, Maple Ridge, BC Date: March 29 2021 Landscape Rationale Ground Level The ground level landscape is designed to complement and enhance the architecture and community. The North Avenue and 117th Avenue frontages are softened with new street trees, sod lawn, and planting, creating a pleasing public realm. These features also help to make the entries into the site more welcoming. On the south side of the building is a small seating area with a bench that is under cover. Immediate south of this is a planter with a feature tree and perennial planting, creating a calm space to sit. Permeable paving will be used for ground level hard surfaces for Stormwater Management purposes. Level6 Level 6 is designed primarily to function as a common outdoor dining / patio area, with opportunity for a BBQ. This space is also intended to be flexible, allowing for movement and relocation of dining table to allow the space to transform for other programming. Planters on this level include edible planting as well as vines which will grow up the architecture. This level also has opportunity to include a rain barrel to harvest rain water. Durante Kreuk Ltd Landscape Architects 102-1637 West 5th Avenue, Vancouver BC V6J 1 N5 DK Job 19022 APPENDIXC 1~•-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 File number Address of site ANTHONY BONI, ARCHITECT AIBC 2021-414-DP 22311 NORTH AVE Current Zone __ C_-3 __ Proposed Zone __ C_-_3 __ _ Seeking to appear before the ADP on this date __ A_P_R_IL_2_1 _2_0_2_1_ Architect Information: Submission will be presented to ADP by: Architect ANTHONY BONI, BONI-MADDISON ARCHITECTS Landscape Architect KYLE LABOW, DURANTE KREUK LTD Other Professional (State Name & Role) JANE AMBLER, RF BINNIE+ ASSOC LTD 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 27S m2; -any building of more than one storey with gross area exceeding 235 m2; and -all schools, any size Group B (Part 3) Hospital, Sanatorium, or -any building (excluding veterinary hospital) with a Home for the capacity exceeding 12 beds Aged -any building with gross area exceeding 470 m2 Institutional Group C Residential Hotel or similar occupancy -any building containing 5 or more dwelling units -any building containing 11 or more guest rooms Group D & E Commercial -any building with gross area exceeding 470 m2 Group F (Fl: Part 3) Industrial -any building with gross area exceeding 470 m2 APPENDIX D l~-ADP Submiss ion Chec klist mapleridge.ca Application No, ~8} ~l.-j\l--/-·1)·£ File Manager }<e,f\ e; J Q. ro\ 'if This checklist is being provided to you by your File Manager, to assist in preparing the materials for submission to the Advisory Design Panel {ADP). Please refer to the ADP Submission Form and the ADP Requirements Brochure for submission requirements in terms of explanatory letters, plans, supporting information and specifications on size and numbers of copies to be submitted. Address your questions to the File Manager or the Planning Liaison to the ADP. Certification of Complete ADP Submission: ication: ca ?lf~-~-zA pe Architect's Certification: -;:-:Si::::;;~~eJllfP=--------Date Date ANTHONY BONI ARCHITECT AIBC Print name EN VINCENT, DURANTE KREUK LTD Submission Materials A. ADP Submission Form (Submitted and signed by Architect) 8, Covering Letter including explanations about: 1. Project description/analysis (Detailed information Required) lXI 2. Architectural and Landscaping Design rationale (!) (Detailed Information Required) 3. Statement in brief about the following: a. DP l(ey Concepts Compliance lKt b. DP Guideline Compliance !Kl C. Stormwater management strategy with emphasis on Tier A ~ requirements Integrated into landscaping plans d. Public Art/ Amenities, etc. ~ e. Sustainability practices [XI 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. (!I D. Development Permit Area Checldlst (Note: The Architect is responsible to describe how the project complies with ~ each guidelines, or if not applicable, a description of why not applicable. Please use fillable forms on line.) City of Maple Ridge ADP Submission Checklist E. Architectural Plans (Site and Building(sl): 1. Site Plan and layout 2, Site sections 3, Streetscape elevation 4. Streetscape elevations with landscaping and boulevard trees superimposed 5. Shadow analysis 6. Lighting analysis (on building and on site) 7. Floor Plans for all levels, including underground and rooftops 8. Waste collection /recycling (Inside of buildings) 9, Storage, Including bicycle storage (inside and outside) 10. Building elevation (all sides) 11. Signage (attached to building and free standing) 12. Colours and materials 13, Material board 14. Building sections 15. 3D renderings of site, building(s) and associated landscaping F. Landscaping Plans: 1, Landscaping plan and layout with specifications and planting details 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 G. Green Building/Sustainability initiatives H. Engineering-related Information: 1. Site grading plans I. Other Rev. March 2018 (Page 2} l!I I!) [!I !]I !XI []I □ □ □ □ APPENDIX E 1~•- 22311 NORTH AVE Boni-Maddison Architects DEVELOPMENT DATA SHEET mapleridge.ca Existing /Proposed Zone __ C_-_3 ___ Date Prepared 2021-03-29 Required Development Data Minimum Required or Maximum Allowed LOT AREA* (in square metres) Gross Total minimum 186.0 Less Road Widening/ Truncations Less Park Net Total LOT COVERAGE {in % of net lot area) Total Site Coverage 90% allowed SETBACKS {in metres) Front 7.5 above 2nd Floor Rear 6 Side #1 (N,S,E, or W) 4.5 above 3rd Floor Side #2 (N,S,E, or W) 4.5 above 3rd Floor Side #3 {N, S, E or W) SETBACKS -Underground Structures (in metres) Front Rear Side #1 (N,S,E, or W) Side #2 (N,S,E, or W) Side #3 (N, S, E or W) BUILDING HEIGHT {in metres/storeys) Principal minirrum 11, no maximum Accessory NUMBER OF RESIDENTIAL UNITS Bachelor One Bedroom Two Bedroom Three Bedroom+ Total GROSS FLOOR AREA {in square metres) Residential Retail Commercial Office Commercial Other Commercial (Type ) Institutional Industrial TOTAL GROSS FLOOR AREA • If the development site consists of more than one lot, lot dimensions pertain to the entire site. Proposed (Complies or state variance needed) 809.0 (90.3 dedication) 809.0 complies 54.7% com lies 4.58 4.72 .15 .15 19.6 / 6 storeys complies 20 9 5 34 2473.2 2473.2 Required Development Data Minimum Required or I Maximum Allowed Proposed (Complies or variance needed?) DENSITY # of units/ha (gross) 34 # of units/ha (net) 34 Gross Floor Area 1501.6 Floor Space Ratio (net) 2.11 1.85 AMENITY SPACE (area in square metres) Common Activity Area Useable Open Space PARKING (number of spaces) Residential and Multi-Residential Uses .35 X 34 = 11.9 9.7 Multi-Residential Town Centre (Bach Units) Multi-Residential Town Centre (1 Bdr Units) Multi-Residential Town Centre (Added Bdr) Commercial Uses Educational & Assembly Uses Institutional Use 2 / 100sm = .4 1.0 Industrial Use Business Park Uses Comprehensive Other Number of spaces for visitors TOTAL NUMBER OF PARKING SPACES 12.3 11 (variance requested) Number of total for disabled 1 Number of total (and%) small cars I % 1 (9.9%) Number of total (and%) tandem spaces I % TOTAL OFF STREET LOADING SPACE(S) 0 0 BICYCLE PARKING (number of spaces) Short Term Bicycle Parking 2/20 bedrm$ + 6/1500 office = 4+1 5 Long Term Bicycle Parking 0.1/39 bedrrt,s + 1/750 office= 4+1 5 OTHER -state YES or NO for each. If YES describe on separate sheet. Heritage Site I I Tree Survey/Assessment Provided I no Watercourse/Steep Slopes I I Covenants, Stat ROW & Easements I no I hereby certify that all the above information is true and correct. I acknowledge that any error or omissions are the sole responsibility of the undersigned and not the Development and Environmental Services Department. Prepared by: ANTHONY BONI ARCHITECT AIBC Print Name (Please print form and sign above) NOTE: To be prepared by an Architect for ADP Submission or by an owner/agent (applicant) for Development Application. APPENDIX F •mAiiilMd. SOLO (South of Lougheed) Precinct N :ffiffldifi@MM Pursuant with Section 8.11 of the Official Community Plan, development in the Town Centre will be assessed against the following form and character and green building design guidelines. The guidelines apply to Ground- Oriented Multi Family; Low-Rise Apartment; Medium & High-Rise Apartment; Flexible Mixed-Use; Town Centre Commercial; Port Haney Multi-Family, Commercial & Waterfront; and Port Haney Heritage Adaptive Use. See the guidelines in Section 8.11 of the Official Community Plan for a detailed list and descriptions of development permit area guidelines. These guidelines are intended to aid in the review of development permits in the Town Centre and are to be completed by the architect of record for the project. The project will be reviewed for consistency with the guidelines by the Planning Department and the Advisory Design Panel. In the checklist, you are only required to address the guidelines with the icon that relates to your project: TCC = Town Centre Commercial (commercial developments only) MU = Mixed-Use (ground-oriented developments, with commercial on the ground level and either offices or residential above) Q = Multi-Family Residential (ground-oriented developments and low-rise, medium-rise, and ~ high-rise apartments) Precinct Key Guidelines and Green Building Design Guidelines must also be completed for projects within the Town Centre. Development and Design Objectives The following summarizes the development and design objectives for each section on the following checklist. A. Building Setbacks, Form, Mass and Height • To promote a cohesive building style and strong pedestrian oriented urban realm in Maple Ridge Town Centre by ensuring new buildings, renovations and/or additions have consistent architectural and urban design setbacks, form, mass, and height. • To help define the street and sidewalk areas as active public spaces. B. Building 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 fa9ade elements create a pleasing composition compatible with surrounding buildings, commercial and neighbourhood character. • To enhance the architectural and massing concepts of a building as well as the quality, character and vibrancy of the urban environment of the Town Centre through the use of harmonious, quality materials and colours. • To screen rooftop and ground mounted mechanical equipment and trash storage from public view and thereby ensure commercial and mixed-used buildings maintain an attractive appearance to the street. C. Building Site Considerations • To ensure public outdoor spaces are designed so that they improve use and activities, incorporate universal access, reduce vandalism, increase safety and provide more attractive, functional outdoor spaces in the Town Centre. • To provide street trees and landscape elements that reinforce the 'urban' character and vibrancy of the Town Centre, enrich the pedestrian friendly character of streets in the district, and integrate this important commercial and higher density residential area with the character and quality of the surrounding residential neighbourhood. • To ensure parking lots are designed to be accessible, but do not intrude upon the surrounding residential area, nor the urban, pedestrian-oriented quality of the Town Centre. • To facilitate off-street parking and car storage at the rear of commercial and mixed-use buildings to maintain street inter-connectivity, traditional use of the lane as a service street, and to provide a secondary vehicular and pedestrian throughway in the Town Centre. • To ensure service loading and mechanical equipment is designed to protect the surrounding businesses and residential areas from unsightly, noisy and noxious environments. Maple Ridge Town Centre 1 U:Kflffl'.ld Checklist Bernice Gehring House, 22311 North Ave Boni Maddison Architects 2021 -03-29 Meet Guidelines: Yes No Not Aoolicable A ffi,1r, ' -., •• ., ..... ~l]=ITIT~IITi - A.1 Buildin2 Mass and Form Al.1 Maintain the mass and scale of buildings TCC MU MFR I]) □ □ Al.2 Enhance the block with corner commercial buildings TCC MU □ □ □ Al.3 Accent corner buildings TCC MU MFR □ □ [X] Al.4 Use pedestrian-scale design elements TCC MU □ □ □ Al.5 Feature pedestrian amenities TCC MU MFR [X] □ □ Al.6 Design large buildings into smaller modules TCC MU MFR [X] □ □ Al.7 Accommodate street-fronting units TCC MU MFR [jj □ □ Al.9 Ensure appropriate roof pitch TCC MU MFR □ □ I]) Al.IQ Use design elements to reduce roof mass and scale TCC MU MFR [X] □ □ A.2 Building Heights A2.l Vmy building heights TCC MU MFR □ □ [X] A2.2 Maintain alignment of architectural features TCC MU MFR [X] □ □ A2.3 Integrate taller buildings TCC MU MFR □ □ 0g A2.4 Step back taller buildings TCC MU MFR □ □ 0g A2.5 Match building heights at the end of blocks TCC MU MFR □ □ rn A2.6 Manage phased development TCC MU MFR □ □ [X] A2.7 Protect views TCC MU MFR IBl □ □ A.3 Buildin2 Setbacks A3 .I Place buildings to reinforce sidewalk activity TCC MU MFR I]) □ □ A3.2 Situate building entrances for visibility TCC MU MFR I]) □ □ A3.3 Provide adequate throughwavs and lighting TCC MU MFR IBl □ □ A3.4 Provide clear sight lines from building foyers and lobbies to allow IBl □ □ visual surveillance TCC MU MFR A3 .5 Separate residential entrances from commercial entrances MU □ □ □ A3.6 Respect existing buildings TCC MU MFR I]) □ □ A3 .7 Distinguish entrances with arrival areas and courtyards TCC MU MFR IBl □ □ A3.8 Locate ramps and entrances in areas that are highly visible TCC MU MFR IBl □ □ 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 b~ met. This area is in transition from smaller scale commercial to higher density mixed use commercial and residential buildings. The proposed residential development is 6 storeys with common uses on the ground floor, residential above. The building is L-shaped with a solid front along North Avenue and stepped along 117th. Exterior cladding materials, texture and colour are utilized to reduce the scale of the building exterior. Brick is proposed on the first 3 floors and cementitious panel/plank on the upper 3 floors. This layered approach will bring the scale of the building down. The brick is articulated with pilasters and horizontal coursing. The upper 3 floors are broken up with horizontal cladding in the middle and panels on the ends. This articulates the "middle" of the building. On the sides and rear of the building the lower 3 floors are articulated with plank and panel on the upper 3 floors. This site has existing buildings both sides (east neighbour is a corner) which are commercial single-storey, older buildings, expected to be redeveloped. Across North Ave from the site is commercial with parking lots. Across 117 Ave on the south side is single- storey residential with one 4-storey multi-family building to the southeast. Other neighbouring properties are vacant. Closest multi-family buildings have similar materials, colours, form, mass, height to this development. Maple Ridge Town Centre 2 Checklist Bernice Gehring House, 22311 North Ave Meet Guidelines: Ye;.;No Not Applicable J :J.-~.J:111 HII 111~..lj ~T"-lrl nH.II\.TJ ' I W 'l I l-I !ll'ifB:riTllill ~-. . . ,.---" •. I~ £.~ ...., B.1 Building Fa~ade Bl.I Address both sides of the block with corner commercial buildings TCC MU □ □ □ Bl.2 Orient main entrances to face the sidewalk TCC MU MFR IX] □ □ Bl.3 Locate windows, doors, and entry features at the street level TCC MU MFR IX] □ □ Bl.4 Use a mix of common facade patterns and elements TCCMU MFR 00 □ □ Bl.5 Reflect original fa<;:ades and building scale TCC MU MFR □ □ IX] Bl.6 Respect original architectural elements TCC MU MFR □ □ IX] B1.7 Respect old and new design TCC MU MFR □ □ 00 B1.8 Maintain the horizontal rhytlun of the street wall TCC MU MFR □ □ IX] B1.9 Provide a visual division between the street level and uooer floors TCC MU MFR 00 □ □ B1.10 Include continuous canopies, awnings or overhangs TCC MU □ □ □ Bl.11 Ensure appropriate placement and materials for awnings or canopies TCC MU □ □ □ B1.13 Use windows to provide 'eyes on the street' TCC MU MFR IX] □ □ Bl.14 Enhance the public realm TCC MU MFR [X] □ □ B1.15 Ensure signage reflects building scale, character, and materials TCC MU □ □ □ B.3 Building Materials B3.1 Enhance the public realm with high quality materials and detailing TCC MU MFR IX] □ □ B3 .2 Use materials consistently TCC MU MFR IX] □ □ B3 .3 Avoid the use of inappropriate materials TCC MU MFR 00 □ □ B3.6 Use a mix of quality materials TCC MU MFR [X] □ □ B.4 Building Colours B4.l Select appropriate colours TCC MU MFR [X] □ □ B4.2 Highlight architectural details, awnings, and entrances TCC MU MFR I!] □ □ B4.3 Ensure a cohesive, consistent colour palette TCC MU MFR IX] □ □ B.5 Screening and Storage B5.l Locate and enclose trash, composting, and recycling to keep IX] □ □ out of site of general public TCC MU MFR B5.2 Screen mechanical equipment TCC MU MFR [X] □ □ B5.3 Avoid conflict with neighbouring properties TCC MU MFR I!] □ □ B5.4 Locate building ventilation systems to minimize noise and exhaust TCC MU MFR 00 □ □ Explain how the objectives for Building Favades, 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. -attractive pedestrian-friendly main entrance canopy, provides rain protection and downlighting. -street level windows are large with low sills and clear glass to be welcoming. -brick cladding articulated with pilasters at front elevation for street level interest and to break down facade into smaller modules. -cementitious panel / plank on the upper 3 floors are different colours, articulating the "middle" of the building. -stucco finish cementitious siding & panels at upper floors. -upper windows + cladding arranged for pleasing composition. -landscaping is intended to complement the building materials and colours. -cladding materials, texture and colour are utilized to reduce the scale of the building exterior. -there is an accented roof profile. -all outdoor walkways are unit pavers, colour coordinated with building finishes. -there are no existing multi-family developments on this block, no "street wall" to maintain. Maple Ridge Town Centre 3 IU,Q■i;JMDI Checklist M =MMNfiN+M Bernice Gehring House, 22311 North Ave Meet Guidelines: Yes No Not Applicable [lh"~•l ifTTI 111 ~-11u,.'t 11: ......... , ~·-~ •., -. '· .. ;:-_,,., .. },~'!:'~t'•~-.; ;;_ ,, ~ .. ""'T ---•'. _ __:\~~ -C.1 Public Outdoor Space and Hardscapes Cl.l Provide public outdoor space TCC MU MFR Ix] □ □ Cl.2 Ensure public outdoor space is highly visible TCC MU MFR IX] □ □ Cl.3 Provide connections between buildings, sidewalks, and outdoor IX] □ □ open spaces TCC MU MFR Cl.4 Ensure universal access for all public spaces TCC MU MFR IX] □ □ Cl.6 Provide hardscape elements to enhance the street environment TCC MU MFR 00 □ □ Cl.7 Design hardscape elements as part of the building TCC MU MFR 00 □ □ Cl.8 Integrate pedestrian amenities with walls and/or landscaped areas TCC MU MFR IX] □ □ Cl.9 Provide public ai1 TCC MU MFR □ IX] □ Cl.10 Ensure new elements complement existing TCC MU MFR IX] □ □ Cl.12 Provide smooth routes TCCMU MFR IX] □ □ Cl.13 Ensure barrier-free access TCC MU MFR 00 □ □ C.2 Parking and Parking Lots C2.l Provide required parking underground, where feasible TCC MU MFR □ □ IX] C2.2 Screen large surface parking lots while mai11taining surveillance TCC MU MFR IX] □ □ C2.3 Maximize pedestrian safety within parking lots TCC MU MFR IX] □ □ C2.4 Provide visible signage TCC MU MFR Ix] □ □ C2.5 Consider developing underground parking garages TCC MU MFR IX] □ □ C2.7 Locate parking lot equipment away from the public street TCC MU MFR IX] □ □ C.3 Lanes, Service and Loading Areas C3.l Use lanes for service, parking access and loading TCC MU MFR □ □ [&] C3 .2 Utilize lanes as secondary vehicular and pedestrian throughways TCC MU MFR □ □ 00 C3 .3 Strengthen visual access of the lane TCC MU MFR □ □ 00 C3.5 Consider lanes as a community amenity TCC MU MFR □ □ [X] C3.7 Locate loading and service areas away from the street front TCC MU MFR □ □ 00 C3.8 Separate loading from parking and pedestrian paths TCC MU MFR □ □ 00 C3.9 Screen loading areas TCC MU □ □ □ C.4 Street Trees and Landscape C4.2 Use the right species TCC MU MFR IX] □ □ C4.8 Maintain sight lines TCC MU MFR IX] □ □ 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 yam project or why it cannot be met. -the site and building are fully accessible. -there is a covered accessible parking space with direct pedestrian access to building entrance. -auto openers provided at front and rear building entrances. -all common areas are universally accessible and pedestrian friendly. -all outdoor walkways are unit pavers. -south pedestrian walkway is separate and to one side of parking area. -front yard is landscaped with plants and trees, attractive and easily maintained species. -there is landscaping that screens common patio from parking area. -recreational outdoor roof deck is screened by building. -privacy fencing is provided around rear yard, screening the patio, parking area, and garbage / recycling facilities. -planted landscaping with trees along 117th Ave. -side walls and windows are insulated to provide maximum acoustic attenuation. -there is no lane, service or loading area. Maple Ridge Town Centre 4 83H4MiilM4. SOLO (South of Lougheed) Precinct Key Guidelines N :ffifflNfiffi..kM KEY GUIDELINE CONCEPTS Bernice Gehring House, 22311 North Ave 1. Develop a diverse shopping, employment and residential district a. Does proposed development help to establish SOLO as an important commercial, office and residential corridor in the Town Centre? • Consistent: Yes ~ No D Explain: Contributes many new residents within walking distance / public transit to local shopping and services and jobs. 2. Create pedestrian-oriented streetscapes b. Does the building's fo rm and mass support a strong pedestrian-oriented urban realm and help define the street and sidewalk areas as active public spaces? Taller buildings should be stepped back podium style. • Consistent: Yes [XI No D Explain: Main entrance is set back in brick alcove in friendly residential pedestrian-scale streetfront elevation, with canopy above, attractive paver walkways to the street. 3. Enhance the quality, character and vibrancy of the Town Centre c. Does proposed development promote the quality, character, and vibrancy of the urban environment? • Consistent: Yes [XI No D Explain: Site is attractively landscaped with unit paver walkways out to the street. d. Are colours consistent and materials of sustainable quality? • Consistent: Yes 00 No D E 1 . Brick and cementitious siding and windows are intended to last 100 xp am: years, materials and colours warrantied. Coordinated colours of warm greys, white and wood create a pleasing residential character. 4. Maintain cohesive building styles e. Is there consistency with other new buildings in the precinct in terms of architecture, building setbacks, form, mass, and height? • Consistent: Yes [XI No D N/A D Explain: Two nearest multi-family residential buildings are east of 223rd on North Ave (5 storeys), and west of 223rd across 117th (4 storeys); both similar materials, colours, form, mass, height. 5. Capitalize on important views f. Does proposed new development capitalize on mountain and/or river views? • Consistent: Yes [XI No D Not Applicable D Explain: Large living space windows at upper floors will capture both mountain and river views. g. Have the important views of existing buildings been considered in relation to the proposed development? • Consistent: Yes [XI No D Not Applicable D Explain: Existing buildings views are not close to this development. Maple Ridge Town Centre 5 MU!48i;Md. SOLO (South of Lougheed) Precinct Key Guidelines N:tfimdfl@+M 6. Provide public outdoor space Bernice Gehring House, 22311 North Ave h. Are public spaces designed to accommodate a range of activities, incorporate universal access, reduce vandalism, and increase safety? • Consistent: Yes 00 No D Public spaces are universally accessible and well-lit, including patio and Explain: recreational roof deck. CPTED principles are incorporated with plentiful glazing along street fronts for surveillance, large Lounge window overlooking parking area which is secured with semi transparent fencing. 7. Provide climate appropriate landscaping and green features 1. Are landscape elements designed to enrich the pedestrian environment, moderate the internal building climate, manage stormwater on site, and reference the architectural quality of the building(s)? • Consistent: Yes 00 No D Explain: please see notes this page below titled "7.i. Landscaping" 8. Maintain street interconnectivity j. Does proposed development maintain street interconnectivity and the use of the lane as a se1vice street and secondary vehicular and pedestrian throughway? • Consistent: Yes D No D Not Applicable IB] Explain: Development is mid-block without a lane. k. Is required parking provided underground? • Consistent: Yes D No 00 Explain: Cost prohibitive and existing soils condition is not amenable. 7.i. Landscaping: The ground level landscape is designed to complement and enhance the architecture and community. The North Avenue and 117th Avenue frontages are softened with new street trees, sod lawn, and planting, creating a pleasing public realm. These features also help to make the entries into the site more welcoming. On the south side of the building is a small seating area with a bench that is under cover. Immediate south of this is a planter with a feature tree and perennial planting, creating a calm space to sit. Permeable paving will be used for ground level hard surfaces for Stormwater Management purposes. The roof deck is designed primarily to function as a common outdoor dining / patio area, with opportunity for a BBQ. This space is also intended to be flexible, allowing for movement and relocation of dining table to allow the space to transform for other programming. Planters on this level include edible planting as well as vines which will grow up the architecture. This level also has opportunity to include a rain barrel to harvest rain water. Landscaped areas cushion walkways, patio, front yard. Irrigation will be provided, and stormwater managed onsite. Maple Ridge Town Centre 6 •mAiiih@◄ Green Building Techniques W :ffiffl3fiMM-hM A. Building Setbacks, Form, Mass, and Height Bernice Gehring House, 22311 North Ave Al .8 Design flexible ground-floor unit spaces in commercial and mixed-use buildings. • Consistent: Yes D No 00 Explai11: This building is residential only, with amenity spaces and supportive office on ground floor. Al .11 Acconunodate roof gardens, trellises, and green features. • Consistent: Yes 00 No D Explain: Gardening, trellis, green features provided at patio and roof deck. A2.8 Site buildings to capitalize on daylight and solar opportunities. • Consistent: Yes[!] No D Explain: All windows are large, most windows are south/southeast facing. A2.9 Protect solar access to surrounding buildings and minimize wind tunnel effects. • Consistent: Yes 00 No D Explain: surrounding buildings are single storey, redevelopment is expected. B. Building Fa','.ades, Materials, and Colour B l.12 Use exterior shading devices to block sununer sun. • Consistent: Yes D No 00 Explain: interior shading devices to be provided (exterior cost prohibitive). B2.1 Design outdoor lighting to minimize light pollution. • Consistent: Yes 00 No D Explain: Outdoor lighting designed to illuminate site only. B2.2 Encomage energy efficient lighting. • Consistent: Yes 00 No D Explain: All lighting is energy efficient meeting BC Housing Guidelines and PowerSmart guidelines. B3.4 Select environmentally responsible building materials. • Consistent: YesOO NoO Explain: Building is wood frame with cementitious siding and brick. B3.5 Minimize the use of unsustainable building materials. • Consistent: Yes 00 No D Explain: Plastics minimized Maple Ridge Town Centre 7 MU!A■i;JM§I Green Building Techniques N:fflfflNi&M+M B3.7 Consider life-cycle cost. Bernice Gehring House, 22311 North Ave • Consistent: Yes 00 No D Explain: As per BC Housing Guidelines. C. Building Site Considerations CI.5 Locate outdoor plazas to capture the sun . • Consistent: Yes 00 No D Explain: south-facing patio and roof deck provided. C 1.11 Use materials that are functional, durable and include recycled or salvaged content. • Consistent: Yes 00 No D Explain: As per BC Housing Guidelines. C 1.14 Encourage use of infiltration techniques. • Consistent: Yes 00 No D Explain: Civil and Landscaping C2.6 Locate adequate priority parking in visible areas convenient to entrances. • Consistent: Yes 00 No D Explain· There is a covered accessible parking with direct • pedestrian access to building entrance. C2 .8 Use permeable pavement and infiltration devices on appropriate sites. • Consistent: Yes 00 No D . Explain: permeable paver areas are provided. C2.9 Provide shade trees and landscaping. • Consistent: Yes 00 No D Explain: Shade trees and landscaping provided; see Landscaping. C2. l O Provide secure and sheltered bicycle storage facilities for sh01t-term uses. • Consistent: Yes 00 No D Explain: Bicycle racks provided inside building and exterior at patio. C2. 1 l Provide long-term bicycle parking. • Consistent: Yes 00 No D Explain: Designated bicycle room inside building with exterior door to parking area. Maple Ridge Town Centre 8 Green Building Techniques C2. l 2 Provide end-of-trip facilities. Bernice Gehring House, 22311 North Ave • Consistent: Yes 00 No D Explain: Designated bicycle storage primarily for residents. C3 .4 Minimize impervious paving of the lane. • Consistent: Yes D No D N/A Explain: there is no lane C3.6 Respect existing grades. • Consistent: Yes 00 No D Explain: existing grades used where possible C4. l Plant street h·ees. • Consistent: Yes I!] No D Explain: see Landscaping C4.3 Minimize use of high maintenance plants. • Consistent: Yes 00 No D Explain: see Landscaping C4.4 Maximize the use of native and climate appropriate species. • Consistent: Yes 00 No D Explain: see Landscaping C4.5 Consider the inclusion of community gardens. • Consistent: Yes 00 No D Explain: At roof deck -see Landscaping C4.6 Design and place landscape to facilitate year round moderation of the internal building climate. • Consistent: Yes 00 No D Explain: Shade trees provided. C4.7 Minimize erosion potential. • Consistent: Yes 00 No D Explain: see Landscaping Maple Ridge Town Centre 9 Green Building Techniques C4.9 Provide adequate landscape maintenance. • Consistent: Yes 00 No D Bernice Gehring House, 22311 North Ave Explain: Selected landscaping is low maintenance; irrigation is provided. C4.10 Consider incorporating landscape plantings for green features . • Consistent: Yes 00 No D . Explain: Specimen trees selected as attractive focal points. C4. l l Incorporate low impact stormwater features. • Consistent: Yes 00 No D Explain: Site is permeable, except for building footprint and BC Hydro transformer I garbage concrete pads. C4. l 2 Consider rainwater collection for re-use. • Consistent: Yes 00 No D Explain: Rainwater collection is provided. C4.13 Use natural plantings and green space to support habitat. • Consistent: Yes 00 No D Explain: Green space wherever possible; habitat is limited on this small site. C4. l 4 Retain existing mature trees. • Consistent: Yes D No [X] Explain: There are no existing trees on this site. Anthony Boni, Architect AIBC Boni Maddison Architects Maple Ridge Town Centre 10 """""'' Oo••n!lonR•~~ .. V..dll.!OodTop""• Oop,.,dJop""• l•rd><•P<dAI•• lop>(lilO,.!o"'k>n ::=~~:~:"· ,_, .... D•"•"•?ot"•"" ......... l-!ydt.u1 .. c,,,,,,o<n,;.,. '>MC o,u11r111r,,oon T<UITl••"O.••onM :;,,...,,,,.Q .. ..., ..... ,,..,,., ......... ,..,,..,..,,..,, Mo>lm....,Aol•"'•""•l1C!7'11olQ,I "-~'"·-··-··"-'"" A 001::t.. 1,-'"""''""' .. l,-lf<l<>m> (l,z OMOS,,,'1< (l., 0000,.,•,. nuo•~"' ~"' POSTOCVtLOPM[h'f. A..,.• nn,ir.. A• OO n,1'1<11°' l<• ,,_.,,..,..., ~~::F: .... 1-~···""~· .. ·"·"· 1M;'~!~·1 I'::"::~• vo1 .... 1..,'1I ";:~,~, ... 11«1•1...t 1,0 .. 11• Valu"'"I"'' tit:b':! 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TM l""ul obo ho; ODPC<!unl,V to lnc~e a ,alt, bon.,110 hoNt!il roln wet.,,. Molcrlol Legend Grophlc ~ ~ ~ all ~ r-7 L.....:....J D Dcscr1pllon ~~~~cr,lr,Q fnl<h;l!~Clf'cancr•lf'lo01Y<lon<lael,._ ~c,,,,;a,lpo!lom~po,okln. un11,ovln(l•1tomu,.,..,..obl•Joln"no Typu:Cloul<::lonoard ~.,;~x7$mm,c,O!T"rn Cob,r:~ho00w!lona l'ollom: ~unnl,,g&ona ~uppn.,r;Atroo!1lordConcntto Ha!urolHydrop,•.,•d $lo!» Typc,:Tc,odo !:l:lt:•~mmx(~mrnx•Omm Coblx; Norvrol Potti,rr,: ~1oded WJlpior.AIXIOl<lomconcrolo c;.,.,...tDrlpt~~ l'lontfno Se-ctlon A. Giound Le-vel Sc.otfng 1'r<ta L-1.I / Scale 1:50 Ocloll Ft.rml~hlng legend Grophlc @ffl @c:::JI @[;) ®f;::::I @D 0 o I:) <jj>,., Ocsc,lptlon ~lclc•Mo11nttodlll<•loclcl Q,v:1 (5,-71pc,,,:""f MOCICl:WCQ!I Sr.ioof..r:Co,olll:•'<>Cb Anhli:l!bct WOOdkncn Qry:I MOdel:•.'iO~boc~Kl~n ~ MOAII> FsWi:~,e<I• (r.-,., 1.,-.,u,.,d) Movobl•UO Moclot~og,,I0~,2511"~.Go,,cOfVIOClbn Mor-.,lo,c;tu,.,r;NQ~ WOOdl•""h Qty.I MOOel;(:,O~bOc:t...:!b.rcr, Supp&.,t:Mo:;,ln Rnr,.l\::;t,"'1(~11, ..... ..0t •/•36"0\o,kulOH> i r-~ .. ~- : ,(V/ll r, ! ~A1t4~, St!ctlon ll. Par~lng /\ 171h AvL'!'nue lnh,r!occ l·l.l / Scolc, 1:50 Refer to L-1.2 for Planting Pion , ~""'d lorRc...Jow ~p()J.:im() !,l:olC/l roo.;~llum: ~I .. _ .... U< 10,.1o»W•t"'"'-V-8CVIJINO --c 1•l'<ol&l'lltl11 t,OCMGIMOOT'7 -=· l'rojccr Cythera Transition Housing Society, Maple Ridge, BC Choc~odbv: ~v ,t,ug'.!ft.'10'20 0ra,,,+,o1111o: Landscape Pion Ptojo,ctNoc 19022 L-1.1 NORTH AVENUE i ff ff 11 f I I I I I I I I r · · --1· t-• • ---t-r • --• -·1· --t • ---; :I I I I I I I I: 11 I I I I I I II :I I I I I I I I: 0-----6 er:: 4-c::rs:;::1~ 1-ffi;; __ _ @-- @------ @----- 1r-- --j;-- &NOll<)Wpl,:,nic,r:.wlt"viroo:g,OWWl{)upwol ' I :i !!)Co,conn..c11on-opPo1lunHvlo,mo,oblt,BBO t,-lgo1lor,,ouo-,wt: I I I• tG;jpmlrXP'J I ] ]' Oppo,1ur,ltylorroin~rr,:,ltono("o,1,oinwa1,:,, 1 1 I I I· 0----1lt-[111m§® illl' ~ ----~ -+--t- 1 I I• I •• q i i ii ~-~RlB~a/##~~~·-----{-l--~- 1 •H 1 1 i I i ii ---'l)!;-=:::=!:!::!:::a1J-_J~-----i-+--~- l·1 1 1 11 I I 1j i! ii I ! I! ---------------------_j P1ontUst TREES Sym. Qty. Botonlcol Nome Common Nome 0-, 0-· Pr.J""''<ll0"nril'l1oncno· S.O,gen!CnOffY Ac10r.ifr,r,ak,Tlpm"' AmurMoi;lb ~rop01od~t,r,r,tl1c,o, TIC SHRUBS Sym. Qty, 8otonlcol Nome Common Nome Iv. 2 "-'Colco'C0<ol!klh' ComlDcl!Amk,,::, Dworl,luobc!Tv vn I voccll'llum"N0<1h,1rv' PERENNIALS/GROUNDCOVERS Sym. Oty. Bolonical Nomo Common Nome- " ' " N:hnkl .. otolom:~10 Vot!"(!Olk<l.:....vrriu 9 A(lOSl<J<!ha 'l:udo, Amb<oslo" HUffimngb1d Mint s Ffogorloonono,:.o '.;tro~ 81 Ll!iopo""""on litvtur1 'f ronnl,otum'~Cfloo;~c-.o' l'ounto',, C<a<> « l?udbt,c~lcllvl(llclo Blocl:-becVi.r.on PLANTING NOTES Allplon!\/pLanTlnntobo~orBCNTAof'ldBCSLo.:londord.. Plon1,ut..c1lon,u1>1 .. c11oovoi1Qbllto!lho,tlm.,olplon1inQ. Slzc/Spoclng Slzc/5;:icclng W2pol,t.OOmmo.c. ~~pot,t.OOrnmo.c. Slzo/Spocinc ~3POl.>lol·ed ~lPOl.-<OOlnmo.c. ~I pa!.:)OOmmo.c. ~ I po!. ~OOmm o.c. ~l~t.w::i.nmo.c. ~1 001.:ioommo.c. Comment~ Commonl~ Comroclor lhol lOIJfco ,pe-cillod olonl matc.!ol ond ON\' ottc:rorco ol "'orch ho, boc:n c,naumm wi1,ub<l:tu11Qn1 bo comldo«>d, Al1rc,t'\tot>t,,tok...:llnocc01donc1tw:tnRCNIAStof'ldord<. Alplon1slobo!.OU'codtromn~ccr111..,d lroool P.,omon,m. Plant :.t:os end rclotod cco1olnorcio:;,o<ao :.poclllod occordlng 1o Tho B.C. Lond<eoPO ~lor,dord; n,rrontodltlon, for cootolncr clou .. , ~3 ond vnolk-1, plo'11 ..,.,., ,holl bot o,,how,, In o,., plant II<! ond 1n• ,10n<1ord: tor al on,.,, plor,IJ. wtn plont..,... and car,tainorcolt. lhol be m 11\0wn"' lho plor>i i,r. Spc<:llk:oli-,,, wnon tho pion! K,1 ,::on; lor ~Scio" container-~ 1no,o 1t>ol oo a, dcn,,(Jdlnthc 8CNT"' l"'N~I ~tor>doro Al 1,.,.,, ,., no,.,.,-= lOcuolc mclor..ol gowlng modi""' unlo" otn.,,,...,,., •P<>Clfi<><l Edi;,aalbu",kilnglncooayoon ji I/Inc,, i;,OW'l'l(lupwclbc~ond f Gucrd101pcrA<cn. !;cotlng/~--.lr,r;iA1<>0/flc,~~c @ Sec11on C -Level t Amenity Pollo Scoln 1:100 ' lm1•dlorAOP~.,,.., tnu .. e1tor!D:tWD ~,u<><l 101 DP r,lo~l0-'Xl'20 b\VO<l lorRo..-lcw SopO,l,-::-000 Sl:ol~h .,,,,: ~11.,m, ~l .. ~., ..... u,, 11n .11J:JTWo,t1GIIOA-V_..,..,IIC\l&JING ...... !•U..llllol'(\11 '-' ~~~71 Projocl; Cytherc Transition Housing Society, Maple Ridge, BC Chcc~od tw: ~v A..-;i21l.W20 Dt""""'°T111o: Level 6 Landscape 19022 L-1.2 ~ G TY!Jli:olEJrp11nsolnJolnt:Fibrobo11rd m:itotllllW/$ooll:lnt,llllPOr Spocl1lcollon. PlaCOlllllll 1=11onawhoro611t0moo1n/111Jut1Gwlth Wllllll or Sllllrn. Provldo lll minimum cvcry6munlesa01hcrwl~t.hownon UlyoutPlnn. Control Joint: S11wcu1 min. 3/4 !loop. Provld1111v11ry1.5m.unlos:;o:ht,,rwkl11 lndlco.1od.Scorocontrol)oin\ont.ldown!k10 CltyolSurroy11tond11rd. x Clf' Conciete on Grode scolo 1:10 Nalll: Soaolhorlh:lnth:ltWflhOIIOndb.llsot1ndlorwtm mor.,h Wil bo ro]octod, ond !ho Spodllod :-.od ro-lnc1ol1odl:ltcontr:ictor'101(por,~. SanaB~odSodonmln. 3/4"Mlnu111Jru:.o co.mpactodto05%MPO Subqrodocompoclod to9S¾MPO 300rrvn (121 depth of Typo 1~~~~r~i~fn:ii~~1;1~~ ~ ~ l-·~ ~ ~ L- Scnrlly 11ubgr.ido .indt.lopo tollro,n Sodded Lown on Grcd,s, SCokil:10 Nol•: Dono1=-'clomo,othcin0TQ0C> =,::;"',.:: ot IOll to the log ol Iha flrctelotnlon,,nuPddoDluP<lonCI olan•utwoa.~z-1>or1aw1n,, 1000(:oi MctalP!anier Scolel:10 u,t Dl:inlr<Df1J)"de11nlor,nirm Ot<tCu!holelnmetoli::iorlle<D01<tlOf d!Oio,ogoononlg"non"'°occm, llrolo<C1'wW\Qm&Olum(mln. ~lth~~:og! Df1 ◄-iiooln •oc~ onnl,irdoln onorchlt..cll/'ol,oot~:.embly Flr>111noooraoofluo.hwllh1><>110ra ----- UMCorct!ol'o..,ra----~ Ro<Ml<~D,...,~----mDrtof,IM'!-'6rml- ~ G f'ermeobleUnlt?ovlng Scolo 1:5 "lllaa>"'11-nomo<11Un1 tfydropr"',odro1loPov01, Ld-03 Hydropro~~cd Slob f'ovd~ on l'edc~1ol~ l·l.2 Sco!c 1:10 50mm comDOC,lod mulch on 450mm orowlng moclum on ~ G ~ir=~~rllda 10 85% Sc.t111tycubgr.ido11 Sodded Lawn on Crad., Scola 1:10 ,.smm11,~1,.,,,..,m1<.1ot11'l'l)Ofabrle !k,ll,nglr,"foguri,!rrx,11.,,n, AT!ocnlo 11o1<0....,1n,hlnglordl,1vp. NOl11: ~ .. 1tpluced01 h<lti:;htnog,.,o1t.>f tnontr">01~wll1<1pportlrof,, M G Dcptno!C,owlrv,) Mtt<JUTilolollmml TrcoP1antfncoerall Scole !:!O NOTE: 600!1lm ~u d11plh 111 ,equlired to moot Slormwo1or Monagomonl rllqUlr11monl11. AIOOIM2) :;-'~ ~! ¾e. I~ n ~f~~o,o,01m~t· t"!DO"MSour;:,ir R"I"' IO~p .. elllc,iTIC>m N,il•:Cnsure1,ipnlroolbollll.,1or ~lt)'otl0vofini<NodC.,OdO. .,_., too 1/3o1bur1oo•omrooltl01 ono 1w1r,., loom bow ol lrllnl:. [ontJ/0tMoba<tc!°Wflr'lglooi:,,"ona 10Prowolt>o,i,:,r1J.~ ony.olonloool "Oll(llnol"roo!l:xJII. L: .... _,. \V ~:0-.:e~:r. """"'°'' llomt,l~roolbOI ~=~.,~~ S.P.D. VOf\OTk>n1 Vo,ic,1'oo,2 SlloolS<,rrocoSavor11IS1:ool~occCi<clo c;...,.,..c,1Nole•• l,Oono!cu!l,col<>od«, 2. l'l'Ol•d ~Cle ,.OffidO<'l'IOOCP cu,lr,g plon!lrg, &,,-.t,re lDOll>OI !>l"'IN:l .. d Jrcm S<lf\. .,0,1 o,O,mJc:o!lon. l. Em..111rcolocollon0D01.notconll:t..!tnU!"oOcfQ'(l<,.krvlc::C1. "Colltoolo,ocliaglng°. •· Mu,.,...1n....,101;>,r\lol.e<:l""lft!Dn-,,n.lfJOmmp-("J0•2...,,l&')b,g.. M:,,:""""o.,p1n111,10<""""'""""°nr b J'. ~ l!Ol'."' dO no1 ocno•o1O O«10mooo ,00100L &>.u-o oh1O~111 010 oronoct PQ101<,l1olklowokhoodc-.nnooplrccrmcrno. S. Pro...!do,mln. 10cu(AC..,.,.1.,..o1gowlr,gm,,dlump..-t,••· 6. r.olc,r lo Growif1g MDdlum Ctlo!l t><,1ow tor ,urtoco oroo dOp!not Gfowlr,g ,..o6.;m, 6 Ma'29-:::Y.?1 ~to,"OP ~'IM'"' b1<1..0torAOfl'I'•"""" ll1<1•d!or!Clt.WD 111;,m• ~I .. _,_"' !O'J, ID7We&1111!1"-V-IICWJ 1~ ....... ,,tt,1,~'1111 '-' ~~~17 Pro)or;:r Cythera Transition Housing Society, Maple Ridge, BC Cl'IOCtodbv: SV ... ug:a,2020 C-QwlnoMo: Landscape Details Proia,ctNo~ 19022 L-2_1 DA T E : N o v 2 5 , 2 0 2 0 FI L E : 2 0 2 0 - 4 1 4 - D P 22 3 1 1 N O R T H A V E N U E 01 1 - 5 3 9 - 5 1 8 Ci t y o f P i t t Me a d o w s Di s t r i c t o f La n g l e y District of Mission FR A S E R R . ^ PL A N N I N G D E P A R T M E N T SU B J E C T P R O P E R T Y ´Sc a l e : 1 : 2 , 5 0 0 BY : B D 3 D) "CS ci" :::::!. 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" 0, 0, 22303/05/07 22308 22318 22345 "' 22320 22315/35 "' w " 22334/36 ~ L 22337 0, ,._,~ I LL:J44 "'w W°' ~~ F= 22352 22347 22355157 """' "'"' 22363165 WW -, 0, 0, ~~ 0, 0, 0, " 22374 '2366 22367 22375 22380 .... 06£li " " 0, 0, " \~ ~ " L---- 22411 " \~\ \ \ 22i1i " ~ " 0, "'3 C:5· ::!.S:; 22428 \ g ~ I 22425127 11 II 1-----122432 r:;, ;;; " LJ 22234 22238 22242 22246 22286 ;;; w C 22320 22334 22336/42 22344/50 22356 --~~ !! - 22213 22241 22259 0, 0, " J 22313 22315 ~ 122321 r ;,; ;ii ;,; 122327 ~ m • I 22337 223 22347/55 22363 ;;; 8: ;;; 0, w1-;,; 0, " 22311 North Ave Project ADP Covering Letter 29 March 2021 To: Maple Ridge Advisory Design Panel From: Boni•Maddison Architects Re: Bernice Gehring House, 22311 North Ave, Maple Ridge, BC Date: March 29 2021 The proposed residential rental building is a 6-storey building, ground floor concrete with 5 floors of wood-frame above. The building has two fronting streets, but the building faces North Avenue, with surface parking from 117th Avenue. The building is designed to meet BCBC 2018 Step Code 4 target, BC Housing additional requirements and City of Maple Ridge Bylaw No. 3510-1985. The site will have a dedicated area along North Avenue for future street widening. This project is being developed and funded by BC Housing under the WSTHSP program (Women’s Safe Homes, Transition Houses, Second Stage Housing and Long-Term Rental Housing) for women and their children. As such this is considered a “Supported Housing” project by BC Housing. The proposed design is a total of 34 units comprised of 20 studios, 9 one-bedroom units and 5 two-bedroom units. We are proposing to use the 10.2 Supportive Housing section of the parking bylaw that requires 0.35 spaces per dwelling unit. The off-street parking requirement for ‘non-ground-orientated multiple unit residential buildings’ (Zone C-3 Town Centre) at the unit mix being proposed at .35% required by the zoning, equals 12 spaces, plus allowance for office space at 1 spaces, for a total of 13 spaces. We are proposing 11 spaces in total; a variance of 2 spaces. Various standards are incorporated into the design including BC Housing Design guidelines for Women’s Safe Homes, Transition Houses, Second Stage Housing and Long Term Rental Housing, along with BC Housing Design and Construction Guidelines 2019. Energy and sustainable requirements are being incorporated into the design and detailing. The SOLO DP Area Guidelines Checklist is part of this submission. The existing site is long and narrow, zoned C-3 Town Centre, with small single-storey neighbour buildings, new development expected on both sides. The challenge was to provide the number of units required by the society and BC Housing on this small site, plus parking and open space. Surface parking is the only option financially feasible to this project, thus some parking is provided under cover of the building. The consequence of meeting these requirements is smaller amenity spaces, yet sufficient to meet the needs of the residents. There is a small outdoor patio space off of the ground floor common lounge and a common open roof deck on the 6th floor. There are parks and play areas in close proximity to this project. The building plan is an L shape, with a solid front along North Avenue and stepped along 117th. Exterior cladding materials, texture and colour are utilized to reduce the scale of the building exterior. Brick is proposed on the first 3 floors and cementitious panel/plank on the upper 3 floors. This will bring the scale down of the building with this layered approach. The brick is articulated with pilasters and horizontal coursing. The upper 3 floors is broken up with horizontal cladding in the middle and panel on the ends. This articulates the “middle” of the building. On the sides and rear of the building the lower 3 floors are articulated with plank and panel on the upper 3 floors. Again this is to break up the building mass and articulate the volumes. BONI· MADDISON Architects 3732 West Broadway Vancouver, BC Canada V6R 2Cl Tel: 604 688 5894 Fax: 604 688 5899 E-mail: info@bonimaddison.com 22311 North Ave Project ADP Covering Letter 29 March 2021 The entry and all common areas are fully accessible. The ground floor provides a housing society office, residents’ lounge with kitchenette and outdoor patio, multi-purpose and counselling rooms, as well as the building services and circulation space. Of the 34 residential rental units on five floors above, 2nd and 3rd Floors will be Second Stage (short term stay) housing, and the upper 3 floors affordable housing. There will be a mix of studio units, 1-bedroom and 2-bedroom units, with 3 fully accessible units. There will be common laundry facilities on each residential floor. Landscaping design has provided pedestrian-friendly walkways, patio and plantings everywhere possible. The boulevard is updated on North and 117th sides. Some buffering is provided at the patio at grade and some planting locations on the 6th floor common roof deck. The roof deck is meant to remain open and flexible for the society to use. Stormwater management plan meets the Tier A requirements, coordinated between Civil and Landscaping, also part of this submission. Yours truly Anthony Boni, Architect AIBC Boni Maddison Architects To: Maple Ridge Advisory Design Panel From: Durante Kreuk Ltd Re: Bernice Gehring House, 22311 North Ave, Maple Ridge, BC Date: March 29 2021 Landscape Rationale Ground Level The ground level landscape is designed to complement and enhance the architecture and community. The North Avenue and 117th Avenue frontages are softened with new street trees, sod lawn, and planting, creating a pleasing public realm. These features also help to make the entries into the site more welcoming. On the south side of the building is a small seating area with a bench that is under cover. Immediate south of this is a planter with a feature tree and perennial planting, creating a calm space to sit. Permeable paving will be used for ground level hard surfaces for Stormwater Management purposes. Level 6 Level 6 is designed primarily to function as a common outdoor dining / patio area, with opportunity for a BBQ. This space is also intended to be flexible, allowing for movement and relocation of dining table to allow the space to transform for other programming. Planters on this level include edible planting as well as vines which will grow up the architecture. This level also has opportunity to include a rain barrel to harvest rain water. Durante Kreuk Ltd Landscape Architects 102-1637 West 5th Avenue, Vancouver BC V6J 1N5 DK Job 19022 The City  schedule making y ADP subm ADP thro Applicati Name of  File num Address  Current Z Seeking t Architect Submissi Architect Landscap Other Pro Note.: Th developm taken fro bulletin,  Major  per th build Group A (Pa Group B (Pa Group C Res Group D & E Group F (F1 Adv of Maple Rid es for submis your submiss mission pack ough your Fil ion Informa Applicant   ber   of site   Zone    to appear be t Informatio on will be p t   pe Architect  ofessional (S he Architects ments to the om AIBC Bull click here.  Occupancy  he current  ing codes  art 3)   art 3)   sidential  E   : Part 3)   isory Des dge Advisory ssion deadlin sion, contact kage for you le Manager w tion:  _________ _________ _________ _________ efore the AD on:  resented to  _________ _________ State Name  s are require e ADP that a letin 31 Build Public Assem Hospital, San Home for the Aged  Institutional  Hotel or sim Commercial  Industrial  sign Pane y Design Pan ne dates and t your File M ur project. Fo well in adva __________ __________ __________ ___ Propose DP on this da ADP by:  __________ __________ & Role) ____ ed to prepar re in the Ma dings Requir Use  mbly  natorium, or  e  ilar occupancy  el Submis nel (ADP) me d for the min Manager to e orward your nce of the d ___________ _____  ___________ ed Zone ____ ate ________ ___________ ___________ __________ re plans and ajor Occupan ring the Serv Type services − any o exce − any b exce − all sc − any b capa − any b − any b − any b − any b − any b ssion Req eets monthly nimum subm establish wh r complete s deadline date __________ __________ __________ __________ ________  _______  ___________ to attend a ncy categori vices of an A es of Building or s of an architect one‐storey build eeding 9 m or gro building of more eeding 235 m²; a chools, any size building (exclud acity exceeding 1 building with gro building contain building contain building with gro building with gro uest Form y.Refer to t mission requ at constitute ubmission p e.  __  __  __  __  __________ nd to presen es cited in th Architect. Fo r Parts of Buildin t under section 6 Act.   ding with an uns oss area exceed e than one store and  ing veterinary h 12 beds  oss area exceed ning 5 or more d ning 11 or more g oss area exceed oss area exceed m  he attached irements. Be es a complet package for t ____  nt all  he Table bel r the entire  ng requiring the 60 of the Archit supported span  ing 275 m²;  ey with gross are ospital) with a  ing 470 m²  welling units  guest rooms  ing 470 m²  ing 470 m²    efore  te  the  ow  e  ects  ea  I ~.-~-... mapleridge.ca ~.-~--· ADP Submission Checklist mapleridge.ca Application No. dJ8} -L-l\L-!-bf' File Manager 12e,t~ ~ Tu rc,qf This checklist is being provided to you by your File Manager, to assist in preparing the materials for submission to the Advisory Design Panel (ADP). Please refer to the ADP Submission Form and the ADP Requirements Brochure for submission requirements in terms of explanatory letters, plans, supporting information and specifications on size and numbers of copies to be submitted, Address your questions to the File Manager or the Planning Liaison to the ADP. Certification of Complete ADP Submission: ication: e Date ANTHONY BONI ARCHITECT AIBC Print name EN VINCENT, DURANTE KREUK LTD Submission Materials Required {FIie Manager to Indicate If ,~-;;;j{,~d) Provided A. ADP Submission Form (Submitted and signed by Architect) El !]I B, Covering Letter including explanations about: / 1. Project description/analysis (Detailed information Required) El -[XI 2, Architectural and Landscaping Design rationale .Er I!) (Detailed information Required) 3. Statement in brief about the following: a. DP Key Concepts Compliance .. g,' ~ b, DP Guideline Compliance er . ~ C. Stormwater management strategy with emphasis on Tier A Ef/ !]I requirements integrated into landscaping plans d. Public Art/ Amenities, etc. El I/ !]I . e. Sustainability practices ei [XI f. Other □ D 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. .. / El . [!I 2, Photographs of site and surrounding sites. D, Develoj;!ment Permit Area Checklist ·t1 (Note: The Architect is responsible to describe how the project complies with ~ each guidelines1 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 EL lXI 2. Site sections 121 !!I 3, Streetscape elevation El, !!I 4. Streetscape elevations with landscaping and boulevard trees 13 !!I superimposed 5. Shadow analysis B / !!I 6. Lighting analysis (on building and on site) E:'.l . ~ 7, Floor Plans for all levels, including underground and rooftops 0 I/ [XI . fZ m6, 8, Waste collection /recycling (inside of buildings) . 9, Storage, including bicycle storage (inside and outside) 12'.. !!I 10. Building elevation (all sides) i::1/ lXI 11. Signage (attached to building and free standing) 0/ !!I 12. Colours and materials 121 / [XI 13. Material board 13/ !!I 14. Building sections [!'.'.] / lXI 15. 3D renderings of site, building(s) and associated landscaping 12'.] !!I F. Landscalling Plans: / 1. Landscaping plan and layout with specifications and planting El/ [XI details 2. Storm water management works focused on Tier A El/ !!I requirements integrated into landscaping plan with details 3. Landscaping details, including public art, signage, lighting, play El/ [XI and other amenity areas, fences, retaining walls, 4. Waste collection /Recycling (exterior areas/structures) 8 [XI 5. Details for pedestrian amenity and furniture features provided 0 / !!I 6. Details for hard surfacing areas/ patterns El [XI 7. Tree retention and management plan a I/ . !!I 8. Site sections for lot grading, drainage, landscaping, retaining walls and relationship to adjacent grades/ City roads/ lanes E:l / [XI 9. Pedestrian, bicycle, equestrian path interconnections .[J' [XI G. Green Building[Sustainabilit',' initiatives □ □ H. Engineering-related Information: / 1. Site grading plans 121 [&) I. Other □ □ □ . □ □ □ Rev. March 2018 Project: Drawn by: Checked by: Date: Scale: Drawing Title: Project No.: Sheet No.: Revisions: no.:date:item: Landscape Plan 19022 KL SV Aug 28, 2020 1:100 L-1.1 Cythera Transition Housing Society, Maple Ridge, BC N o r t h Durante Kreuk Ltd.102 - 1637 West 5th Avenue Vancouver BC V6J 1N5 t: 604 684 4611f: 604 684 0577www.dkl.bc.ca 1 Sep03-2020 Sketch 2 Nov10-2020 Issued for Review 3 Nov19-2020 Issued for DP 4 Jan22-2021 Issued for 50% WD 5 Mar23-2021 Issued for ADP Review 6 Mar29-2021 Issued for ADP E E EV EV EV EV 11 EV EV 2 B C D E F G H I A J 3 3 4 5 5 6 7 7 8 8 1 1 1 2 3 4 5 6 7 8 1 2 3 4 5 6 7 8 9 10 8 GARBAGE / RECYCLE ON CONC PAD 1 2 3 4 5 6 7 8 9 10 8 28 . 5 6 m 28. 5 8 m 27.6 4 m 27.8 1 m F.D. FDC METER HB FR M/WABOVE COMPUTER BOOK SHELF SHELF UP UP 2ND STAGE TENANT LOCKERS ELEV BELEV A MULTIPURPOSE 103 MECHANICAL 106COUNSELLING 105 JANITOR 112 ELECTRICAL ROOM 114 RECEPTION ADMIN 104 GENERAL STORAGE 111 LOUNGE 108 BICYCLE RM 113 STORAGE 110 VESTIBULE 101 WASHROOM 107 LOBBY 102 STORAGE 109 A.O.HB IBG 28. 5 7 m [ 93 . 7 4 ' ] 3% 2% 2% 3% 2% Material Legend Graphic Description CIP Concrete Paving Colour: Natural Finish: Broom-finish CIP concrete to City standards. Sawcut pattern as per plan. Natural Hydrapressed Slabs Type: Texada Size: 457mm x 457mm x 40mm Colour: Natural Pattern: Stacked Supplier: Abbotsford Concrete Sodded Lawn Gravel Dripstrip Unit Paving w/ Romex Permeable Jointing Type: Classic Standard Size: 225mm x 75mm x 60mm Colour: Shadow Blend Pattern: Running Bond Supplier: Abbotsford Concrete Detail Planting T1 T2 T3 T4 Furnishing Legend Graphic Description Surface Mounted Bike Racks Qty: 1 (5-7 spaces)Model: W4508 Supplier: Cora Bike Racks Finish: Black Table w/ Chairs +/- 36" Dia. Boulders HB Hosebib Wood Bench Qty: 1 Model: 450 Series backed bench Supplier: Maglin Finish: Silver14 (fine textured) Movable BBQ Model: Rogue SE 625 RSIB, Gas connection Manufacturer: Napoleon Wood Bench Qty: 1 Model: 450 Series backed bench Supplier: Maglin Finish: Silver14 (fine textured) F1 F2 F3 F4 F5 Landscape Rationale Ground Level The ground level landscape is designed to complement and enhance the architecture and community. The North Avenue and 117th Avenue frontages are softened with new street trees, sod lawn, and planting, creating a pleasing public realm. These features also help to make the entries into the site more welcoming. On the south side of the building is a small seating area with a bench that is under cover. Immediate south of this is a planter with a feature tree and perennial planting, creating a calm space to sit. Permeable paving will be used for ground level hard surfaces for Stormwater Management purposes. Level 6 Level 6 is designed primarily to function as a common outdoor dining / patio area, with opportunity for a BBQ. This space is also intended to be flexible, allowing for movement and relocation of dining table to allow the space to transform for other programming. Planters on this level include edible planting as well as vines which will grow up the architecture. This level also has opportunity to include a rain barrel to harvest rain water. ppppppppp r r r r r r r r r r r r r Az Az Az Az Az Az Az Az Az Az r r r r r r r r r r r r r r r r r r rrrrrrrrrrr Az Az Az Az Az Az li li li li li li li li li li li li li li li li li li li li li li li li li li li li li li li li li li li li li li li li li li li li li AzAzAzAzAzAzAzAzAzAzAzAzAz Az Az Az Az Az Az Az Az Az Az Az Az Az li li li li li li li li li li li li li li li li li li li li li li li li li li li li li li li li li li li li Az Az Az Az Az AzAzAzAzAzAz Az Az Az Az Az 117th AVENUE NORTH AVENUE Narrow flowering feature tree Min. 5 bike spaces Bench Existing power pole New concrete curb by others CIP concrete sidewalk, existing driveway letdown to be filled. Refer to civil drawings. Architectural overhang Line of architecture above Boulder to deter vehicle damage of planting 18" depth Root barrier Fence at property line per Arch. Small tree species under power lines Planting to soften view of parking low Sod lawn A L-1.1 B L-1.1 Hosebib T1 T4 T4 T2 F1 F2 Irrigation stub-out: 10gpm @ 50psi Irrigation stub-out: 10gpm @ 50psi FFE 28.55m [ 93.67' ] BG 28. 5 6 m [ 93 . 7 0 ' ] BG 28. 5 8 m [ 93 . 7 7 ' ] BG 27. 8 1 m [ 91 . 2 4 ' ] BG 27. 6 4 m [ 9 0 . 6 8 ' ] FFE 28.55m [ 93.67' ] FG 28.49m [ 93.48' ] 4% AD 27.79m [ 91.18' ] 2% AD 28.49m [ 93.46' ] AD 28.49m [ 93.46' ] T2 T2 T2 T2 T2 Permeable paving per civil, typical for vehicular surfaces Section A - Ground Level Seating Area Scale 1:50 A L-1.1 Bu i l d i n g F a c e 1.172.34 Seating Area/Walkway Planting Parking Section B - Parking /117th Avenue Interface Scale 1:50 B L-1.1 .82 1.71 Sod LawnPlantingParking PL 117th Ave. Narrow flowering feature tree Bench Small tree species under power lines 90 0 m m 90 0 m m 45 0 m m Curb and road materials per Civil Refer to L-1.2 for Planting Plan 18" deep root barrier by DeepRoot or approved alternate I I ' Ill ,--,._ '" ,, \ _ _.,t, rr -,/--·~, u -I__ ' ,--....... -'s __ ,// i'/ '-~-_jf__: I I 'I I /--" I (._/'',-------L I ' ,-7 . ,-~ j ... jll If fl j JI LJ "'c· ~ -,"=fc_- I I I I c::'--• ---: ~---!----i- i 1 - : ~ : : 1-----1........., I '----1- 1 I I I I I i J. \. _ _/ """''"1""" . ln1 1. I II 11 II I II 1T1111111 -~~•1 I I I/ 11~ .. 11111;11111111 : I: I: I I: I I~}-~: 11;\y/;11111111111: ' /J ' I ' ,'11111.0 I I I I I ! I I -1/ ~1 ,1 11 '¢ c- 1::=tr;,.:: ~J .(.:: ~ r.._;c "<~::=t::=:----i>" D J ,· I I ' I y X -nr ',: ,, -I, , - '' '' - ' :1 - \ ' \ I ' I I ; I _I -~_J I / / ! / 0 <}1111 II . < ...;:::=;,.;;p-r=-FI,.Fll r..: (_ "< ~---=~-"< '.. :<~ '< (_ ..:_(_-;.i . \\L\c±,I; : ---,:/--~ --_----::_~\ 1 .. 1/i-=------= d\.{ -1 ;--,, ,_,. ,y -,--i §, -,a1 \:__ ____ J '-:._ F~"----- o :~ 01 ~ 0 I 0 ~ 0 D "' {('i () jf\ '--' (jj) 0 ./!~~ - -~-:>\ c_y-;-~ -,, -~--U=~B i, I $ j c,) 1------ I I I I I I I r 1 \ ) \_ Project: Drawn by: Checked by: Date: Scale: Drawing Title: Project No.: Sheet No.: Revisions: no.:date:item: Level 6 Landscape 19022 KL SV Aug 28, 2020 1:100 L-1.2 1 Sep03-2020 Sketch Cythera Transition Housing Society, Maple Ridge, BC N o r t h Durante Kreuk Ltd.102 - 1637 West 5th Avenue Vancouver BC V6J 1N5 t: 604 684 4611f: 604 684 0577www.dkl.bc.ca 2 Nov10-2020 Issued for Review 3 Nov19-2020 Issued for DP 4 Jan22-2021 Issued for 50% WD 5 Mar23-2021 Issued for ADP Review 6 Mar29-2021 Issued for ADP B-1b C-2b B-1b C-2b C-3a C-1b B-2b C-1e C-3 C-3 B-2a C-1d C-3 C-3 B-2a C-1d W9 a B-2a C-3 C-1b B-2a C-2a C-2 B-2a C-1d C-1d C-3 C-3 B-2a D-202 WI-03 A1 A1 W-03a A1A1 A1 A1 W-02 W-02W-02 W-03a W-08a D-605 W-04 D-601 D-604 D-203 WI-03 D-1 ROOF HATCH ABOVE E M E M E M E M E M 2 BEDROOM 605 STUDIO Aa 602 STUDIO A 601 STUDIO Ab 604 STUDIO C 606 TENANT STORAGE 610 1 BEDROOM A 603 LAUNDRY 609 W6 W7W7 W7 ELEC 608 W8 b W8b SHAFT 2(VRV) 2 B C D E F G H I A J 3 3 4 5 5 6 7 7 8 8 1 1 F.D. SHAFT 4 (RETURN AIR) WM WM WMWM WM WM SHAFT 1 (HWT FLUES) SHAFT 3(SUPPLY AIR) DN DN E M E M E M E M E M E M E M FR FR F.E. ELEVATOR CLOSET ELEV BELEV A CO R R I D O R 6 0 0 B CORRIDOR 600 A EAST STAIR SOUTH STAIR W D HB NORTH AVENUE Gas connection - opportunity for movable BBQ Table w/ chairs Narrow planters with vines growing up wall C L-1.2 TREES Sym.Qty.Botanical Name Common Name Size/Spacing Comments 1 Prunus sargentii 'Rancho'Sargent Cherry 5cm cal., 1.2m std.Specimen 4 Acer ginnala 'Flame'Amur Maple 6cm cal., 1.5m std. Proposed Street Tree, TBC SHRUBS Sym.Qty.Botanical Name Common Name Size/Spacing Comments Az 58 Azalea 'Coral Bells'Coral Bells Azalea #2 pot, 600mm o.c. Vn 1 Vaccinium 'Northsky'Dwarf Blueberry #5 pot, 600mm o.c. PERENNIALS/GROUNDCOVERS Sym.Qty.Botanical Name Common Name Size/Spacing Comments a 6 Actinidea kolomikta Variegated Kiwi Vine #3 pot, staked ag 9 Agastache 'Kudos Ambrosia'Hummingbird Mint #1 pot, 400mm o.c. f 5 Fragaria ananassa Strawberry #1 pot, 300mm o.c. li 81 Liriope muscari Lilyturf #1 pot, 400mm o.c. p 9 Pennisetum 'Karley Rose'Fountain Grass #1 pot, 600mm o.c. r 44 Rudbeckia fulgida Black-Eyed-Susan #1 pot, 300mm o.c. 1. All plants / planting to be per BCNTA and BCSLA standards. 2.Plant selection subject to availability at the time of planting. 3.Contractor shall source specified plant material and only after area of search has been exhausted will substitutions be considered. 4.All trees to be staked in accordance with BCNTA Standards. 5.All plants to be sourced from nurseries certified free of P. ramorum. 6.Plant sizes and related container classes are specified according to the B.C. Landscape Standards current edition. For container classes #3 and smaller, plant sizes shall be as shown in the plant list and the standard; for all other plants, both plant size and container calls shall be as shown in the plant list. Specifically, when the plant list calls for #5 class containers, these shall be as defined in the BCNTA (ANSI) Standard. 7.All trees to have minimum 10 cubic meters of growing medium unless otherwise specified. PLANTING NOTES Plant List Flex space T3 F3 F4 F5 Opportunity for rain barrell to harvest rain water Irrigation stub-out: 10gpm @ 50psi Section C - Level 6 Amenity Patio Scale 1:100 C L-1.1 Bu i l d i n g F a c e 6m Seating / Dining Area / Flex Space Edge of building face beyond Vines growing up wall beyond Guardrail per Arch. Vn aag ag ag aff a ag ag ag aag ag ag a /-~, • • I • • I I I I I I I -----------. \ ... __ _../ ~ [/1 ;,--< =i;=c;I / \ I I I I -f ..... . • \.. j v '\:l; / '·•, " ~ \ I/ c,"·1 _\ .. ' ::>\ ,. 0 I I ' r··-\ 11 : ·, _l _ _, ~ \ /1//, \ ''"',.._' '·411 ' l I Project: Drawn by: Checked by: Date: Scale: Drawing Title: Project No.: Sheet No.: Revisions: no.:date:item: Landscape Details 19022 KL SV Aug 28, 2020 As shown L-2.1 Cythera Transition Housing Society, Maple Ridge, BC Durante Kreuk Ltd.102 - 1637 West 5th Avenue Vancouver BC V6J 1N5 t: 604 684 4611f: 604 684 0577www.dkl.bc.ca ----------------- ----------------- ----------------- 4 Jan22-2021 Issued for 50% WD 5 Mar23-2021 Issued for ADP Review 6 Mar29-2021 Issued for ADP 2" 1' - 6 3 / 6 4 " 18" of growing medium (min. depth for urban ag) on filter cloth on 4" drain rock on filtercloth on architectural roof assembly Note: Do not provide more than a 2" gap from the top of soil to the top of the planter wall Filtercloth to run up side of upstand planter wall, hidden 2" below the top of soil pre cut hole in metal planter base for drainage and irrigation line access set planter on pedestal or shims Metal Planter Scale 1:10 Ld-06 L-1.2 Pedestals Hydrapressed Patio Pavers Hydrapressed Slab Pavers on Pedestals Scale 1:10 Ld-03 L-1.2 Permeable Unit Paving Scale 1:5 Ld-02 L-1.1 Typical Expansoin Joint: Fibreboard material w/ Sealant, as per Specification. Place at all locations where slab meets/abutts with walls or stairs. Provide at minimum every 6m unless otherwise shown on Layout Plan. Control Joint: Sawcut min. 3/4 deep. Provide every 1.5m. unless otherwide indicated. Score control joint on sidewalk to City of Surrey standard. 10 0 m m ( 4 " ) 15 0 m m ( 6 " ) C.I.P. concrete paving with Light broom finish. Subgrade compacted to 95% MPD 3/4" Minus base compacted to 95% MPD slope to drain Sand Based Sod on min. 300mm (12") depth of Type II Growing Medium on free draining subgrade Note: Sod other than that with a sand base and/or with mesh will be rejected, and the Specified sod re-installed at contractor's expense. Scarify subgrade and slope to drain 60 0 m m ( 2 4 " ) M I N . 50mm composted mulch on 450mm growing medium on compacted subgrade to 85% MPD maximum Tree Rootball Scarify tree pit sides and bottom. Do not "compact". Bottom of pit. Compact subgrade under rootball only to prevent settlement - min. 95% S.P.D. CL General Notes: 1. Do not cut Tree Leader. 2. Protect tree from damage during planting. Ensure rootball protected from Sun, Frost or Dessication. 3. Ensure tree location does not conflict with Underground Services. "Call before digging". 4. All street trees to be staked with 50mm-100mm (2 - 4")Ø x 2.4m (8') long. Minimum depth of stake embedment is 3'. Ensure stakes do not penetrate or damage rootball. Ensure all stakes are aligned parallel to sidewalk/road on tree pit centreline. 5. Provide min. 10 cubic meters of growing medium per tree. 6. Refer to Growing Medium Chart below for surface area depth of Growing Medium. 450mm (18") min.To p o f B a n k ( i f a p p l i c a b l e ) 6" Topsoil Saucer Refer to Specifications Finished Grade at Tree Note: Ensure top of rootball is at or slightly above Finished Grade. Remove top 1/3 of burlap from rootball and twine from base of trunk, ( and/or wire basket "lifting loops" and top row of basket). Remove any soil on top of "original" rootball. Depth of Growing Medium Total (mm)Area (M2)Size of Surface Square Size of Surface Circle Variation 1 Variation 2 450 11.11 3.3 M x 3.3 M 3.80 M Ø 600 8.33 2.9 M x 2.9 M 3.25 M Ø 750 6.67 2.6 M x 2.6 M 2.90 M Ø 2" Mulch Cover at minimum 6" from trunk Varies with depth of Rootball Screened Growing Medium Typical Tree Stake - refer to Note 4 above 25mm (1") wide Transmission Type Fabric Belting in "Figure 8" pattern. Attach to stake with shingle nails typ. Note: Belt placed at height no greater than that which will support tree. 900mm (36") min. 90 0 m m ( 3 6 " ) CIP Concrete on Grade Scale 1:10 Ld-01 L-1.1 Sodded Lawn on Grade Scale 1:10 Ld-04 L-1.1 Sodded Lawn on Grade Scale 1:10 Ld-05 L-1.1 Tree Planting Detail Scale 1:10 Ld-07 L-1.1 Scarify subgrades Unit Concrete Pavers Finished grade flush with pavers 5mm clear crush aggregate Adjacent growing medium 50 m m ( 2 " ) Root barrier Romex Rompox Drain jointing mortar, joint at 6mm wide NOTE: 600mm soil depth is required to meet Stormwater Management requirements. 10 0 m m ( 4 " ) 10 0 m m ( 4 " ) Inhibitex geotextile, refer to manufacturer specifications 20mm clear crush aggregate 63mm clear crush aggregate - - I . ·-I Qi a ~ A l ! I , i ' ' ' ' ' ' I I \ ) ,_ ' ~ ---------- --------- --------- --------- -----------------,,, 0 0 0 0 0 0 Page 1 of 3 City of Maple Ridge TO: Advisory Design Panel MEETING DATE: April 21, 2021 FILE NO: 2020-362-DP SUBJECT: 11300 Pazarena Place PURPOSE: An Advisory Design Panel (the “ADP”) submission has been received for the above cited application and property to permit the construction of mixed use commercial and residential building consisting of 690 sq. m. of ground level commercial space and 24 dwelling units on the second and third floors. There will be eight (8) units will be BCBC Section 3.8 Adaptive Dwellings to allow for aging in place. This site is zoned C-1 Neighbourhood Commercial and is subject to a Housing Agreement which accommodates this project. This site was pre-zoned as part of the wider Polygon/Provenance development site and is subject to two sets of guidelines:  Section 8.5 Commercial Development Permit Area Guidelines (Appendix F.1); and  Supplementary Design Guidelines for the overall coordination of the subject site with the larger comprehensively planned community of Provenance (Appendix F.2). BACKGROUND: Applicant: Polygon Provenance Homes Ltd. (Craig Simms) Legal Description: Lot C District Lots 402 and 403 Group 1 New Westminster District Plan EPP79514 OCP: Existing: Commercial Proposed: Commercial Zoning: Existing: C-1 (Neighbourhood Commercial) Proposed: C-1 (Neighbourhood Commercial) Surrounding Uses: North: Use: Residential Zone: RM-1 (Townhouse Residential) Designation: Urban Residential South: Use: Residential Zone: RM-1 (Townhouse Residential) Designation: Urban Residential East: Use: Open space (Ravine and creek) Zone: RS-3 (One Family Rural Residential) Designation: Conservation West: Use: Residential Zone: RM-1 (Townhouse Residential) Designation: Urban Residential l~W mapleridge.ca Page 2 of 3 Existing Use of Property: Vacant Proposed Use of Property: Mixed-use Commercial and Rental Apartments Site Area: 0.238 Ha (0.59 Acres) Access: Pazarena Place Servicing: Urban Standard Original Rezoning Application: 2015-297-RZ 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 8.5 Commercial Development Permit and the Supplementary Design Guidelines for the Polygon Provenance project lands. The Key Guidelines are outlined and compliance with the two sets of guidelines are described in Appendix F.1 and F.2. PLANNING COMMENTS: 1. Proposal: This is for a mixed use commercial and residential building consisting of 690 sq. m. of ground level commercial space and 24 dwelling units on the second and third floors. Eight (8) units will be BCBC Section 3.8 Adaptive Dwellings, to allow for aging in place (Appendix G). 2. Context: This site is located at the southeast corner of Pazarena Place and Lougheed Highway. A ravine is located to the east, with a covenanted protection area the underground parking structure needs to respect. In field approval of modification (e.g. rock wall , etc.) will be required. To the south and west are earlier phases of townhouse development by the same developer. To the southwest will be a City park. 3. OCP and Zoning Compliance: The subject site is appropriately designated and zoned – Commercial and C-1 (Neighbourhood Commercial), respectively. Development Data Sheet (Appendix F) analyses the compliance of the project with the applicable zone regulations. The variances are listed below, but will need to be verified for projecting elements before the development variance permit is forwarded to Council for issuance. The following variances will be required:  Front lot line (Lougheed Highway) 7.5  5.0 metres  Rear lot line (to the Clubhouse site) 6.0  3.51 metres The setbacks from the ravine are to be measured from the covenant line and to comply with the 3.0 metre setback requirement. No variance is proposed or would be allowed in accordance with the Natural Features and Watercourse Protection Development Permit issued for this project. 4. Parking and bicycle storage: The required parking for the proposed use is shown on plans showing the basement layout (Appendix G) and analyzed in the Development Data Sheet (Appendix F). Page 3 of 3 5. Environmental, Sustainability & Stormwater Management: This site was pre-zoned as part of the wider Provenance comprehensively planned community. The Tier 1 requirements of the Stormwater Management Plan, subject to approval, are reflected in the landscaping plans. The review will be done at the building permit stage. This project provides the two (2) high speed EV vehicle charging stations required as a condition of the original rezoning. 6. Garbage/Recycling: These facilities are shown on the site and basement layout plans (Appendix G). 7. Works along abutting roads: Include new curb, gutter, sidewalk, new sanitary sewer, water and storm sewer connections; street lighting; street trees on all frontages; under-ground wiring for utility services to be under- ground. 8. Off Site Upgrades, Utilities and Services: These have been provided as part of the original rezoning servicing agreement between the developer and the City. CONCLUSION: This is the final phase of the five-phased Provenance project. The two residential subdivisions were not subject to ADP review. ADP has seen the Phase 1 Townhouse component on the upper portion of the site, the Phase 2 Townhouse component (as two submissions first the Clubhouse and then the townhouses on the lower portion of the site) and finally this mixed use project on Lougheed Highway. The Planning Department requests that the Advisory Design Panel provide comments on the development proposal. ______________________________________________ Prepared by: Adrian Kopystynski The following appendices are attached hereto: Appendix A Subject map Appendix B Explanatory letter from Architect (and Landscape Architect if applicable) Appendix C ADP Submission Form Appendix D ADP Applicant Checklist (signed by Architect) Appendix E Development Data Sheet (signed by Architect) Appendix F.1 DP Area Guidelines Checklist Appendix F.2 Supplemental Design Checklist Appendix G Architectural and Landscaping Plans DATE: Oct 20, 2020FILE: 2020-362-RZ PLANNING DEPARTMENT L O U G H E E D H W Y SUBJECT PROPERTY ´ Scale: 1:2,500 BY: PC Legend Stream Ditch Centreline Indefinite Creek Lake or Reservoir 11300 PAZARENA PLACEPID: 030-627-788 - \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ -------- -0, ~ ~ 0-, 0-, " " 11341 113 11337 11336 /...' 11331 (/) 11330 _., 11325 0 ~ 11324 11319 8 11311 i 0-, 0, '-~ ~ ~ 0-, 0-, 0-, 11305 " " " 11299 113A 11291 " <o ~ ~ ~ 11283 0-, 0-, 0-, " " " 11277 11274 11269 11268 11262 map eridge.ca PROJECT DESCRIPTION & DESIGN RATIONALE CONTEXT Provenance Lot C development has emerged from a newly established and distinctive residential neighbourhood in Maple Ridge. It is located along Lougheed Highway at Pazarena Place which is close to the convergence with Highway 7. The site has Pazarena Place to the north, Lougheed to the east, Green space to the south and the new Amenity Clubhouse to the west. This project is located at a prominent public corner and is well suited for the proposed mixed-use project. Through the commercial and rental housing uses, it promises to bring further depth and vitality to the neighbourhood. The building is three storeys with commercial on the ground floor level and residential on the upper two floors. The site is steeply graded with the north east corner being the high point. Direct ground level access to the Commercial uses is provided from Pazerena Place and the corner plaza. On the downhill south side of the building the parkade provides a level terrace for the south facing commercial uses. Residential and commercial parking is located in a two level underground parkade and is accessible from the north west corner parking ramp. The site is well situated along the Lougheed bus routes. With the nearest bus stop currently 10 to 15 min walk away. Making it suitable for rental housing and easy access to transit. Although the majority of residential is in the upper floors, some of the residential uses are on the ground floor including the lobby which faces north to Pazarena and the amenity which faces south to the terrace and natural green space. ARCHITECTURAL CHARACTER The building character was chosen to fit in with the other residential buildings of the development. The architectural style is "Farmhouse Craftsman" taking it’s que from the residential townhouses across the street and the Amenity clubhouse next door. Sloping pitch roof forms, shingle siding and a stone base make it well suited for the context. The building is strongly articulated at the commercial ground level through the distinct use of natural stone veneer at the storefronts. The three storey building massing is low for multi-family, commercial mix use. It fits well with the context of the three storey town homes across the street. As per the residential, the main roof is proposed to be a pitched at 4/12 adorned with 8/12 accent dormers. They are articulated as sheds and gables in a pleasing composition of form. The main roof is book-ended by large gables at each end. The 2nd and 3rd -■-.,.. I ~ ~ ■■-ARCHITECTS incorporated 250-970 Homer St Vancouve r BC Canada V682W7 604 669 3339 www .rlai .c am Jomes Bussey architect oibc Greg Voute orch itect aibc Mork Pickrell architect oibc floor units have plenty of punched opening fenestration and will be accented in light coloured trim as is typical in farmhouse craftsman architecture. The main siding material for the upper building is wooden shingles and vertical board and batten. The shingles are expressed in a warm grey colour and the board and batten in a vibrant white. The lower commercial level will be clad in complimentary colour natural stone veneer chosen to emphasize a well grounded and substantial development. Some areas of retaining will be necessary and some concrete walls are proposed however they will have frequent and well organized reveals to break up large areas. The building corner at Lougheed Highway and Pazarena Place has been given added emphasis with a larger dormer adorn with beam end details. The large end dormers book-end the main roof and provide the required vertical architectural features and corner expression. The main elevation and building frontage is along Pazarena Place which is the main street front alignment desired. The corner at Lougheed will have a larger Commercial space for prominent retail exposure and optimum commercial sustainability. The building will be constructed with the first floor in concrete to enclose the commercial uses. Lighter wood frame will be used for the upper residential floors. The impact noise attenuation is improved with the use of concrete structure however commercial uses will also need to understand the close proximity nature of mixed use developments. Tenants would need to be vetted to ensure noise guidelines are met. Mechanical equipment for the commercial is proposed in the underground levels to minimize air born noise to adjacent uses. All the entries are proposed to be covered by canopies or building overhangs. This is a good practice for weather protection. Retail storefronts have overhangs to protect the entry doors. Polygon have been working with City Development and Environmental Planners to maintain and respect the environment setback. The proposed design includes naturalize boulder stacking to minimize the exposure of the rear parking wall and help restore of the natural green space and preserve the natural ravine character. -■-"' ~ I .. ~ ■■-ARCHITECTS incorporat ed 250-970 Homer St Vancouve r BC Canad a V682W7 604 669 3339 www .rlai.com James Bussey architect oibc Greg VoOte architect oibc Mark Pickrell architect oibc The City  schedule making y ADP subm ADP thro Applicati Name of  File num Address  Current Z Seeking t Architect Submissi Architect Landscap Other Pro Note.: Th developm taken fro bulletin,  Major  per th build Group A (Pa Group B (Pa Group C Res Group D & E Group F (F1 Adv of Maple Rid es for submis your submiss mission pack ough your Fil ion Informa Applicant   ber   of site   Zone    to appear be t Informatio on will be p t   pe Architect  ofessional (S he Architects ments to the om AIBC Bull click here.  Occupancy  he current  ing codes  art 3)   art 3)   sidential  E   : Part 3)   isory Des dge Advisory ssion deadlin sion, contact kage for you le Manager w tion:  _________ _________ _________ _________ efore the AD on:  resented to  _________ _________ State Name  s are require e ADP that a letin 31 Build Public Assem Hospital, San Home for the Aged  Institutional  Hotel or sim Commercial  Industrial  sign Pane y Design Pan ne dates and t your File M ur project. Fo well in adva __________ __________ __________ ___ Propose DP on this da ADP by:  __________ __________ & Role) ____ ed to prepar re in the Ma dings Requir Use  mbly  natorium, or  e  ilar occupancy  el Submis nel (ADP) me d for the min Manager to e orward your nce of the d ___________ _____  ___________ ed Zone ____ ate ________ ___________ ___________ __________ re plans and ajor Occupan ring the Serv Type services − any o exce − any b exce − all sc − any b capa − any b − any b − any b − any b − any b ssion Req eets monthly nimum subm establish wh r complete s deadline date __________ __________ __________ __________ ________  _______  ___________ to attend a ncy categori vices of an A es of Building or s of an architect one‐storey build eeding 9 m or gro building of more eeding 235 m²; a chools, any size building (exclud acity exceeding 1 building with gro building contain building contain building with gro building with gro uest Form y.Refer to t mission requ at constitute ubmission p e.  __  __  __  __  __________ nd to presen es cited in th Architect. Fo r Parts of Buildin t under section 6 Act.   ding with an uns oss area exceed e than one store and  ing veterinary h 12 beds  oss area exceed ning 5 or more d ning 11 or more g oss area exceed oss area exceed m  he attached irements. Be es a complet package for t ____  nt all  he Table bel r the entire  ng requiring the 60 of the Archit supported span  ing 275 m²;  ey with gross are ospital) with a  ing 470 m²  welling units  guest rooms  ing 470 m²  ing 470 m²    efore  te  the  ow  e  ects  ea  I ~--~ . ' .. mapleridge.ca CITY OF MAPLE RIDGE ADVISORY DESIGN PANEL 2019 APPLICANT SCHEDULE Meeting Date Applicant Deadline January 16, 2019 December 17, 2018 February 20, 2019 January 28, 2019 March 20, 2019 February 25, 2019 April 17, 2019 March 25, 2019 May 15, 2019 April 18, 2019 June 19, 2019 May 27, 2019 July 17, 2019 June 24, 2019 NO AUGUST MEETING September 18, 2019 August 26, 2019 October 16, 2019 September 23, 2019 November 20, 2019 October 28, 2019 NO DECEMBER MEETING 1 Commercial Development Permit Area Guidelines Checklist Pursuant with Section 8.5 of the Official Community Plan, commercial developments will be assessed against the form and character guidelines established by Council and summarised below. This checklist is to be prepared by the architect of record for the project to demonstrate the proposed design was developed in accordance with the form and character guidelines. Please assess and describe the compliance of the proposed design of the project with respect to the Key Guideline Concepts and with the Form and Character Guidelines. Description of the Key Guideline Concepts should be suitable for File Managers to quote in Development Permit Application Reports to Council. For the Form and Character Guidelines, clearly describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. This checklist is to accompany Development Permit Applications and submissions to the ADP. 8.5.1 Key Guideline Concepts Describe how this project and the design complies 1. Avoid conflicts with adjacent uses through sound attenuation, appropriate lighting, landscaping, traffic calming and the transition of building massing to fit with adjacent development. 2. Encourage a pedestrian scale through providing outdoor amenities, minimizing the visual impact of parking areas, creating landmarks and visual interest along street fronts. 3. Promote sustainable development with multimodal transportation circulation, and low impact building design. 4. Respect the need for private areas in mixed use development and adjacent residential areas. 5. The form and treatment of new buildings should reflect the desired character and pattern of development in the area by incorporating appropriate architectural styles, features, materials, proportions and building articulation. l~-mapleridge.ca 2 Guideline 8.5.2 A Building Design, Massing and Siting Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. The form and treatment of new buildings should reflect the desired character and pattern of development in the area by incorporating appropriate architectural styles, roof forms, facade modulation, architectural features, fenestration patterns, building elements and proportions and building articulation. 2. Exterior finishes should be wood, brick, natural stone or other materials of warm appearance. Substantial areas of concrete should be avoided. Expanses of solid wall or glass are unacceptable. 3. New buildings adjacent to existing small scale buildings such as houses should be designed to provide visual interest whilst protecting the privacy and livability of both properties. 4. Significant corners should be given added emphasis with vertical architectural features and roofscape features. At intersections, the definition of corners should be reinforced by buildings that front on both streets. 5. Development should be sited to have the building frontage on the main street alignment. 6. Projects located on slopes should be developed in a manner which creates a step in perceived height, bulk and scale between developments. 7. Design and construction of buildings should account for maximum sound attenuation between commercial and adjacent residential uses. To ensure that noise generated on the site is addressed in the most appropriate manner, Council may request that a noise attenuation study be prepared. 3 Guideline 8.5.2 A (Continued) 8. Continuous weather protection, such as canopies, structural awnings, or building overhangs, is strongly promoted where at-grade retail uses are included in a development and over common entries to commercial and/or mixed-use developments that front a public sidewalk or open space. 9. Developments adjacent to treed slopes, ravines and watercourses must respect natural vegetation, use natural landscaping to retain soils on the site and may require additional setbacks as established by agencies having jurisdiction. Creeks and ravines are encouraged to be retained in their natural state. 10. Developments are encouraged to redirect water from rooftop runoff and downspouts into vegetated areas or rain barrels for later irrigation use. 11. Buildings should be designed and located on a site to: a) preserve and incorporate natural features or views; b) ensure proper orientation and relationship to adjoining residential uses; c) minimize impacts on natural features and agricultural lands; d) accommodate natural grades to ensure minimal grading is required. Guideline 8.5.2 B Refuse, Recycling and Servicing Areas Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. The design of a roof, placement of mechanical units and satellite dishes, etc. should take into account views of the roof from adjacent buildings. 4 Guideline 8.5.2 B (Continued) 2. Service areas should have differentiated access to minimize visual impact as well as conflicts with pedestrians. 3. Refuse receptacles must be located indoors or within service areas out of view from pedestrian access. Garbage and waste material should be stored in containers that are weatherproof and animal-resistant. 4. Mechanical equipment, drive-through uses, service or car wash bays, restrooms, vending machines, unenclosed storage, and public telephones should be oriented on the site to face away from adjacent residential development. Whenever possible, these uses should not be visible from an adjacent residential property. Guideline 8.5.2 C Street Front Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. Particular attention should be made to the image presented to the streetfront. 2. New development should emphasize the street frontages by incorporating differentiated front, side and rear oriented facades. Facades should incorporate vertical and horizontal relief in a well-proportioned rhythm appropriate to the intended scale of development. 3. Buildings with over 15 metres of street frontage should break the horizontal mass of the building with vertical elements in a rhythmic pattern. 4. Streetfront landscaping will incorporate street trees for definition of site boundaries and enhancement of public space. 5 Guideline 8.5.2 C (Continued) 5. Vehicle access on a street frontage should be located to the side of the building away form the pedestrian entrance and should be designed to minimize the impact on streetscape appearance and disruption to pedestrian movement. Guideline 8.5.2 D Signage and Lighting Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. Signage should be integrated with the design of a building, preferably at ground level only, and its size and design should complement the scale and architectural detail of the building. 2. High intensity illumination directed at adjoining properties should be avoided. Commercial signage and high intensity illumination adjacent to residential uses should be minimized in order to protect residential amenity. 3. Lighting and signage should be designed so as to have no direct source of light visible from the public right-of-way. 4. 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 should take precedent. 5. In multiple-tenant commercial or mixed- use buildings, signs should be designed to present a unified appearance. Signage space should be provided for upper storey tenancies. 6 Guideline 8.5.2 E Vehicle Access, Parking, and Circulation Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. Buildings and structures should be located to ensure safe traffic circulation and access and adequate on-site parking. Parking should be encouraged in smaller units to avoid a monotonous appearance. 2. Parking and storage areas should be appropriately screened. Low level landscape screening should be provided to parking areas adjacent to public streets. 3. Where possible, parking and servicing should be located underground or to the rear of buildings to minimize the impact on streetscape appearance and pedestrian amenity. In all new buildings the portion of the structure used for parking and servicing should be adequately screened and should be architecturally compatible with the rest of the building. 4. Existing lanes should be used for vehicle access, loading and servicing. Upgrading of lanes in terms of attractive treatment and screening of parking access and loading and service areas is encouraged. 5. Vehicle access should be located to the side of the building away from the pedestrian entrance and should be designed to minimize the impact on streetscape appearance and disruption to pedestrian movement. 6. Lanes, and driveways should conform to the existing grades as closely as possible to ensure minimal disruption of slopes and vegetation. On steep terrain, access should be aligned, wherever possible, to run parallel rather than counter to, natural contours and existing grades. 7 Guideline 8.5.2 E (Continued) 7. Shared vehicle access between adjoining sites should be considered where access for parking at the rear of the property is limited. Joint or shared access should also be considered between adjoining developments to minimize disruption of pedestrian sidewalks and to maximize landscaping and permeable surfaces. Integration of driving aisles and pedestrian walkways between adjacent sites is also strongly encouraged. 8. Minimize the amount of asphalt surfaces in parking areas by integrating a variety of paving materials such as concrete, decorative pavers or by using alternate surface treatments. 9. Above ground parking structures should not front public streets at grade. Non- parking uses or special façade treatments must be provided along street frontages to enhance the building’s appearance to the public realm. On non-street fronting facades, parking structures should be treated to avoid long blank walls at grade, such as massed landscape treatments or attention to design detailing on the façade. 10. Parking control equipment, such as ticket dispensers and card readers, should be located at a sufficient distance from a public street to prevent parking queues extending onto the street. Similarly, a minimum distance of one car length, and preferably two car lengths, should be provided between an exit gate and the street edge to accommodate cars waiting to merge into traffic. 11. Rooftop parking structures should include design elements, including landscaping, to reduce the visual impact from the street and surrounding uses. 8 Guideline 8.5.2 F Pedestrian and Bicycle Access Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. Development should improve pedestrian amenity through interesting design detail at ground level, easily identifiable entrances, shop fronts with clear untinted glazing, concentration of signage at ground level, attractive landscaping and well defined pedestrian crossings for driveways and roadways. 2. A well defined pedestrian access to the commercial use will be provided from the public sidewalk. Design will ensure that pedestrian use is given precedence over vehicular use. Where possible, at least one pedestrian connection should be provided through the main block of buildings. 3. Facilities for cyclists should be considered for all developments. Guideline 8.5.2 G Landscaping and Open Space Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. Landscaping should be supplemented to identify and define public space, to present a pleasing image and to soften the transition from adjacent land uses to the commercial development. 2. Adjacent residential uses should be adequately protected by significant landscaping or the provision of screening or both. 3. Street trees will be a required component of all new development for definition of site boundaries and enhancement of public space. Simplicity in landscaping materials is desirable and should be encouraged for screening purposes. Deciduous tree species should be considered in landscape plantings to permit light penetration in winter. Mature vegetation should be retained where possible. 9 Guideline 8.5.2 G (Continued) 4. Aesthetic values along frontages and on- site ought to be enhanced by significant landscaping on all property lines and around buildings. Street trees should be used to provide the landscaping variety that would soften the character and scale of the area. 5. Landscape planting and screening should be used to create interesting views and focal points into and out of the site for pedestrians, passing drivers and building tenants on the site or adjacent to it. 6. Open space should be usable, attractive and well-integrated with the design of the building. Open space, in many cases, will be achieved with courtyards, recessed balconies, terraced balconies, roof top gardens, and atria. 7. Landscaping should reinforce design continuity with neighbouring properties and the streetscape by providing consistency in street trees, plant materials, and other landscaping elements. 8. Landscaping should define the purpose and emphasize the desired character and function of public and private space. All private and semi-private open space should be clearly defined as such and should be controllable by those meant to benefit and be responsible for it, thus encouraging use, pride and safety. 9. Distinguish public and semi-public spaces from private spaces. Design symbolic barriers through: a) building and site design; b) changes in paving, vegetation, or grading; or c) architectural features, such as low walls, bollards or raised planters. 10 Guideline 8.5.2 H Crime Prevention through Environmental Design (CPTED) Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. Developments should be designed to maximize opportunities for natural surveillance allowing people to easily view what is happening around them during the course of everyday activities. Crime Prevention through Environmental Design principles and techniques are encouraged. 2. Crime Prevention through Environmental Design (CPTED) principles should be incorporated into the design of all parking facilities. 3. Design the interior spaces and exits from any underground and above ground parking structures for maximum visibility within the parking area. Entries should be highly visible, well lit and spaced at convenient intervals Hidden spaces, obscured alcoves and blind corners should be avoided in the design and layout of the parking facilities. 4. Walls and ceilings of parking structures, particularly underground structures, should be painted white to enhance or reflect light. Guideline 8.5.2 I Universally Accessible Design Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. All non-vehicular routes be fully 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. 11 Guideline 8.5.2 I (Continued) 2. Locate parking spaces allocated for people with disabilities as close as possible to the main entrance to a building. 3. Building entries should be: a) clearly addressed with large numbers visible from the street; b) directly accessed from the street without stairs; and c) provided with weather protection, exterior lighting, and power-assisted door openers. Guideline 8.5.2 J Bicycle Storage and Parking Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. Provide short term bicycle parking facilities, such as bicycle racks, at grade close to building entrances. Bicycle parking should be in well-lit locations and clearly visible from a main building entrance and/or public roads. Bicycle racks should be made of sturdy, theft- resistant material, securely anchored to the floor or grounds. 2. Provide long term bicycle parking facilities in secure storage areas within buildings. Bicycle storage areas provided as part of a parking structure should be located close to elevators and access points. In mixed-use buildings, bicycle storage facilities for residents are to be separate from those for the commercial uses. 3. Large-scale developments are encouraged to provide end-of-trip facilities, such as showers and lockers, within the development for the convenience of employees. 12 Project Information To be completed by the Architect on record for this project: File Number ________________________ Date prepared: _______________________ Architect ________________________ ___________________________ Print Name Signature Lot C Provenance September 10, 2020 Greg Voute, RLA l~-DEVELOPMENT DATA SHEET maple,idge.ca Existing /Proposed Zone c-1 Date Prepared Jan 22• 2021 Required Development Data Minimum Required or Maximum Allowed Proposed (Complies or state variance needed) LOT AREA* (in square metres) Gross Total 668 Min. 2,376 Less Road Widening/ Truncations n/a Less Park n/a Net Total 2,376 LOT COVERAGE (in % of net lot area) Total Site Coverage 50% 45.7% SETBACKS (in metres) Front 3 7.41 Rear 3 4.13 Side #1 (N,S,E, or W) 3W 3.66W Side #2 (N,S,E, or W) 3E 5.41 E Side #3 (N, S, E or W) SETBACKS -Underground Structures (in metres) Front 3 0.61 (variance) Rear 3 4.20 Side #1 (N,S,E, or W) 3 3.81 W Side #2 (N,S,E, or W) 3 1.96 E (variance) Side #3 (N, S, E or W) BUILDING HEIGHT (in metres/storeys) Principal 12 11.87 Accessory n/a NUMBER OF RESIDENTIAL UNITS Bachelor n/a n/a One Bedroom 10 10 Two Bedroom 6 6 Three Bedroom+ 8 8 Total 24 24 GROSS FLOOR AREA (in square metres) Residential 2,066 Retail Commercial 1,093 391 Office Commercial Other Commercial (Type Daycare ) 300 Institutional Industrial TOTAL GROSS FLOOR AREA 3,350 2,851 * 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) 0.01 0.Q1 # of units/ha (net) 0.01 0.Q1 Gross Floor Area 3,350 2,851 Floor Space Ratio (net) 1.4 max 1.2 AMENITY SPACE (area in square metres) Common Activity Area 72 72 Useable Open Space PARKING (number of spaces) Residential and Multi-Residential Uses Multi-Residential Town Centre (Bach Units) n/a Multi-Residential Town Centre (1 Bdr Units) 10 Multi-Residential Town Centre (Added Bdr) 14 Commercial Uses 27 Educational & Assembly Uses n/a Institutional Use n/a Industrial Use n/a Business Park Uses n/a Comprehensive n/a Other n/a Number of spaces for visitors 5 5 TOTAL NUMBER OF PARKING SPACES 57 56 Number of total for disabled 1 2 Number of total (and %) small cars 5.6 I 5.6 % 1 0 (plan to be revised to 5 small only) Number of total (and %) tandem spaces I 5.6 % n/a TOTAL OFF STREET LOADING SPACE(S) 1 1 BICYCLE PARKING (number of spaces) Short Term Bicycle Parking 8 21 Long Term Bicycle Parking 6 48 OTHER -state YES or NO for each. If YES describe on separate sheet. Heritage Site I I Tree Survey/ Assessment Provided I No Watercourse/Steep Slopes I I Covenants, Stat ROW & Easements I No I hereby certify that all the above information is true and correct. I acknowledge that any error or omissions are the sole responsibility of the undersigned and not the Development and Environmental Services Department. Prepared by: Greg Voute Print Name (Please print form and sign above) NOTE: To be prepared by an Architect for ADP Submission or by an owner/agent (applicant) for Development Application. 1 of 1 October 13th, 2020 Attn: Emma Hodgson 900 – 1333 West Broadway, Vancouver, BC V6H 4C2 Re: Maple Ridge Supplemental Design Checklist Dear Emma, Please find enclosed completed Maple Ridge Supplemental Design Checklist for the Provenance Lot C Development Permit submission, as requested. Yours truly; Greg Greg Voute, Architect AIBC RLA Architects Inc. 200 - 970 Homer Street Vancouver, BC V6B 2W7 T 604.669.3339 ext: ## gregv@rlai.com www.rlai.com -■--~ I I.~ ■■-ARCHITECTS incorporated 200-970 Homer St Van couver BC Conodo V682W7 604 669 3339 www.rloi.com James Bussey architect aibc Greg VoOte o,chilect oibc Mark Pickrell architect oibc Figure 4 Maple Ridge Supplementary Design Checklist Site Plan 1.1. Follow Natural Topography 1.1.1. The site features a spectacular natural landform – a promontory jutting from NW to SE towards the Fraser River. Ravine forest views are maintained from terraces of retail and apartments. 1.1.2. This dramatic feature is to be celebrated, not destroyed, and sites will be planned to avoid large- scale regrading. Regrading has been avoided. Some retaining added at pear to blend parkade into grade. 1.1.3. Some regrading is unavoidable, but in general cutting and filling is to be kept to the minimum necessary to make a site viable. Floor level of commercial is established by accessibility. 1.2. Doors on The Street 1.2.1 Frontages along the Municipal Road will have front yards with doors opening to the street, where grading permits. Retail store fronts are located on street. 1.2.2. Appropriate unit types for this condition will feature inhabited space on the level with the front door, not just garage. N/A 1.3. Pedestrian Byways 1.3.1. Each site is to be planned with pedestrian and cycle permeability in mind, substantially in accordance with Figure 2 and designed in accordance with Figure 3. Pedestrian pathway between commercial building and amenity clubhouse are provided as per Figure 2. 1.3.2. Pathways and trails should criss-cross each site as much as possible, linking constructed and Masterplan has been followed. natural features together into a comprehensive network. 1.3.3. The pedestrian and cycle path network are to be developed in lieu of sidewalks on the strata roads Pathways comply with masterplan. Figure 2. 1.4. Crime Prevention Through Environmental Design (CPTED) 1.4.1. Residential units will be configured to ensure maximum “eyes on the street”. Apartment overlook street from second and third floors. Ground level will be commercial units. 1.4.2. Formal landscaped areas will be provided with sufficient illumination (natural landscaped areas will not be bound by this requirement to avoid despoiling their natural beauty). Street lighting and storefront lighting will illuminate pedestrian areas. 1.4.3. Open spaces will be designed to avoid dark spots and concealed areas. Pathway lighting will also be provided to ensure dark spots avoided. 1.5. Common Amenity Building 1.5.1. An amenity clubhouse containing a fitness studio, great room, multipurpose room and two (2) guest suites will be constructed on Lot E in the second phase of the project, as shown in Figure 2. N/A. This application refers to commercial building. Open Space 2.1. Hierarchy of Open Spaces 2.1.1. Three orders of open space will be incorporated into the plan: community-wide parks, central greens, and planted mews N/A. No parks on Lot C 2.2. First Order: Public Parks 2.2.1. The Active Public Park on Lot D and the “Tot Lot” on Lot H are for the enjoyment of the general public. N/A. No parks on Lot C 2.3. Second Order: Central Greens located near the entries on Lots B+E 2.3.1. Central Greens are smaller and more intimate and contain functionality important for the day-to-day life of each community – mail kiosks, visitor parking, etc. N/A to Lot C 2.4. Third Order: Planted Mews 2.4.1. Planted mews are to be deployed where topography permits, and create linear green spaces lined on either side with front yards and main entries to homes. Landscape along street edge is provided 2.5. Natural Trails 2.5.1. A series of nature trails through the adjacent ESA’s will be incorporated into the overall site plan. N/A to Lot C 2.5.2. Onsite connections to the nature trails shall be provided that link them seamlessly into the pedestrian realm of each project. N/A to Lot C 2.5.3. The conceptual trail system is shown in Figure 2 and its design is shown in Figure 3. Pathway complies with Figure 2. Detail will follow Figure 3. 2.6. Interconnectivity 2.6.1. Further to guideline 1.3 above, the onsite pedestrian byways and nature trail system is meant to create a comprehensive, interconnected network through the site, across Lougheed Highway and to the adjacent neighbourhoods and school facilities. Pedestrian connections are provided on site by public sidewalks and on-site storefront paths. 2.6.2. At the SE of the site, a Right of Way has been provided for the future construction of a pedestrian and cycle flyover of the Haney Bypass, providing access to Kanaka Park and the Fraser River. At such time as it is built, this shall be integrated seamlessly into the public nature trail system. N/A to Lot C 2.7. Common Amenity Outdoor Space 2.7.1. The Clubhouse from guideline 1.5 above, will have an outdoor component consisting of a pool and hot tub, an outdoor seating terrace and a barbecue. N/A to Lot C 2.8. Commercial/Rental Building Amenity Space 2.8.1 A south-facing plaza will be provided that offers outdoor seating, which can be used in conjunction with a restaurant or café. South facing plaza and terrace have been provided to give opportunity of restaurant/ cafe 3. Architectural Character 3.1. Styles 3.1.1. The overall character of the development is to be “Craftsman”, employing cedar (or cementitious) shingles as the principal material. Craftsman style has been employed by pitched roof forms shingles and stone. 3.1.2. Each community is to have a distinctive variation of this style, with elements of Arts and Crafts, Heritage Farmhouse, Queen Anne and Contemporary Tudor all being acceptable influences. The building has distinctive reference to the Arts and Crafts as mentioned above. 3.2. Materials 3.2.1. The main materials for all the communities will be shingles and cementitious board. Materials comply, shingles and cementitious board are utilized 3.2.2. Other acceptable materials include: wood, brick, stucco and cultured stone; vinyl is discouraged. cultured stone will provide the main base material. 3.3. Colours 3.3.1. Each community will have a restrained colour palette in earth tones, with punches of brighter colours for emphasis. restrained colour palette has been employed. Complimentary colours are chosen to surrounding buildings. 3.4. Common Amenity Building 3.4.1. The common amenity building will utilize a similar architectural style as the townhomes, so as to bear a familial resemblance to them. N/A to Lot C 3.5. Commercial/ Rental Building 3.5.1. The commercial/rental building will also be built in a similar style so that the whole complex hangs together. However, the style needs to be adapted to support the commercial usage. Similar features and architectural elements are used and compliment amenity building and neighbourhood townhouses. 3.5.2. In particular, the commercial/rental building and clubhouse will be designed so as to be legible as a village core precinct at the entry to the project. The building design speaks to the commercial flavour. Base commercial is also distinct from upper floor residential through the use of material. 4. Form and Massing 4.1. Forms Appropriate for Natural Topography 4.1.2. Homes with raised back yards will be used on steep slopes with a roadway on the low side. N/A to Lot C 4.1.3. Downhill homes with parking on the second level will be used on steep slopes with a roadway on the uphill side. N/A to Lot C 4.1.4. Various types of homes may be deployed on more modest slopes. N/A to Lot C 4.2. Measures to Minimize Mass 4.2.1. Along the interface with single family neighbourhoods, strategies should be deployed to minimize the three-storey building mass including: raised yards, end elevations facing single family, and low slope roofs. The building stone base projects from upper residential and reduces 3-storey elements 4.3. Roof Slopes 4.3.1. All buildings will have sloping roofs to ensure harmony of forms; No flat roofs will be incorporated on the main roofs, but can be used on bays. Sloping roofs have been utilized 4.3.2. Roof slopes are to be between 3:12 and 8:12. Main roof is 4:12 and dormers are at 8:12 4.4. Roof Overhangs 4.4.1. All two and three storey walls will have a minimum roof overhang of 2 ft. (24”). All overhangs are greater than 3’0” 4.5. Front Porches 4.5.1. Where homes have front yards, front porches will be incorporated to ensure opportunities for neighbourly interaction. N/A to Lot C 4.6 Commercial/Rental Building and Common Amenity Building 4.6.1 These two building will be three storey and designed in harmony with one another so as create a legible village core. Architectural styling and use of material compliment each other 5. Landscape Character 5.1. Monument Signs 5.1.1. Monument signs in stone or brick will be near the entry of each project and will announce the project’s name and address. Stone monuments have been added to mark the entry at the residential lobby and open corner plaza 5.1.2. These monuments may include such other elements as: lighting, water features, trellises, seating areas and plantings. Monuments are complimented with seating at the plaza and planting beds. 5.2. Entry Street Median 5.2.1. A cul-de-sac street providing street access to Lots B, D, C and E is to contain a landscaped median, that is an entry feature which will be coordinated with the circulation system and the proposed plaza containing Public Art at the intersection of Lougheed Highway and the cul- de-sac road A large corner plaza has been designed as a focal point for the site entry in which public art could be located. The median is to be designed by civil. 5.3. Paving and Hardscape 5.3.1. Paving and hardscape shall be used to reinforce the architectural design themes Paving and hardscape colour palette is neutral to compliment the architectural palette and has been designed to align with architectural columns and façade features. 5.3.2. A variety of paving types, including unit pavers, cast-in place concrete, and asphalt are acceptable. The landscape design uses a mix of CIP Concrete and unit pavers in varying size, shape and colour. 5.3.3. Gravel and crusher dust are not acceptable paving materials in onsite applications, but may be used on the nature trail system, where appropriate. Crusher dust has been limited to the lower natural trail and transitions to CIP concrete at the street elevation for a more appropriate paving finish. 5.4. Planting and Softscape 5.4.1. In general, plantings should focus on native species, particularly drought tolerant species. Native and adaptive planting has been extensively used, particularly on the south face of the building to blend in with the natural landscape. 5.4.2. In ornamental planting areas, introduced species are acceptable to meet particular aesthetic goals. Ornamental and feature planting has been use to articulate the main entry and corner plaza in high visibility locations for aesthetics. 5.4.3. Plantings fronting the ESA’s, along with any habitat compensation plantings, are to be 100% native species. Noted. Planting along the ESA is native. 5.5. Playgrounds 5.5.1. In providing playgrounds for the community, various ages of children must be considered, from toddlers to teenagers. NA 5.5.2. Playgrounds should focus on natural play opportunities, including logs and boulders for climbing and jumping. NA 5.6. Public Art 5.6.1. Near the main entry road to the project, a small plaza will be created with hard and soft landscaping, seating, and a prominent piece of public art. A corner plaza has been introduced on the north side of the building to engage the public realm with steps up to create a prominient visual and accessible walkway from the sidewalk. This would be an ideal location for public art. 5.6.2. The plaza will be covered by a public Right of Way to ensure access by all and will be a feature that welcomes all to the community. Corner plaza has been provided, City to confirm Right of Way. 6. Sustainability 6.1. Rain Gardens 6.1.1. Rain gardens, incorporating rocks and plantings, shall be provided in appropriate locations to make a feature of the detention requirement of Maple Ridge’s three-tiered Storm Water Management scheme. NA 6.2. Bio Swales 6.2.1. Swales, both rocky and planted, shall be provided in appropriate locations, both to conduct runoff water to the rain gardens, and also to provide some detention capacity. NA 6.3. Retained Trees 6.3.1 Specimen trees in key locations shall be retained where practical to help preserve the natural features of the site. No trees are retained on this lot, but large trees are prominently features at the corner and residential lobby. 6.4. Biodiversity 6.4.1. The various elements of plantings, rain gardens and bio swales shall be deployed to enhance the biodiversity of the overall site and of each project. Rain gardens are not used on this lot however planting is extensively used on all lot edges to enhance plant biodiversity. 6.5. Electric Vehicle Charging 6.5.1. One (1) Electric Vehicle charging receptacle will be provided per townhome, located in the garage. 6.5.2. Two (2) High Speed Electric Vehicle Chargers will be provided at the Rental Commercial Building. 6.7. Water Efficiency 6.7.1. All homes will be provided with low- flow fixtures for water efficiency. 7. Other Design Matters 7.1. Rail Noise and Vibration 7.1.1. The recommendations of the “Guidelines for New Development in Proximity to Railway Operations” prepared by the Federation of Canadian Municipalities and the Railway Association of Canada will be applied to this site. 7.2. Regional Park Connection 7.2.1. The final site plan and trail network plan for the development will accommodate a future grade separated connection to regional parklands south of the development site. ("'''. ·---.---·-· • -,~ '--~. I fiAPLE RIDGE l "8r1t,<th Columbia mapleridge.ca Application No. 2020-211-DP ADP Submission Checklist File Manager Adrian Kopystynski This checklist is being provided to you by your File Manager, to assist in preparing the materials for submission to the Advisory Design Panel (ADP). Please refer to the ADP Submission Form and the ADP Requirements Brochure for submission requirements in terms of explanatory letters, plans, supporting information and specifications on size and numbers of copies to be submitted. Address your questions to the File Manager or the Planning Liaison to the ADP. Project Landscape Architect's Certification: Jan 22/21 Si ·~ JAN22-21 Signature Date Print name Date Greg Voute, Architect AIBC Print name Alexa Gonzalez Submission Materials Required (File Manager to Provided indicate if required) ,/ A. ADP Submission Form (Submitted and signed by Architect) □ ~ B. Covering Letter including explanations about: / 1. Project description/analysis (Detailed information Required) □ u( A'C 2. Architectural and Landscaping Design rationale □ ~ (Detailed information Required) 3. Statement in brief about the following: A a. DP Key Concepts Compliance □ ~ b. DP Guideline Compliance □ 12(/ C. Stormwater management strategy with emphasis on Tier A □ g'/ requirements integrated into landscaping plans d. Public Art/ Amenities, etc. □ ~/ e. Sustainability practices □ g 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. Develo!;!ment Permit Area Checklist ✓ (Note: The Architect is responsible to describe how the project complies with □ each guidelines, or if not applicable, a description of why not applicable. Please use fillable forms on line.) City of Maple Ridge ADP Submission Checklist (Page 2) E. Architectural Plans (Site and Building(s}): .-?' 1. Site Plan and layout □ 6'(/ 2. Site sections □ 0/ 3. Streetscape elevation □ g'/ 4. Streetscape elevations with landscaping and boulevard trees superimposed □ 0 5. Shadow analysis □ □ 6. Lighting analysis (on building and on site) □ □.., 7. Floor Plans for all levels, including underground and roof tops □ ~/ 8. Waste collection /recycling (inside of buildings) □ ig'"/ 9. Storage, including bicycle storage (inside and outside) □ ~/' 10. Building elevation (all sides) □ !Sa",.,,,r 11. Signage (attached to building and free standing) □ ~., 12. Colours and materials □ ~~ 13. Material board □ Ila'.,.... 14. Building sections □ l\J.~ 15. 30 renderings of site, building(s) and associated landscaping □ ,~r F. Landsca~ing Plans: 1. Landscaping plan and layout with specifications and planting details □ [!I 2. Storm water management works focused on Tier A requirements integrated into landscaping plan with details □ [!I 3. Landscaping details, including public art, signage, lighting, play and other amenity are.as, fences, retaining walls, □ [!I 4. Waste collection /Recycling (exterior areas/structures) □ [!I 5. Details for pedestrian amenity and furniture features provided □ [!I 6. Details for hard surfacing areas/ patterns □ [ii 7. Tree retention and management plan □ l!I 8. Site sections for lot grading, drainage, landscaping, retaining □ [ii walls and relationship to adjacent grades/ City roads/ lanes 9. Pedestrian, bicycle, equestrian path interconnections □ [!I G. Green Building[Sustainability: initiatives □ □ H. Engineering-related Information: / 1. Site grading plans □ ~ I. Other □ □ □ □ □ □ Rev. March 2018 Page 1 of 3 City of Maple Ridge TO: Advisory Design Panel MEETING DATE: April 21, 2021 FILE NO: 2020-200-DP SUBJECT: 20170 115A Avenue PURPOSE: An Advisory Design Panel (the “ADP”) submission has been received for the above cited application and property to permit the construction of an industrial building with 371.6 sq m. of floor area and a 83.43 sq. m. mezzanine. The property is zoned M-3 Business Park Industrial Zone. The development permit application made to the City is subject to OCP Section 8.6 Industrial Development Permit Areas. BACKGROUND: Applicant: SK Architect Legal Description: Lot: 40, D.L.: 280, Plan: NWP86659 OCP: Existing: Maple Meadows Business Park Proposed: Maple Meadows Business Park Zoning: Existing: M-3 (Business Park Industrial) Proposed: M-3 (Business Park Industrial) Surrounding Uses North: Use: Industrial Zone: M-3 (Business Park Industrial) Designation Maple Meadows Business Park South: Use: Industrial Zone: M-3 (Business Park Industrial) Designation: Maple Meadows Business Park East: Use: Industrial Zone: M-3 (Business Park Industrial) Designation: Maple Meadows Business Park West: Use: Industrial Zone: M-3 (Business Park Industrial) Designation: Maple Meadows Business Park Existing Use of Property: Vacant Proposed Use of Property: Industrial Site Area: 2,023 m2 Access: 115A Street Servicing: Urban I 4·-~--- mapleridge.ca Page 2 of 3 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 8.6 Industrial Development Permit Area. Key Guidelines: The following is a brief description and assessment of the proposal’s compliance with the applicable Key Development Permit Guidelines: Key Guideline Concepts Description Provide a street presence with entrances and architectural interest in building designs fronting public streets Our proposed Tilt-up building is close to the street and the main entrance facing 115a Ave directly. The entrance corner is marked by a raised parapet, and this forms a pillar that anchors the building. Loading facilities should be located away from public streets and into the rear or the interior of a site. Loading bays are located at the rear of the building hidden from public streets. Outdoor storage and less attractive structures such as accessory buildings should be screened with fencing or landscape. Garbage bins will be located at the enclosed wall with gate at the back of the site. The transportation needs of diverse users should be accommodated through amenities such as bicycle facilities, and accessible design for the mobility impaired. There are bicycle racks in front of the main entrance and pedestrian ramp for accessibility. The form and treatment of new buildings should reflect the desired character and pattern of development in the area by incorporating appropriate architectural styles, features, materials, proportions and building articulation. The building size and form blend in with neighbouring buildings, and it does not stand out from surrounding buildings. The concrete facade has reveals that create shadow lines to break up the mass, and it is aligned with windows to give regularity and propositional balance. Also, there are canopies above openings and horizontal wood lattices attached to the face of the building for visual accents. 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 proposal is for an industrial building with 371.6 sq m. of floor area plus a 83.43 sq. m. mezzanine. The front yard will be landscaped and parking will be to the rear of the lot. The service bays will be on the rear façade of the building. 2. Context: The development is on a flat lot within an existing industrial area. Page 3 of 3 3. OCP and Zoning Compliance: The subject site is designated Maple Meadows Business Park and zoned M-3 Business Park Industrial Zone. Development Data Sheet (Appendix E) analyses the compliance of the project with the applicable zone regulations. Variances are not being sought. 4. Parking and bicycle storage: The required parking for the proposal is analyzed in the Development Data Sheet (Appendix E). Bicycle parking is also being provided as part of this proposal. 5. Environmental, Sustainability & Stormwater Management: The storm water management plan for this project calls for 300 mm of absorbent soil toward the Tier 1 requirement. This is reflected in the landscaping plans. 6. Garbage/Recycling: A location for waste bin storage is provided in the southwest corner of the site. 7. Works along abutting roads: Any works such as new curb, gutter, sidewalk, new sanitary sewer, water and storm sewer connections; street lighting; street trees on all frontages; etc., would be determined at the Building permit stage. CONCLUSION: The Planning Department requests that the Advisory Design Panel provide comments on the development proposal. ______________________________________________ Prepared by: Adrian Kopystynski The following appendices are attached hereto: Appendix A Subject map Appendix B Explanatory letter from Architect (and Landscape Architect if applicable) Appendix C ADP Submission Form Appendix D ADP Applicant Checklist (signed by Architect) Appendix E Development Data Sheet (signed by Architect) Appendix F DP Area Guidelines Checklist Appendix G Architectural and Landscaping Plans DATE: Jun 26, 2020FILE: 2020-200-DP 20170 115A AVENUEPID: 016-470-141 City of PittMeadows District ofLangley Di s t r i c t o f M i s s i o n FRASER R. ^ PLANNING DEPARTMENT ST E W A R T C R E S . ST E W A R T C R . CA N A D I A N P A C I F I C R A I L W A Y 113B AVE. 113B A V E . KINGST O N S T . 20 1 A S T . 113 B A V E . KI N G S T O N S T . 115A AVE. HA M M O N D R D . 20 1 7 2 20 1 8 1 11442 20225 20 1 9 8 11553 11405 20 2 2 0 20 1 2 1 20 1 6 6 20 2 1 0 20257 20110 20170 20 2 2 1 11563 20130 11470 20 1 1 9 20288 11627 11410 20 1 4 2 20 1 5 9 20240 20 1 8 5 20285 20125 20379/81 11520 20 1 3 0 11 5 7 0 20279 11609 20 2 0 3 11455 20295 20155 20259 20 2 3 0 11597 11 5 9 6 20 1 2 7 11617 20 1 8 0 11 5 8 8 11555 11603 11435 11550 11476 20120 11450 20 1 2 0 20 1 8 6 20 1 2 4 20 1 6 5 11605 11475 11430 20269 11 5 9 8 20 1 1 0 20 1 3 5 20145 20 1 7 0 SUBJECT PROPERTY ´ Scale: 1:2,500 BY: PC I map eridge.ca SKArchitectinc. 300 - 22420 Dewdney Trunk Rd, Maple Ridge, BC V2X 3J5 T (778) 806-1657 M (604) 516-9953 www.skarchitect.ca SKA rchitect inc Feb. 23, 21 P a g e | 1 Feb. 23, 2021 City of Maple Ridge Planning Department 11995 Haney Pl, Maple Ridge, BC V2X 6A9 Dear Advisory Design Panel, Re: 20170 115A Avenue Maple Ridge property development. The intended use of the proposed building at the address mentioned above is a new 4,800 SF warehouse/storage garage with a mezzanine and offices. The project is located in the Hammond area within an industrial neighbourhood where it is connected to major arterial roads and railroads, namely Golden Ears Bridge and Highway 7. The on-grade exterior parking is located at the rear of the building, hidden away from street view. The Overhead door is also facing the rear yard, not visible from the street. The frontage of the building presents glazed windows and main entry to create an inviting and open atmosphere from the street. The main entrance is marked by extruding height at the corner of the building and a natural pedestrian and bike pathway that leads on to a paved outdoor area surrounded by landscape. There is space for benched amenity area, bike parking stalls and covered front entry for small gatherings. The proposed building has been sited close to the street rather than at the back to give presence and easy access. The Architectural concept is driven by the idea of establishing patterns to break up the building elevations using reveals, colours and pay of differential mass in height. Also, the height of the building is in line with other neighbouring buildings. Coloured glazing contrasted with a solid concrete wall will bring warmth and vibrancy to the building. Horizontal wood latus extenuates the main entry's visual cue, and exterior window pergolas add character to the openings. The site design will employ proper storm management design like detention tanks, vegetated areas, the permeable surface to reduce and delay water entering City infrastructure. Also, an oil/grease separator will be installed for environmental reasons. Finally, there is no significant tree to be retained at the site. Yours truly, SK Architect inc. Sang Kim, Architect AIBC, MRAIC Professional Seal Principal SK Architect inc . The City  schedule making y ADP subm ADP thro Applicati Name of  File num Address  Current Z Seeking t Architect Submissi Architect Landscap Other Pro Note.: Th developm taken fro bulletin,  Major  per th build Group A (Pa Group B (Pa Group C Res Group D & E Group F (F1 Adv of Maple Rid es for submis your submiss mission pack ough your Fil ion Informa Applicant   ber   of site   Zone    to appear be t Informatio on will be p t   pe Architect  ofessional (S he Architects ments to the om AIBC Bull click here.  Occupancy  he current  ing codes  art 3)   art 3)   sidential  E   : Part 3)   isory Des dge Advisory ssion deadlin sion, contact kage for you le Manager w tion:  _________ _________ _________ _________ efore the AD on:  resented to  _________ _________ State Name  s are require e ADP that a letin 31 Build Public Assem Hospital, San Home for the Aged  Institutional  Hotel or sim Commercial  Industrial  sign Pane y Design Pan ne dates and t your File M ur project. Fo well in adva __________ __________ __________ ___ Propose DP on this da ADP by:  __________ __________ & Role) ____ ed to prepar re in the Ma dings Requir Use  mbly  natorium, or  e  ilar occupancy  el Submis nel (ADP) me d for the min Manager to e orward your nce of the d ___________ _____  ___________ ed Zone ____ ate ________ ___________ ___________ __________ re plans and ajor Occupan ring the Serv Type services − any o exce − any b exce − all sc − any b capa − any b − any b − any b − any b − any b ssion Req eets monthly nimum subm establish wh r complete s deadline date __________ __________ __________ __________ ________  _______  ___________ to attend a ncy categori vices of an A es of Building or s of an architect one‐storey build eeding 9 m or gro building of more eeding 235 m²; a chools, any size building (exclud acity exceeding 1 building with gro building contain building contain building with gro building with gro uest Form y.Refer to t mission requ at constitute ubmission p e.  __  __  __  __  __________ nd to presen es cited in th Architect. Fo r Parts of Buildin t under section 6 Act.   ding with an uns oss area exceed e than one store and  ing veterinary h 12 beds  oss area exceed ning 5 or more d ning 11 or more g oss area exceed oss area exceed m  he attached irements. Be es a complet package for t ____  nt all  he Table bel r the entire  ng requiring the 60 of the Archit supported span  ing 275 m²;  ey with gross are ospital) with a  ing 470 m²  welling units  guest rooms  ing 470 m²  ing 470 m²    efore  te  the  ow  e  ects  ea  Sang Kim 2020-200-DP 20170 115A Avenue, Maple Ridge M-3 M-3 Sang Kim Mary Chan-Yip Gagan Obei (Civil) I ~--~ . 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Plea-;c , 11_,,• 1tll,11Jl1, io11n• 011111 1,•) _ __ ___ ______________ ____ _ _____ _ l ·---------~--------------- l\l)i .>LIIJllli'.,:,lu1l \ IH:!Cl<l1:,1 L i J '.i. 30 1 enclerings 01 s1,~, 1Juilcl1ng(s) zind ;,s<;ociated landscaping -r-· I --J- ---------------- -------------1--- 5. lklails ro, peclesu-ia11 i.lll"ICl"ll ty cllld rurn1l"lll l~ il:dllli cs provided -------------------· ---------- (,_ Udc1Jls for h urcl s11rfclung cire;:is / pattern:; i rree relenuon ,ind mdnc1gernenl plan ----------·------------------'--- ;-· I I i I I ,- ,, --·- I rv ---· ,✓ ' ~ I I _i I I _I I ] ---,- ~ MAPLE RIDGE -~---~- British Columbia DEVELOPMENT DATA SHEET mapleridge.ca Existing /Proposed Zone _1.1_-3 _____ Date Prepared Feb 241h. 202, Required Development Data Minimum Required or Maximum Allowed LOT AREA* {in square metres) Gross Total 2 000 Less Road Widening/ Truncations 0 Less Park 0 Net Total 2 000 LOT COVERAGE {in% of net lot area) Total Site Coverage 60 % SETBACKS (in metres) Front 6.0 m Rear 3.0 m Side #1 (N,S,E, or W) 1.5 m Side #2 (N,S,E, or W) 1.5 m Side #3 (N, S, E or W) SETBACKS -Underground Structures (in metres) Front N/A Rear N/A Side #1 (N,S,E, or W) N/A Side #2 (N,S,E, or W) N/A Side #3 (N, S, E or W) BUILDING HEIGHT (in metres/storeys) Principal 15.0 m Accessory N/A NUMBER OF RESIDENTIAL UNITS Bachelor N/A One Bedroom N/A Two Bedroom N/A Three Bedroom+ N/A Total N/A GROSS FLOOR AREA (in square metres) Residential Retail Commercial Office Commercial Other Commercial (Type ) Institutional Industrial TOTAL GROSS FLOOR AREA • If the development site consists of more than one lot, lot dimensions pertain to the entire site. Proposed {Complies or state variance needed) 2 022.96 SQ.m 2 022.96 SQ.m 18.4 % 6.25 m 33.29 m 1.58 m 10.83 m N/A N/A N/A N/A 10.07 m N/A 0 0 0 0 0 0 0 0 0 0 2 022.96 SQ.m 2 022.96 SQ.m Required Development Data Minimum Required or Maximum Allowed Proposed (Complies or variance needed?) DENSITY # of units/ha (gross) N/A # of units/ha (net) N/A Gross Floor Area N/A Floor Space Ratio (net) N/A AMENITY SPACE (area in square metres) Common Activity Area N/A Useable Open Space N/A PARKING (number of spaces) Residential and Multi-Residential Uses 0 0 Multi-Residential Town Centre (Bach Units) 0 0 Multi-Residential Town Centre (1 Bdr Units) 0 0 Multi-Residential Town Centre (Added Bdr) 0 0 Commercial Uses 0 0 Educational & Assembly Uses 0 0 Institutional Use 0 0 Industrial Use 3 9 Business Park Uses 0 0 Comprehensive 0 0 Other 0 0 Number of spaces for visitors 0 0 TOTAL NUMBER OF PARKING SPACES 3 9 Number of total for disabled 0 0 Number of total (and %) small cars 0 lo % Number of total (and%) tandem spaces 0 To % 0 0 TOTAL OFF STREET LOADING SPACE(S) 1 3 BICYCLE PARKING (number of spaces) Short Term Bicycle Parking 0 4 Long Term Bicycle Parking 0 0 OTHER -state YES or NO for each. If YES describe on separate sheet. Heritage Site !No I Tree Survey/Assessment Provided I No Watercourse/Steep Slopes I NO I Covenants, Stat ROW & Easements I No I hereby certify that all the above information is true and correct. I acknowledge that any error or omissions are the sole responsibility of the undersigned and noo-Zpment and Environmental Services Department. Prepared by: Sang Kim t, Print Name (Please print form and sign above) NOTE: To be prepared by an Architect for ADP Submission or by an owner/agent (applicant) for Development Application. 1 Industrial Development Permit Area Guidelines Checklist Pursuant with Section 8.6 of the Official Community Plan, industrial developments will be assessed against the form and character guidelines established by Council and summarised below. This checklist is to be prepared by the architect of record for the project to demonstrate the proposed design was developed in accordance with the form and character guidelines. Please assess and describe the compliance of the proposed design of the project with respect to the Key Guideline Concepts and with the Form and Character Guidelines. Description of the Key Guideline Concepts should be suitable for File Managers to quote in Development Permit Application Reports to Council. For the Form and Character Guidelines, clearly describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. This checklist is to accompany Development Permit Applications and submissions to the ADP. 8.6.1 Key Guideline Concepts Describe how this project and the design complies 1. Provide a street presence with entrances and architectural interest in building designs fronting public streets. 2. Loading facilities should be located away from public streets and into the rear or the interior of a site. 3. Outdoor storage and less attractive structures such as accessory buildings should be screened with fencing or landscape. 4. The transportation needs of diverse users should be accommodated through amenities such as bicycle facilities, and accessible design for the mobility impaired. 5. The form and treatment of new buildings should reflect the desired character and pattern of development in the area by incorporating appropriate architectural styles, features, materials, proportions and building articulation. Our proposed Tilt-up building is close to the street and the main entrance facing 115a Ave directly. The entrance corner is marked by a raised parapet, and this forms a pillar that anchors the building. Loading bays are located at the rear of the building hidden from public streets. Garbage bins will be located at the enclosed wall with gate at the back of the site. There are bicycle racks in front of the main entrance and pedestrian ramp for accessibility. The building size and form blend in with neighbouring buildings, and it does not stand out from surrounding buildings. The concrete facade has reveals that create shadow lines to break up the mass, and it is alined with windows to give regularity and propositional balance. Also, there are canopies above openings and horizontal wood lattices attached to the face of the building for visual accents. l~-mapleridge.ca 2 Guideline 8.6.2 A Building Design, Massing and Siting Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. Offices, reception, sales, and other public use areas should be located at the front of the buildings to face streets. Design facades so that these areas are easily identifiable and visible from streets. 2. Main building entries should be located and designed to be clearly identified from streets or entry driveways. Include glazing as a major component of street- facing building facades. 3. Whenever possible, overhead service doors and loading docks should not be located on a building façade that faces a street. Design service doors to fit with the overall design of a building. 4. Buildings with significant areas of non- reflective opaque materials or blank walls should incorporate features such as texture, graphics, reveals, colours or decorative floodlighting to provide visual interest. Landscaping should also be provided to compliment the architectural details. 5. Developments adjacent to treed slopes, ravines and watercourses must respect natural vegetation, use natural landscaping to retain soils on the site and may require additional setbacks as established by agencies having jurisdiction. Creeks and ravines are encouraged to be retained in their natural state. Buildings and structures should be integrated into natural slopes and other significant features. Front entry is facing street and reception/office area is located in front of that entrance inside of the building. Main entry is clearly identified by canopy, glazing and higher form factor. Overhead loading bay doors are located at rear of the building where it is not visible from the street. The building facade has a reveals that divides the blank wall mass and horizontal wood lattices gives worm inviting look to the building. Refer to landscape drawing for exterior landscaping features. The site is relatively flat there are no watercourses or natural vegetation on the property. It is mostly covered by gravel or dirt. 3 Guideline 8.6.2 A (Continued) 6. New developments are encouraged to incorporate Low Impact Development (LID) techniques into their site planning. Consider employing 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. 7. Rooftops of buildings should include design elements, including landscaping, to reduce the visual impact from the street, surrounding uses and structures such as bridges. Guideline 8.6.2 B Vehicle Access, Parking and Circulation Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. Wherever possible, the majority of parking and all loading areas should be located between or to the rear of buildings, with access from lanes or internal circulation. 2. Divide large surface parking areas into smaller sections to avoid a monotonous appearance. Use landscaping strips, trees, building edges, pedestrian pathways, and pavement treatment to enhance the visual appearance of large parking areas. 3. Parking areas adjacent to public streets should provide a low level landscaped buffer between the parking and the public realm. 4. Consider the use of permeable parking pavers or shallow concrete swales with rolled edges as an alternative treatment for surface drainage. Civil will include Storm Water Management Plan that will meet the design guide line of the City and may use detention tanks or swales if necessary. The building is located in industrial area where land is flat and buildings are low. There are no high ground viewpoints where rooftop is visible. All the parking spots are located at the rear of the buildings with internal circulation. The number of parking stalls are 10 and there is landscaping strips along the property line to give visual threshold before the parking area. Landscape buffer provided between the building & street. There are no street facing parking. The half of the site is permeable surface. All loading area behind the building is gravel surface. 4 Guideline 8.6.2 B (Continued) 5. Above ground parking structures should not front public streets at grade. Non- parking uses or special façade treatments must be provided along street frontages to enhance the building’s appearance to the public realm. On non-street fronting facades, parking structures should be treated to avoid long blank walls at grade, such as massed landscape treatments or attention to the design detailing on the façade. 6. Parking control equipment, such as ticket dispensers and card readers, should be located at a sufficient distance from a public street to prevent parking queues extending onto the street. Similarly, a minimum distance of one car length, and preferably two car lengths, should be provided between an exit gate and the street edge to accommodate cars waiting to merge into traffic. 7. Rooftop parking structures should include design elements, including landscaping, to reduce the visual impact from the street, surrounding uses and structures such as bridges. Guideline 8.6.2 C Pedestrian Access Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. Provide well defined and safe pedestrian access from parking areas and the public sidewalk to industrial uses. Design the access to ensure that pedestrian use is given precedence over vehicular use. There is no parking structure in this project. There is no parking structure in this project. There is no parking structure in this project. Pedestrian walkway is provided along driveway. 5 Guideline 8.6.2 C (Continued) 2. Industrial developments with large parking areas should provide a direct pedestrian pathway system through the parking area to facilitate convenient and safe pedestrian access between building entrances, parked cars, and sidewalks of adjoining streets. Features such as special landscaping with trees and benches, overhead weather protection and distinct paving should be incorporated where appropriate. Pedestrian movement should be designed to avoid any obstruction by parked vehicles. 3. Where pedestrian pathways intersect service roads or access roads for access to parking areas, crosswalks should be clearly designated through use of pavement markings, signs, flashing lights or, where warranted, traffic signals. Guideline 8.6.2 D Universally Accessible Design Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. Locate parking spaces allocated for people with disabilities as close as possible to the main entrance to a building. 2. All non-vehicular routes should be fully accessible. Sidewalks and pathways should be wide enough for wheelchairs or 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. This development is not big. Pedestrian walkway is provided along driveway. Pedestrian pathway does not cross any access roads. Not applicable. Not parking for disabilities because there are only 9 parking stalls. Not Applicable. Sidewalks are located on the other side of the street from our property. There are no connecting sidewalks and pathways on both sides of neighboring property. 6 Guideline 8.6.2 D (Continued) 3. Building and site design features should integrate circulation routes and areas for people with disabilities with general public use. Guideline 8.6.2 E Refuse, Recycling and Service Areas Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. The design of a roof, placement of mechanical units and satellite dishes, etc. should take into account views of the roof from adjacent buildings. 2. Service areas should have differentiated access to minimize visual impact as well as conflicts with pedestrians. 3. Refuse receptacles must be located indoors or within service areas out of view from pedestrian access. Garbage and waste material should be stored in containers that are weatherproof and animal-resistant. 4. Locate building ventilation systems to minimize noise and exhaust on pedestrian areas, adjacent residential development and outdoor spaces. 5. Mechanical equipment, drive-through uses, service or car wash bays, restrooms, vending machines, unenclosed storage, and public telephones should be oriented on the site to face away from adjacent residential development. Whenever possible, these uses should not be visible from an adjacent residential property. Not Applicable. There are no sidewalks or pathways for public use. Not Applicable as there are no high buildings around this neighborhood. Service areas are located at the back of the building to minimize visual impact as well as conflicts with pedestrians. Weatherproof and animal-resistant waste bin enclosure is located at the back of the building away from public eye. Building ventilation systems are located at the roof of the building. Mechanical equipment will be located further back from the street side so that is is not visible by the pedestrian and vehicles passing by. 7 Guideline 8.6.2 F Signage Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. All signage must conform to the Maple Ridge Sign By-Law. 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. In multiple-tenant buildings, signs should be designed to present a unified appearance. Guideline 8.6.2 G Lighting Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. Pedestrian level lighting is encouraged along all pedestrian pathways. 2. 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. Guideline 8.6.2 H Crime Prevention through Environmental Design (CPTED) Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. Crime Prevention through Environmental Design (CPTED) principles should be incorporated into the design of all buildings and facilities. Building signage will comply with Maple Ridge Sign Bylaw and the following guidelines. Signage will be discorporated in to the building canopy. Not a multiple-tenant building. There will be exterior light fixtures around the building for pedestrian pathway lighting. Dark Sky compliant lighting fixtures that are directional to avoid glare to adjacent neighbors, pedestrians, or motorists. Building is located close to the street where all the activities visible and open. There are no hidden corners or allies that poses security threat. 8 Guideline 8.6.2 H (Continued) 2. Ensure convenient, safe, identifiable and universally accessible access routes to building entrances, lobbies, parking structures, or other principal areas of buildings. 3. Design developments to maximize opportunities for natural surveillance, allowing people to easily view what is happening around them during the course of everyday activities. Design the interior spaces and exits from any parking structures for maximum visibility within the parking area. Entries should be highly visible, well lit and spaced at convenient intervals Hidden spaces, obscured alcoves and blind corners should be avoided in the design and layout of the parking facilities. 4. Wherever possible, locate parking next to uses that generate human activity. Guideline 8.6.2 I Bicycle Parking and Storage Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. The provision of bicycle parking facilities, such as bicycle racks is encouraged. Bicycle parking should be in well-lit locations and clearly visible from a main building entrance and/or public roads. Bicycle racks should be made of sturdy, theft-resistant material, securely anchored to the floor or grounds. 2. Large-scale developments are encouraged to provide end-of-trip facilities, such as showers and lockers, within the development for the convenience of employees. The principal building entrances and lobbies are easily identifiable and universally accessible from the street and there are no vegetation that blocks view of the pathways and principal areas. The building and parking area are out in the open and easily view from the street to promote natural surveillance. There is no hidden spaces that compromises site security. parking is located at the back end to allow for vehicular maneuvering. However there is no obstructing view of the entire parking spaces. Metal bicycle parking racks are provided at the main entrance and anchored to the grounds. It is also visible from the reception area for better security. Not Applicable. This project is not a Large-scale development. 9 Guideline 8.6.2 J Landscaping and Open Space Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. Ancillary or accessory buildings, including structures used for storing materials, should be visually screened from public streets with dense evergreen planting or should be designed and finished in a manner consistent with the principal building. 2. For industrial developments with multiple tenancies, consider providing amenity spaces for the common use of employees and visitors. Amenity spaces for individual tenancies may be consolidated into large indoor and outdoor amenity spaces for the common use of all tenancies. Examples include outdoor landscaped areas or recreation spaces. 3. Landscaping both within and outside the development should: a) provide definition for pedestrian corridors b) provide adequate screening between private outdoor spaces c) present a pleasing street image d) soften the transition between adjacent land uses e) create interesting views and focal points into and out of the site. 4. Provide landscaping of substantial proportions around property lines, particularly adjacent to residential development, to ensure a compatible and smooth transition to abutting residential uses. 5. Landscaping should reinforce design continuity with neighbouring properties and the streetscape by providing consistency in street trees, plant materials, and other landscaping elements. 6. The scale and location of planting material should complement and be consistent with the scale and massing of buildings. Not Applicable. There is no ancillary or accessory building at the premises. Not Applicable. Not a multi tenant building. Landscaping is provided to soften the transition to the street and adjacent land uses. Pleasing street image has been presented by planting street trees along the 115A Ave. Trees also break up the massing of the building behind it. Not Applicable. There are no residential abutting our property. There are continuity of green area that connects with neighboring properties and street trees are provided. The street trees in front of the building will be selected with full grown size that is proportionally comparable and blends with surroundings. 10 Guideline 8.6.2 J (Continued) 7. 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) The use of native and/or drought- resistant species; b) designing the landscaping to moderate the effect of wind; c) providing shade in summer; d) allowing daylight into buildings; e) allowing natural drainage to occur throughout the site; f) redirecting water from rooftop runoff and downspouts into vegetated areas or rain barrels for later irrigation use. 8. Any portion of a building site left vacant for future development should be landscaped consistent with the landscape plan for the overall site. The minimum ground surface treatment should be lawn. Where possible, the natural state should be retained for those portions of a property not being developed. 9. Existing vegetation should be enhanced with new planting wherever construction activity has destroyed vegetation. Replanting with indigenous or native species is encouraged. 10. Maximize the amount of landscaped areas and minimize the amount of impervious paved surfaces to increase the natural absorption of rainwater on a site. 11. Chain link fences are to be avoided, and are discouraged along street frontages. Where chain link fences are unavoidable, a dense landscape material is encouraged adjacent to the landscape screen. The planting material selection will consider native and drought resistant species that will thrive any time of the year. New planted trees are located at the bottom of the slope to benefit from water collection and natural drainage. These trees will also moderate the effect of northern prevailing winds. Not Applicable. There are no plans to future develop the site. Not Applicable. There are no existing vegetation around the site. The site is minimally paved with impervious surfaces and rest is covered with gravel to naturally absorb rainwater on the site. There are existing chain link fences at the property but the new design will not additional chain link fences. 11 Guideline 8.6.2 J (Continued) 12. Fences abutting residential sites should be constructed with materials consistent with fences generally used in residential developments. Project Information To be completed by the Architect on record for this project: File Number ________________________ Date prepared: _______________________ Architect ________________________ ___________________________ Print Name Signature Not Applicable. There is no residential developments abutting our property. June 08 2020 Sang Kim