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ADP 2022-03-23 agenda.pdf
City of Maple Ridge Advisory Design Panel AGENDA – REGULAR MEETING Wednesday, March 23, 2022 at 4:00 pm Held Virtually Via Zoom Teleconference Join the meeting from your computer, tablet or smartphone https://mapleridge-ca.zoom.us/j/87416907616?pwd=UCswVkUzNFVOQVhLMnpqSkR4cGtPUT09 Or join the meeting using your phone Dial: 1-778-907-2071 Meeting ID: 874 1690 7616 Password: 130895 1. CALL TO ORDER 2. APPROVAL OF THE AGENDA 3. ADOPTION OF MINUTES – February 16, 2022 4. QUESTION PERIOD 5. NEW AND UNFINISHED BUSINESS 6. PROJECTS 6.1 Development Permit No: 2021-280-DP 4:15 PM Applicant: Tony Doan Project Architect Tony Doan Project Landscape Architect: Tony Doan Proposal: 2 storey fourplex with unenclosed parking Location: 22306 122 Avenue File Manager: Tyson Baker 6.2 Development Permit No: 2019-091-DP 5:15 PM Applicant: JY Architecture Inc. (Jinyong Yum) Project Architect JY Architecture Inc. (Jinyong Yum) Project Landscape Architect: KD Planning & Design Ltd. Proposal: 5 unit courtyard development under the RT- 2 Zone Location: 21585 River Road File Manager: Rene Tardif 6.3 Development Permit No: 2021-061-DP 6:15 PM Applicant: WestUrban Developments (Sarah Alexander) Project Architect Thuja Architecture + Design (Tanis Schulte) Project Landscape Architect: Rosanna Higgs Proposal: 6-storey 121 unit apartment building with some ground floor commercial in the C-7 Zone. Location: 21783 Lougheed Highway File Manager: Rene Tardif Advisory Design Panel March 23, 2022 Regular Meeting Page 2 of 2 7. CORRESPONDENCE 8. ADJOURNMENT Next Meeting: April 13, 2022 Agenda Items Submission Deadline: March 30, 2022 QUESTION PERIOD Question Period provides the public with the opportunity to ask questions or make comments on subjects that are of concern to them. Each person will be given 2 minutes to speak. Up to ten minutes in total is allotted for Question Period. City of Maple Ridge Advisory Design Panel MEETING MINUTES February 16, 2022 Regular Meeting The Minutes of the Regular Meeting of the Maple Ridge Advisory Design Panel (ADP) held via Zoom teleconference on Wednesday, February 16, 2022 at 4:00 pm. PANEL MEMBERS PRESENT Meredith Mitchell, Chair Landscape Architect BCSLA Jaswinder Gabri Architect AIBC Jose Gonzalez Landscape Architect BCSLA Sang Kim Architect AIBC Andrea Scott, Vice Chair Architect AIBC STAFF MEMBERS PRESENT Wendy Cooper Staff Liaison, Planner Mike McLean Committee Clerk PANEL MEMBERS ABSENT 1. CALL TO ORDER – 4:01 pm 2. APPROVAL OF AGENDA R/2022-017 It was moved and seconded That the agenda for the February 16, 2022 Advisory Design Panel Regular Meeting be approved as circulated. CARRIED UNANIMOUSLY 3. ADOPTION OF MINUTES R/2022-018 It was moved and seconded That the minutes for the January 19, 2022 Advisory Design Panel Regular Meeting be adopted. CARRIED UNANIMOUSLY 4. QUESTION PERIOD – NIL 5. NEW AND UNFINISHED BUSINESS 5.1 Lougheed Transit Corridor Area Plan The Staff Liaison spoke about the latest phase of the Lougheed Transit Corridor Study. 5.2 Maple Ridge Off-Street Parking and Loading Bylaw No. 4350 – 1990 Recent amendments to the Off-Street Parking and Loading Bylaw were received for information. Advisory Design Panel Minutes February 16, 2022 Regular Meeting Page 2 of 4 6. PROJECTS Note: Andrea Scott recused herself from agenda item 6.1 as she is the applicant and the architect for the project. 6.1 Development Permit No: 2021-341-RZ/DP/22108 – 22164 Lougheed Hwy The Chair welcomed the project team to the meeting and introduced the members of the ADP. The Staff Liaison provided a brief overview of a six storey wood frame apartment building with 1.5 levels of underground parking. The project team presented the development plans and answered questions from the Panel. R/2021-019 It was moved and seconded That the Advisory Design Panel has reviewed application 2021-341-RZ/DP and recommends that The application be supported and the following concerns be addressed as the design develops and submitted to Planning staff for follow-up: Architectural Comments: • Consider exploring sectioning of continuous roofline; • Consider incorporating rooftop amenity. Landscape Comments: • Consider softening the interface between the landscaping and the lane; • Consider CPTED principles to improve security around the building; • Consider the reconfiguration of the front lawns to maximize sun exposure on the north side; • Review planting density around building entrance to improve visibility of entrance; • Ensure adequate soil volumes for planting on top of slab; • Consider adding vegetation to break up continuous patio space; • Consider providing a separation between the loading area and the trellis amenity space. CARRIED UNANIMOUSLY ANDREA SCOTT DID NOT VOTE 6.2 Development Permit No: 2019-426-DP/24877 – 24989 112 Avenue The Chair welcomed the project team to the meeting and introduced the members of the ADP. The Staff Liaison provided a brief overview of a 165 townhouse unit submission. The project team presented the development plans and answered questions from the Panel. R/2021-020 It was moved and seconded That the Advisory Design Panel has reviewed application 2019-426-DP and recommends that The application be supported and the following concerns be addressed as the design develops and submitted to Planning staff for follow-up: Advisory Design Panel Minutes February 16, 2022 Regular Meeting Page 3 of 4 Architectural Comments: • Consider including amenity building in phase one; • Consider equal colour distribution throughout the site; • Consider increasing front yard setbacks; • Consider opportunity for visible pedestrian access in southeast corner; • Ensure architectural language is consistent on all four sides of elevations. Landscape Comments: • Increase 112 Avenue setback areas to improve usability of yard spaces; • Consider additional stormwater management through green infrastructure on the site; • Consider incorporating additional street trees on the internal road system; • Consider providing additional landscaping to screen tandem parking; • Consider the incorporation of childrens’ programming in the space next to the amenity building as well as the distribution of childrens’ programming throughout the phasing of the development. CARRIED UNANIMOUSLY Note: Jaswinder Gabri recused himself from agenda item 6.3 as he is the applicant and the architect for the project and left the meeting at 7:26 pm. 6.3 Development Permit No: 2020-066-DP/18186, 18892 and 11902 – 232 Street The Chair welcomed the project team to the meeting and introduced the members of the ADP. The Staff Liaison provided a brief overview of a 47 unit townhouse development under the RM-1 zone submission. The project team presented the development plans and answered questions from the Panel. R/2021-021 It was moved and seconded That the Advisory Design Panel has reviewed application 2020-066-DP and recommends that The following concerns be addressed and digital versions of revised drawings and memo be submitted to Planning staff; and further that Planning staff forward this on to the Advisory Design Panel for information. Architectural Comments: • Consider providing for a greater articulation at roofline; • Move front door further off road curb for safety; • Consider following pattern to colour highlights on building façades; • Suggest providing additional glazing on the side of the building; • Consider stepping of buildings to provide break in linearity. Landscape Comments: • Consider relocating grass area to the north side to maximize sun exposure; • Explore opportunities for stormwater management features and permeable paving; • Consider incorporating internal road street trees; • Consider replacement of stepping stones with concrete sidewalk; • Consider incorporating circulation space into usable courtyard amenity; • Consider pedestrian connection through adjacent to north and east parking stalls leading into central courtyard to improve access for pedestrians; Advisory Design Panel Minutes February 16, 2022 Regular Meeting Page 4 of 4 • Consider improving access to play areas under existing tree canopies; • Consider improving accessibility of rubberized surface play area. CARRIED UNANIMOUSLY JASWINDER GABRI DID NOT VOTE Note: M. Mitchell left the meeting at 6:58 pm. Note: J. Gabri rejoined the meeting at 7:48 pm. Note: A. Scott left the meeting at 7:48 pm. 7. CORRESPONDENCE - NIL 8. ADJOURNMENT – 8:06 pm The next regular meeting of the Advisory Design Panel will be held on Wednesday, March 23, 2022. Meredith Mitchell, Chair Page 1 of 7 City of Maple Ridge TO: Advisory Design Panel MEETING DATE: March 23, 2022 FILE NO: 2021-280-DP SUBJECT: 22306 122 Avenue PURPOSE: An Advisory Design Panel (the “ADP”) submission has been received for the above cited application and properties to permit the construction of fourplex with 4 dwelling units within a 237.0m2 building. The proposed building will replace the existing single-family detached building on the site. The rezoning application being processed in conjunction with this proposal was given First Reading by Council on July 13, 2021. This site is zoned RS-1 (Single Detached Residential) and is subject to being re-zoned to RT-2 (Ground- Oriented Residential Infill) to accommodate the proposal. Due to the net size of the parcel, a site- specific text amendment to Zoning Bylaw No. 7600-2019 will be required to reduce the minimum lot area from 800.0m2 to 786.0m2. The development permit application made to the City is subject to Section 8.11 Town Centre Development Permit while utilizing the Ground-Oriented Residential Infill Design Guidelines. BACKGROUND: Applicant: Tony Doan Legal Description: Lot 3 District Lot 399 Group 1 New Westminster District Plan 14397 OCP: Existing: GOMF (Ground-Oriented Multi-Family) Proposed: GOMF (Ground-Oriented Multi-Family) Within Urban Area Boundary: Yes Area Plan: Town Centre Area Plan OCP Major Corridor: Yes Zoning: Existing: RS-1 (Single Detached Residential) Proposed: RT-2 (Ground-Oriented Residential Infill) Surrounding Uses: North: Use: Multi-Family Residential Zone: RM-2 (Medium Density Apartment Residential) Designation: Low-Rise Apartment South: Use: Multi-Family Residential Zone: RM-2 (Medium Density Apartment Residential) I 4·-~--- mapleridge.ca Page 2 of 7 Designation: Low-Rise Apartment East: Use: Multi-Family Residential Zone: RM-2 (Medium Density Apartment Residential) Designation: Low-Rise Apartment West: Use: Single-Family Residential Zone: RS-1 (Single Detached Residential) Designation: Ground-Oriented Multi-Family Existing Use of Property: Single-Family Residential Proposed Use of Property: Multi-Family Residential Site Area: 931.0m2 Access: 223 Street Servicing requirement: Urban Standard DEVELOPMENT PERMIT AREA: The development permit application made to the City prompting this submission to the ADP is subject to the Key Guidelines and the Design Guidelines of Section 8.11 Town Centre Development Permit. Key Guidelines: The following is a brief description and assessment of the proposal’s compliance with the applicable Key Development Permit Guidelines of the Town Centre North View Precinct Key and the Ground Oriented Residential Infill Guidelines: Town Centre North View Precinct Key Guidelines. 1. Promote North and South View as Distinctive, Highly Liveable Multi-Family Neighbourhoods Does the proposed development help to establish the precinct as a residential area with a mix of housing types at varying densities? • Consistent: Yes Explain: The building accommodates an adaptable living unit with accessible measures and a bedroom on main floor. 2. Create Pedestrian-Friendly, Ground-Oriented, Multi-Family Community Does the building’s form and mass support a strong pedestrian-oriented urban realm and help define the street and sidewalk areas as active public spaces? Taller buildings should be stepped back podium style. • Consistent: Yes Explain: The design is to promote public pedestrian. 3. Maintain Cohesive Building Styles Is there consistency with other new buildings in the precinct in terms of architecture, building setbacks, form, mass, and height? Page 3 of 7 • Consistent: Yes Explain: The building harmonizes with neighboring new buildings in various aspects such as forms, mass, height and materials. 4. Capitalize on Important Views Does the proposed new development capitalize on mountain and/or river views? • Consistent: Not Applicable Explain: N/A Have the important views of existing buildings been considered in relation to the proposed development? • Consistent: Yes Explain: Refer to architectural drawings - Minimize direct views of windows onto each other’s. The building utilities the advantage of corner lot siting to enhance views to public. 5. Provide Private and Semi-Private Green Space Does proposed development include front and back courtyards (in multi-family developments) and incorporate universal access, reduce vandalism, and increase safety in the design? • Consistent: Yes Explain: Refer to architectural drawings. 6. Provide Climate Appropriate Landscaping and Green Features 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 Explain: Refer to architectural drawings. 7. Maintain Street Interconnectivity Does proposed development maintain street interconnectivity and the use of the lane as a service street and secondary vehicular and pedestrian throughway? • Consistent: Yes Explain: To maintain convenient traffic in/out from parking spaces to public street. 8. Is required parking provided underground? • Consistent: No Page 4 of 7 Explain: N/A Ground Oriented Residential Infill Key Guidelines 1. Incremental and sensitive integration of RT-2 Ground-Oriented Residential Infill Zone projects into existing neighbourhoods. Explain: The building design emulates variation of appropriate and compatible roof forms (slope and flat) from neighboring context. Designated entrances to individual units are arranged to generate a sense of ‘single family house` 2. Consider similarity of scale, massing and appearance to a detached single-family dwelling, and avoid replicating townhouse or rowhouse housing form. Explain: To achieve the look of one family residential, only one visible entry on each street frontage is discernible to public views by utilizations of both exterior screening finishes and recessed entries approaches. In this regard, exposed areas underneath of balconies and entries’ overhangs are covered with high-quality exterior finishes to provide attractive finished appearance to the public. 3. Ground-oriented infill developments are expected to relate to the height and location of existing single detached neighbours and sensitively transition to neighbouring properties by stepping massing down, where applicable. Explain: Designated entrances to individual units are arranged to generate a sense of ‘single family house’, helping it standing out as a unified one building while resonating with present single-family houses on the east side of the street. The design proposals of building facades, recessed entrances, balconies projections and variations of s contemporary materials such as Hardie flanks, Hardie panels, and brick veneer help to reduce the visual length of individual building as well as unsatisfactory monotonous facades 4. Dwelling units must be in one building with shared party walls or as a stacked unit to create triplexes or fourplexes. Explain: Yes. The proposed fourplex is located within one building. 5. In the case of courtyard residential development, dwelling units may be arranged individually or attached in groups of buildings that still resemble single family dwellings. Dwelling units must be clustered around a shared courtyard in a village-style residential pattern. In addition, private greenspace requirements must be met for each unit as outlined in the Maple Ridge Zoning Bylaw No. 7600 – 2019, as amended from time to time. Explain: 1.8 m Fence along abutting neigbouring lots to increase privacy and reduce noise. Low picket fence on fronts. Front years are landscaped. 6. Access to public roads to be in accordance with the Maple Ridge Design Criteria Manual. A secondary driveway may be approved by the Engineering Department, where it supports key guidelines concepts. Explain: No second access is being proposed. 7. Design and construction of new buildings located within designated floodplains to be in accordance with Provincial legislation and the Zoning Bylaw. Page 5 of 7 Explain: Subject property is not within a known floodplain area. 8. Effectively utilize the site context to create uniqueness, orient entrances towards the street, and use landscaping and screening to create private or semiprivate yard spaces. Explain: Direct access to individual unit. Clear indication between private and public spaces by landscape and low picket fences. 9. Encourage permeability of rainfall and meet City of Maple Ridge stormwater management requirements and best management practices. Explain: Using permeable surfaces for parking and pedestrian walkways. Permeable landscaping is provided. 10. Contribute to a more sustainable community and neighbourhood, design for health and wellbeing, use green infrastructure, adaptations for climate change and resiliency. Explain: Providing Level 2 Electric Vehicle charging posts for residents. Proposed development has on-site bicycle parking to encourage the use of cycling as an alternative transportation option. Design Guidelines: The Design Guidelines and a full explanation of how the project complies with them or the reasons why they are not applicable are attached in Appendix E to this memo. PLANNING COMMENTS: 1. Proposal: The proposed development is in the form of a two storey fourplex, consisting of four dwelling units ranging between 47.5m2 to 57.8m2 in size. The fourplex is sited on a corner lot where two units will face 122nd Avenue to the North and two units will face 223rd Street to the East. Access will be located from 223rd Street with landscaped and screened unenclosed parking. Each dwelling unit will have two parking spaces, one of which will have Level 2 electric vehicle charging. There will be one on-site visitor parking with street parking nearby. 2. Context: The proposed fourplex is a supported housing form under the Ground-Oriented Multi-Family Designation in the Town Centre Area Plan. The architectural style is modern and incorporates the design elements found in the modern apartments located on adjacent parcels. 3. OCP and Zoning Compliance: The subject site is designated Ground-Oriented Multi-Family. The proposal complies with the aforementioned designation and its policies. The subject site is zoned RS-1 and is being rezoned RT-2 to permit the proposed development. Development Data Sheet (Appendix F) analyses the compliance of the project with the applicable zone regulations. The proposal has a density (Floor Space Ratio) of 0.59 which complies with the maximum density of 0.75. There will be minor variances being requested as it pertains to Section 403.0 Siting Exceptions Regulations of Zoning Bylaw No. 7600-2019. The following variances will be required: Page 6 of 7 • Maple Ridge Zoning Bylaw No. 7600-2019, Section 403.2(4)(a) o To increase the minimum setback from 1.25m to 3.020m. • Maple Ridge Zoning Bylaw No. 7600-2019, Section 403.2(4)(b) o To increase the minimum setback from 0.6m to 0.915m 4. Parking and bicycle storage: The required parking for the proposed use is analyzed in the Development Data Sheet (Appendix F). The proposed development meets the requirements of the City’s Parking Bylaw as each dwelling unit has two (2) parking spaces and one (1) visitor parking space. At least one dwelling unit parking space will be equipped with a Level 2 charging post for an electric vehicle. There will be five (5) short term bicycle parking spaces. The parking spaces will be screened to reduce the visual nuisance of surface parking for public street users. No variances are being requested for parking. 5. Environmental, Sustainability & Stormwater Management: The proposed fourplex will be utilizing permeable surfaces for the walkways and parking areas while the driveway will be asphalt. The proposal must meet the City’s Tier-A, B, and C stormwater management requirements. The subject site would be utilizing a variation of flora to assist in screening, providing shade (reducing the heat island effect) and improve the streetscape for public users. Parking spaces will be equipped with Level-2 charging posts for the use of resident electric vehicle charging. 6. Issues requiring comments from ADP: None identified by Planning Staff. 7. Garbage/Recycling: The Garbage and Refuse containers will be located on the southeast corner of the subject site (Appendix F) and will be screened with vegetation and will be located within an enclosure. This will ensure that wildlife conflicts are reduced and visual nuisances are minimized. 8. Works along abutting roads: Include new curb, gutter, sidewalk, new sanitary sewer, water and storm sewer connections; street lighting; street trees on all frontages; under-ground wiring for utility services to be under- ground. 9. Off Site Upgrades, Utilities and Services: Urban Standard roadway which would include upgrades or installation of 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. CONCLUSION: The proposed development complies with the Ground-Oriented Residential Infill Guidelines and the Town Centre Area Plan’s North and South View Precinct Guidelines. As aforementioned, the proposed fourplex will require a site-specific text amendment to Zoning Bylaw No. 7600-2019 will be required to reduce the minimum lot area from 800.0m2 to 786.0m2. The following variances will be required: • Maple Ridge Zoning Bylaw No. 7600-2019, Section 403.2(4)(a) o To increase the minimum setback from 1.25m to 3.020m. Page 7 of 7 • Maple Ridge Zoning Bylaw No. 7600-2019, Section 403.2(4)(b) o To increase the minimum setback from 0.6m to 0.915m The Planning Department requests that the Advisory Design Panel provide comments on the development proposal. ______________________________________________ Prepared by: Tyson Baker, B.Pl. 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 C ADP Applicant Checklist (signed by Architect) Appendix D Development Data Sheet (signed by Architect) Appendix E DP Area Guidelines Checklist Appendix F Architectural and Landscaping Plans DATE: May 20, 2021FILE: 2021-280-RZ/DP 22306 122 AVENUEPID: 000-661-538 PLANNING DEPARTMENT 122 AVE 22 4 S T 22 3 S T SUBJECT PROPERTY ´ Scale: 1:2,500 BY: PC Legend Stream Ditch Centreline Indefinite Creek Lake or Reservoir l \ ,£a1" _J _J I I 12313 12312 12297 , 12301 12306 12320 I 12294 "' I ~ ~ I 12295 c'::'..___ 1~ '-----I 12275 12286 '----12310 12255 12258 '-----123AVE. 12238 0 "' "' "' '-----"' I'"' 12230 '-----I (/) I 1~ I I '----- '----- '---- b151;73 12170 '-----12147 ~ ~ r--,______,, 12123 t-------------- 12119 12128 ~ >-' (/) 12111 N ,.___ N N '---"' 0, 12096 "' "' "' "' "' "' "' "' ~ lt/ BROWN AVE. r <o "' "' /'7 . "' "' ·--- - ~ "' "' "' 12161 12149 ~ '----12127 '----12117 '----12097 '---->-' (/) "' N N 12087 - 12061 ,. . 12170 12154 f- C- I I ' I 12305 12283 12275 12241 12207 12191 12175 12157 12142 12130 F..:..:..--"◊r------12:...1..:.5_1 12127 12124 12118 12096 12084 r 0 "' "' "' "' I ~· 12107 '-----12093 '-----12083 '----- L_____, 12104 >-' (/) 12092 z w 0 12101 ct: <( 12082 (.'.) 12072 I I ~ 12296 12268 12258 12238/12248 2206 12184-90 12150 (REC 12148 (ECRA >-' (/) .., N N DATE: May 20, 2021FILE: 2021-280-RZ/DP 22306 122 AVENUEPID: 000-661-538 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 122 AVE 22 4 S T 22 3 S T SUBJECT PROPERTY Aerial Imagery from the Spring of 2020´ Scale: 1:2,500 BY: PC map eridge.ca Kumar Architecture Ltd #206, 545 Clyde Ave WestVancouver, BC V7T 1E3 604.754.0897(p) 780.756.2752(f) admin@kumararchitecture.com www.kumararchitecture.com Page 1 of 5 city Dated: Feb 07th, 2022 PN: BC0121 ARCHITECTURAL DESIGN NARRATIVE Project Background: The Maple Ridge fourplex project is in the infill development with the municipal address of 22306 122nd Avenue Maple Ridge, BC and the legal address Lot 3, District Lot 399, Nwd Pl, Nwp 14397. The development intends to rezone to RT-2 Low Density Townhouse Residential from the present zoning RS-1 and OCP GOMF to accommodate a fourplex residential. The site is a corner lot facing two access roads, to the north on 72nd avenue and to the east on 223rd street. The development borders a 4-storey apartment building to the south and the east, a 5-storey apartment building to the north across 72nd avenue. There is a single-family dwelling to the west across 223rd street and several other single-family dwellings along the street. The area is populated with multifamily developments and remaining single family dwellings in the area will be likely to follow movement of multifamily redevelopments in near future. Project Scope The proposed fourplex will integrate the Ground Oriented Residential Infill Development and City’s OCP GOMF to promote an attractive, distinctive, and vibrant living experiences. The development also incorporates and fully comply to Low Density Townhouse Residential Zoning Bylaws regarding building height, setbacks, lot coverage, amenity areas and FAR which will be further detailed in project descriptions. The fourplex is primarily a multi-residential building comprised of 4 2-storey units including finished basements. The main floor consists of prime living areas with kitchen, dining and guest washroom and upper floor fits three bedrooms with ensuite and washrooms. To facilitate adaptable living experiences to the residents within the building, the design accommodates an accessible unit with barrier free living bedroom and washroom on the main floor. The development provides required numbers of parking stalls to the south of building with the vehicular access on 223rd street to minimize the negative visual impact and traffic congestion. The same design principle is applied to garbage enclosure to facilitate accessible services vehicles. The addition of landscape and vegetation in parking and garbage areas serve to enhance screening and visual interest to public. Project Description The site Legal Description is Lot 3, District Lot 399, Nwd Pl, Nwp 14397 and is under current zone RS-1 Single detached residential zone. To accommodate the development of multifamily, it is proposed to rezone the lot’s current zone to RT-2 Low Density Townhouse Residential. The development proposes to dedicate 4m wide strip of land/truncations totaling 145 m2 on flanking side facing 233rd street to city road expansion, giving the net site area of 786 m2. This combined with building’s Gross Floor Area of 497.7m2 - 11---- Kumar Architecture Ltd #206, 545 Clyde Ave WestVancouver, BC V7T 1E3 604.754.0897(p) 780.756.2752(f) admin@kumararchitecture.com www.kumararchitecture.com Page 2 of 5 city results in a total site coverage is 31% and FAR 0.63 which meets the permitted 45% maximum and 0.75 respectively. Proposed Development Compliance Provided Permitted Rezoning: RT-2 Uses: Fourplex Fourplex Site Area 931m2 850m2 Road dedication/truncation 145m2 Net Site Area: 786 sqm Lot Coverage: 31% 45% FAR 0.63 0.75 Dwelling units: 4 (3 bedrooms) N/A Building Height: 8m 8m Front Setback: 5m 5m Rear Setback: 7.5m 7.5m Ext. Side Setback: 4.5m 4.5m Int. Side Setback: 1.5m 1.5m Amenities areas per unit 45m2 45m2 Parking 9 stalls 9 stalls Parking Provid Design Principles and Rationale The architectural theme of the development is to follow to Ground Oriented Residential Infill Guidelines (GORI) and Official Community Plan (OCP). Followings are district features that help to closely understand the design rationale as well as the positive beneficials of the multi-family development in the neighbourhood context. Siting and Building Design Being located on the corner lot, the building has advantages of double fronting facing both street and avenue. This enables the design to fully showcase interesting architectural features and quality materials on both public fronts. What is more is that the corner lot itself not only enables broader views to public fronts but also reduce adjoining portions abutting side yards to adjacent building on the west. As a result, privacy is preserved at highest level on the west side unit. In addition, the spacious parking areas in the rear south of the building serve as the cushion to further minimize direct views on to adjacent south buildings. Overall, future residents have opportunities to enjoy broad views onto front yards and public while also maintaining maximal privacy on the daily basis. To further reinforce community and neighborhood characteristics, the building design selectively incorporate prominent neighborhood characters into its design themes in various aspects such as exterior treatments, patterns, and colors. In this regard, the building greatly integrates with adjacent buildings while uniquely standout on its own architectural expression. To avoid flat, toneless facades, exterior - 11---- Kumar Architecture Ltd #206, 545 Clyde Ave WestVancouver, BC V7T 1E3 604.754.0897(p) 780.756.2752(f) admin@kumararchitecture.com www.kumararchitecture.com Page 3 of 5 city projections, recessions, accent features are proposed to generate appealing views from different angles onto building. This design principle is important to corner lot where exposed facades onto public are significantly large. Massing The building design emulates variation of appropriate and compatible roof forms (slope and flat) from neighboring context. Designated entrances to individual units are arranged to generate a sense of ‘single family house’, helping it standing out as a unified one building while resonating with present single-family houses on the east side of the street. The design proposals of building facades, recessed entrances, balconies projections and variations of s contemporary materials such as Hardie flanks, Hardie panels, and brick veneer help to reduce the visual length of individual building as well as unsatisfactory monotonous facades. In addition, multiple sizable windows are opened on front streets to maximize visual connections with the street, outdoor spaces and increase availability of natural light. Energy advisors are also commissioned to identify advanced details to window placement, orientation, and sizing to optimally suited to Maple Ridge climate. Entrances The distinct features of the fourplex are its multiple well defined and prominent entrances while engendering ‘single family residential’ feelings. This is the core concept that influences the building design process to eliminate monotonous repetitions of horizontal facades. To achieve the look of one family residential, only one visible entry on each street frontage is discernible to public views by utilizations of both exterior screening finishes and recessed entries approaches. In this regard, exposed areas underneath of balconies and entries’ overhangs are covered with high-quality exterior finishes to provide attractive finished appearance to the public. The same detailing in design and materials on the principal façades to the side and rear elevations. The entrances include clear pedestrian access routes to the entrance of each unit from the main street to promote direct public interactions while not compromise to the privacy. Vehicle Access, Parking and Circulation Parking for Maple Ridge fourplex development is provided as per the Maple Ridge Off Street Parking Bylaw. Designated parking area is in the rear site of the site with the vehicular access from flanking street 223rd. There are total of 9 required parking stalls including a visitor parking stall, combined in groups of two or three stalls and separated by landscape strips. Landscaping and vegetation buffers are incorporated in the parking areas to conceal and minimize visual impact to public. Four level 2 electrical vehicle charging stations also equipped on parking area to accommodate environmental development. The site development also pay attention to the needs of bicycle facilities for the residents in the rear entrances to the units. The site and parking areas will utilize permeable paving materials or use of parking strips to increase absorption of water run-off where applicable to meet requirement of minimum 40% coverage. Refuse, Recycling and Service Areas Garbage enclosure is placed at the parking entrance and conveniently accessible to residents and service vehicles. It contains 8x240 liter refuse containers and recycling boxes. The enclosure materials reflect and - 11---- Kumar Architecture Ltd #206, 545 Clyde Ave WestVancouver, BC V7T 1E3 604.754.0897(p) 780.756.2752(f) admin@kumararchitecture.com www.kumararchitecture.com Page 4 of 5 city incorporate the overall quality materials of the development, being durable, animal resistant and friendly. To diminish nuisances to public view, garbage enclose is also screened by landscaping and trees, plants, shrubs recommend by Landscape architect to meet city’s requirements of qualified vegetation. Energy Efficiency and Conservation Sustainability practices are one of several essential aspects in the design process of the development. The use of energy efficient heating, air conditioning and ventilation systems are carefully selected by energy advisors. To reduce building energy consumption and heat loss, the building utilizes alternative energy sources and high-quality durable materials, high-energy performance doors and windows as well as energy efficient insulations in building assemblies. Efficient light fixtures such as LED or solar powered lights with build-in timers, photo sensors or motion detectors are also installed. The development also incorporates energy efficient landscapes by selections of local and native and drought-resistant species. The site is to maximize deciduous trees on the south side of buildings to provide shading and minimize unwanted heat gain during summer and to provide solar access and passive solar gain during winter. Energy advisor at initial stage to identify a combination of design elements optimally suable to Maple Ridge climate. Safety & Hazards The development incorporates Crime Prevention through Environmental Design principles into the design with convenient, safe, identifiable to building entrances, enabling opportunities for natural surveillance, allowing people to aware surrounding context during the course of everyday activities. Security lighting fixtures equipped with photo sensors or motion detectors are installed at main and rear door entries. Concealed corners will be reinforced with additional security devices to ensure maximum safety measures to resident and visitors. Construction of picket fence and equivalents around private areas to ensure unobstructed views to outdoor spaces while barricade unwanted intrusive activities into private spaces. Accessible Design To encourage and promote best practices for universal design, accessible units. The paver sidewalks and pathways are designed to be 1.5m wide to accommodate for wheelchair/scooters convenient movements. Accessible design guidelines will be integrated into appropriate locations to facilitate safe, convenient, and direct access from parking spaces/pathways to buildings for people with disabilities. Interior details and finishes such as non-slip flooring, door hardware, flush thresholds, wider doorways, lever door handles, colored entry doors heights of light switches, electrical outlets and fixtures and non-slip flooring throughout will be carefully adopted and installed where required. The development is to provide a barrier free accessible unit with universal design and design layouts serving a Master Bedroom on the same floor as the Main Living area including accessible kitchen, washroom all tailored to accessible standards. - 11---- Kumar Architecture Ltd #206, 545 Clyde Ave WestVancouver, BC V7T 1E3 604.754.0897(p) 780.756.2752(f) admin@kumararchitecture.com www.kumararchitecture.com Page 5 of 5 city Noise and Vibration Beside sound-proof materials and installations of noise reduction machineries to maximize sound attenuation between units, the development also minimizes unwanted noises between public roads and individual units through natural buffer of landscaping and vegetation. The recommended trees on front streets from Landscape Architect will not only compliment the building architecture but also serve as natural barrier to dissipate and absorb uncomfortable noises, especially to the corner building at the intersection of the roads with high degree of traffic movements. Landscaping and Open Space Beside aforementioned 1.5 m paver pathways to connect the city sidewalk and provide easy access to the residents and visitors, maximized landscape areas are integrated into the design to serve multiple purposes. The primary use of landscaping is to present a pleasing street image to both public views and habitants, providing a suitable buffer between public road and privacy areas. The spacious 45m2 outdoor amenities areas on each individual unit’s front yard are to uplift living experience, infusing natural into everyday living activities. This is highly essential to active modern life where the needs for healthy mentality, energy recovery is crucial. Outdoor amenities areas serve as the social grounds where internal and external interactions happen among residents and public. The design seeks to enhance private activities but not to compromise on social involvements which becoming an alarming issue of the modern societies. The other apparent benefit of landscaping is to soften the transition between hardscapes and structures, acting as natural screening to conceal undesired spaces and reduce uncomfortable noises. With right selections and allocations of vegetation, good landscaping design helps to define site boundaries, individual units’ areas to delineate private spaces and public spaces, giving people awareness of the surrounding areas. The development itself will becomes an important contribution to a safe, vibrant, and thriving neighborhood. - 11---- 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.) Feb 22 2022 V V V V V V V V V V Feb 22 2022 2021-280-RZ V Rajesh Kumar Meredith Mitchell 11~-mapleridge.ca 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 V V V V V V V V V V V V V V V V V V V V 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 l~W DEVELOPMENT DATA SHEET mapleridge.ca Existing /Proposed Zone RS-1/ RT-2 Date Prepared Feb 22 2022 Required Development Data LOT AREA* (in square metres) Gross Total Less Road Widening/ Truncations Less Park Net Total LOT COVERAGE (in % of net lot area) Total Site Coverage SETBACKS (in metres) Front Rear Side #1 (N,S,E, or W) Side #2 (N,S,E, or W) Side #3 (N, 5, 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 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 Minimum Required or Maximum Allowed 850m2 ~ 45% 5.5 M 7.5M WEST 1.5 M EAST 4.5M 8m N/A N/A 589 m2 ) Proposed (Complies or state variance needed) 931 m2 145 m2 0m2 786 m2 31% 5.5 m 7.5 m 1.5 m 4.5m 8m 4 4 467 m2 Required Development Data Minimum Required or Proposed {Complies or Maximum Allowed variance needed?) DENSITY # of units/ha (gross) # of units/ha (net) Gross Floor Area Floor Space Ratio (net) 0.75 0.59 AMENITY SPACE (area in square metres) Common Activity Area Useable Open Space 45m2 45 m2 PARKING (number of spaces) Residential and Multi-Residential Uses 8 8 Multi-Residential Town Centre (Bach Units) Multi-Residential Town Centre (1 Bdr Units) Multi-Residential Town Centre (Added Bdr) Commercial Uses Educational & Assembly Uses Institutional Use Industrial Use Business Park Uses Comprehensive Other Number of spaces for visitors 1 1 TOTAL NUMBER OF PARKING SPACES 9 9 Number of total for disabled 0 0 Number of total (and %) small cars 0 I % 0 Number of total (and %) tandem spaces 0 I % 0 TOTAL OFF STREET LOADING SPACE(S) 0 0 BICYCLE PARKING (number of spaces) Short Term Bicycle Parking 5 5 Long Term Bicycle Parking OTHER -state YES or NO for each. If YES describe on separate sheet. Heritage Site INO I Tree Survey/ Assessment Provided IYES Watercourse/Steep Slopes INO I Covenants, Stat ROW & Easements INO 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: Tony Doan --/VV 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. To w n C e n t r e D e v e l o p m e n t Pe r m i t A r e a G u i d e l i n e s No r t h a n d S o u t h V i e w P r e c i n c t s Ma p l e R i d g e T o w n C e n t r e De v e l o p m e n t P e r m i t A r e a G u i d e l i n e s 1 Pu r s u a n t w i t h S e c t i o n 8 . 1 1 o f t h e Of f i c i a l C o m m u n i t y P l a n , d e v e l o p m e n t i n t h e T o w n C e n t r e w i l l b e a s s e s s e d ag a i n s t t h e f o l l o w i n g f o r m a n d c h a r a c t e r a n d g r e e n b u i l d in g d e s i g n g u i d e l i n e s . T h e g u i d e l i n e s a p p l y t o G r o u n d - Or i e n t e d M u l t i F a m i l y ; L o w - R i s e A p a r t m e n t ; M e d i u m & H i g h- R i s e A p a r t m e n t ; F l e x i b l e M i x e d - U s e ; T o w n C e n t r e Co m m e r c i a l ; P o r t H a n e y M u l t i - F a m i l y , C o m m e r c i a l & W a t e rf r o n t ; a n d P o r t H a n e y H e r i t a g e A d a p t i v e U s e . S e e t h e gu i d e l i n e s i n S e c t i o n 8 . 1 1 o f t h e O f f i ci a l C o m m u n i t y P l a n f o r a d e t a i l e d l i s t a n d d e s c r i p t i o n s o f d e v e l o p m e n t p e r m i t ar e a g u i d e l i n e s . Th e s e g u i d e l i n e s a r e i n t e n d e d t o a i d i n t h e r e v i e w o f d e v e l o p m e n t p e r m i t s i n t h e T o w n C e n t r e a n d a r e t o b e co m p l e t e d b y t h e a r c h i t e c t o f r e c o r d f o r t h e p r o j e c t . T h e pr o j e c t w i l l b e r e v i e w e d f o r c o n s i s t e n c y w i t h t h e g u i d e l i n e s by t h e P l a n n i n g D e p a r t m e n t a n d t h e A d v i s o r y D e s i g n P a n e l . In t h e c h e c k l i s t , y o u a r e o n l y r e q u i r e d t o a d d r e s s t h e gu i d e l i n e s w i t h t h e i c o n t h a t r e l a t e s t o y o u r p r o j e c t : TC C = T o w n C e n t r e C o m m e r c i a l ( c o mm e r c i a l d e v e l o p m e n t s o n l y ) MU = M i x e d - U s e ( g r o u n d - o r i e n t e d d e v e l o p m e n t s , wi t h c o m m e r c i a l o n t h e g r o u n d l e v e l a n d ei t h e r o f f i c e s o r r e s i d e n t i a l a b o v e ) MF R = M u l t i - F a m i l y R e s i d e n t i a l ( g r o u n d - o r i e n t e d d e v e l o p m e n t s a n d l o w - r i s e , m e d i u m - r i s e , a n d hi g h - r i s e a p a r t m e n t s ) Pr e c i n c t K e y G u i d e l i n e s a n d G r e e n B u i l d i n g D e s i g n G u i d e l i ne s m u s t a l s o b e c o m p l e t e d f o r p r o j e c t s w i t h i n t h e T o w n Ce n t r e . De v e l o p m e n t a n d D e s i g n O b j e c t i v e s Th e f o l l o w i n g s u m m a r i z e s t h e d e v e l o p m e n t a n d d e s i g n o b j e c t i v e s f o r e a c h s e c t i o n o n t h e f o l l o w i n g c h e c k l i s t . A. B u i l d i n g S e t b a c k s , F o r m , M a s s a n d H e i g h t • T o p r o m o t e a c o h e s i v e b u i l d i n g s t y l e a n d s t r o n g p e d e s t r i an o r i e n t e d u r b a n r e a l m i n M a p l e R i d g e T o w n C e n t r e b y en s u r i n g n e w b u i l d i n g s , r e n o v a t i o n s a n d / o r a d d i t i o n s h a v e c o n s i s t e n t a r c h i t e c t u r a l a n d u r b a n d e s i g n s e t b a c k s , fo r m , m a s s , a n d h e i g h t . • T o h e l p d e f i n e t h e s t r e e t a n d s i d e w a lk a r e a s a s a c t i v e p u b l i c s p a c e s . B. B u i l d i n g F a ç a d e s , M a t e r i a l s a n d C o l o u r • T o e n s u r e a d d i t i o n s , r e n o v a t i o n s a n d / or n e w i n f i l l p r o j e c t s i n t h e T o w n C e nt r e h a v e a c o h e r e n t a r c h i t e c t u r a l d e s i g n co n c e p t w h e r e w i n d o w s , d o o r s , s i d i n g m a t e r i a l a n d ot h e r f a ç a d e e l e m e n t s c r e a t e a p l e a s i n g c o m p o s i t i o n co m p a t i b l e w i t h s u r r o u n d i n g b u i l d i n g s , c o m m e r c i a l a n d n e i g h b o u r h o o d c h a r a c t e r . • T o e n h a n c e t h e a r c h i t e c t u r a l a n d m a s s i n g c o n c e p t s o f a b u i l d i n g a s w e l l a s t h e q u a l i t y , c h a r a c t e r a n d v i b r a n c y o f th e u r b a n e n v i r o n m e n t o f t h e T o w n C e n t r e t h r o u g h t he u s e o f h a r m o n i o u s , q u a l i t y m a t e r i a l s a n d c o l o u r s . • T o s c r e e n r o o f t o p a n d g r o u n d m o u n t e d m e c h a n i c a l e q u i p m en t a n d t r a s h s t o r a g e f r o m p ub l i c v i e w a n d t h e r e b y en s u r e c o m m e r c i a l a n d m i x e d - u s e d b u i l d i n g s m a i n t a i n a n a t t r a c t i v e a p p e a r a n c e t o t h e s t r e e t . C. B u i l d i n g S i t e C o n s i d e r a t i o n s • T o e n s u r e p u b l i c o u t d o o r s p a c e s a r e d e s i g n e d s o t h a t t h e y i m p r o v e u s e a n d a c t i v i t i e s , i n c o r p o r a t e u n i v e r s a l ac c e s s , r e d u c e v a n d a l i s m , i n c r e a s e s a f e t y a n d p r o v i d e m o r e a t t r a c t i v e , f u n c t i o n a l o u t d o o r s p a c e s i n t h e T o w n Ce n t r e . • T o p r o v i d e s t r e e t t r e e s a n d l a n d s c a p e e l e m e n t s t h a t r e i n f o r c e t h e ‘ u r b a n ’ ch a r a c t e r a n d v i b r a n c y o f t h e T o w n Ce n t r e , e n r i c h t h e p e d e s t r i a n f r i e n d l y c ha r a c t e r o f s t r e e t s i n t h e d i s t r i c t , a n d i n t e g r a t e t h i s i m p o r t a n t c o m m e r c i a l an d h i g h e r d e n s i t y r e s i d e n t i a l a r e a w i t h t h e c h a r a c t e r a n d qu a l i t y o f t h e s u r r o u n d i n g r e s i d e n t i a l n e i g h b o u r h o o d . • T o e n s u r e p a r k i n g l o t s a r e d e s i g n e d t o b e a c c e s s i b l e , bu t d o n o t i n t r u d e u p o n t h e s u r r o u n d i n g r e s i d e n t i a l a r e a , n o r th e u r b a n , p e d e s t r i a n - o r i e n t e d q u a l i t y o f t h e T o w n C e n t r e . • T o f a c i l i t a t e o f f - s t r e e t p a r k i n g a n d c a r st o r a g e a t t h e r e a r o f c o m m e r c i a l a n d m i xe d - u s e b u i l d i n g s t o m a i n t a i n s t r e e t in t e r - c o n n e c t i v i t y , t r a d i t i o n a l u s e o f t h e l a n e a s a s e rv i c e s t r e e t , a n d t o p r o v i d e a s e c o n d a r y v e h i c u l a r a n d pe d e s t r i a n t h r o u g h w a y i n t h e T o w n C e n t r e . • T o e n s u r e s e r v i c e l o a d i n g a n d m e c h a n i c a l e q u i p m e n t is d e s i g n e d t o p r o t e c t t h e s u r r o u n d i n g b u s i n e s s e s a n d re s i d e n t i a l a r e a s f r o m u n s i g h t l y , n o i s y a n d n o x i o u s e n v i r o n m e n t s . ~ Town Centre Development Permit Area Guidelines Checklist Maple Ridge Town Centre Development Permit Area Guidelines Checklist 2 Meet Guidelines: Yes No Not Applicable A. Building Setbacks, Form, Mass, and Height A.1 Building Mass and Form A1.1 Maintain the mass and scale of buildings TCC MU MFR A1.2 Enhance the block with corner commercial buildings TCC MU A1.3 Accent corner buildings TCC MU MFR A1.4 Use pedestrian-scale design elements TCC MU A1.5 Feature pedestrian amenities TCC MU MFR A1.6 Design large buildings into smaller modules TCC MU MFR A1.7 Accommodate street-fronting units TCC MU MFR A1.9 Ensure appropriate roof pitch TCC MU MFR A1.10 Use design elements to reduce roof mass and scale TCC MU MFR A.2 Building Heights A2.1 Vary building heights TCC MU MFR A2.2 Maintain alignment of architectural features TCC MU MFR A2.3 Integrate taller buildings TCC MU MFR A2.4 Step back taller buildings TCC MU MFR A2.5 Match building heights at the end of blocks TCC MU MFR A2.6 Manage phased development TCC MU MFR A2.7 Protect views TCC MU MFR A.3 Building Setbacks A3.1 Place buildings to reinforce sidewalk activity TCC MU MFR A3.2 Situate building entrances for visibility TCC MU MFR A3.3 Provide adequate throughways and lighting TCC MU MFR A3.4 Provide clear sight lines from building foyers and lobbies to allow visual surveillance TCC MU MFR A3.5 Separate residential entrances from commercial entrances MU A3.6 Respect existing buildings TCC MU MFR A3.7 Distinguish entrances with arrival areas and courtyards TCC MU MFR A3.8 Locate ramps and entrances in areas that are highly visible TCC MU MFR Explain how the objectives for Building Setbacks, Form, Mass and Height are met. If you have selected “no” or “not applicable”, explain why the guideline does not apply to your project or why it cannot be met. 6J N :ffl@M@Mffi-ifM □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ Town Centre Development Permit Area Guidelines Checklist Maple Ridge Town Centre Development Permit Area Guidelines Checklist 3 Meet Guidelines: Yes No Not Applicable B. Building Façades, Materials and Colour B.1 Building Façade B1.1 Address both sides of the block with corner commercial buildings TCC MU B1.2 Orient main entrances to face the sidewalk TCC MU MFR B1.3 Locate windows, doors, and entry features at the street level TCC MU MFR B1.4 Use a mix of common facade patterns and elements TCC MU MFR B1.5 Reflect original façades and building scale TCC MU MFR B1.6 Respect original architectural elements TCC MU MFR B1.7 Respect old and new design TCC MU MFR B1.8 Maintain the horizontal rhythm of the street wall TCC MU MFR B1.9 Provide a visual division between the street level and upper floors TCC MU MFR B1.10 Include continuous canopies, awnings or overhangs TCC MU B1.11 Ensure appropriate placement and materials for awnings or canopies TCC MU B1.13 Use windows to provide ‘eyes on the street’ TCC MU MFR B1.14 Enhance the public realm TCC MU MFR 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 B3.2 Use materials consistently TCC MU MFR B3.3 Avoid the use of inappropriate materials TCC MU MFR B3.6 Use a mix of quality materials TCC MU MFR B.4 Building Colours B4.1 Select appropriate colours TCC MU MFR B4.2 Highlight architectural details, awnings, and entrances TCC MU MFR B4.3 Ensure a cohesive, consistent colour palette TCC MU MFR B.5 Screening and Storage B5.1 Locate and enclose trash, composting, and recycling to keep out of site of general public TCC MU MFR B5.2 Screen mechanical equipment TCC MU MFR B5.3 Avoid conflict with neighbouring properties TCC MU MFR B5.4 Locate building ventilation systems to minimize noise and exhaust TCC MU MFR Explain how the objectives for Building Façades, 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. 6J N :ffl@M@Mffi-ifM □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ Town Centre Development Permit Area Guidelines Checklist Maple Ridge Town Centre Development Permit Area Guidelines Checklist 4 Meet Guidelines: Yes No Not Applicable C. Building Site Considerations C.1 Public Outdoor Space and Hardscapes C1.1 Provide public outdoor space TCC MU MFR C1.2 Ensure public outdoor space is highly visible TCC MU MFR C1.3 Provide connections between buildings, sidewalks, and outdoor open spaces TCC MU MFR C1.4 Ensure universal access for all public spaces TCC MU MFR C1.6 Provide hardscape elements to enhance the street environment TCC MU MFR C1.7 Design hardscape elements as part of the building TCC MU MFR C1.8 Integrate pedestrian amenities with walls and/or landscaped areas TCC MU MFR C1.9 Provide public art TCC MU MFR C1.10 Ensure new elements complement existing TCC MU MFR C1.12 Provide smooth routes TCC MU MFR C1.13 Ensure barrier-free access TCC MU MFR C.2 Parking and Parking Lots C2.1 Provide required parking underground, where feasible TCC MU MFR C2.2 Screen large surface parking lots while maintaining surveillance TCC MU MFR C2.3 Maximize pedestrian safety within parking lots TCC MU MFR C2.4 Provide visible signage TCC MU MFR C2.5 Consider developing underground parking garages TCC MU MFR C2.7 Locate parking lot equipment away from the public street TCC MU MFR C.3 Lanes, Service and Loading Areas C3.1 Use lanes for service, parking access and loading TCC MU MFR C3.2 Utilize lanes as secondary vehicular and pedestrian throughways TCC MU MFR C3.3 Strengthen visual access of the lane TCC MU MFR C3.5 Consider lanes as a community amenity TCC MU MFR C3.7 Locate loading and service areas away from the street front TCC MU MFR C3.8 Separate loading from parking and pedestrian paths TCC MU MFR C3.9 Screen loading areas TCC MU C.4 Street Trees and Landscape C4.2 Use the right species TCC MU MFR C4.8 Maintain sight lines TCC MU MFR Explain how the objectives for Building Site Considerations are met. If you have selected “no” or “not applicable”, explain why the guideline does not apply to your project or why it cannot be met. 6J N :ffl@M@Mffi-ifM □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ Town Centre Development Permit Area Guidelines North and South View Precinct Key Guidelines Maple Ridge Town Centre DP Part I: Key Guideline Concepts for the North & South View Precincts 5 KEY GUIDELINE CONCEPTS 1. Promote North and South View as Distinctive, Highly Liveable Multi-Family Neighbourhoods a. Does proposed development help to establish the precinct as a residential area with a mix of housing types at varying densities? • Consistent: Yes No Explain: 2. Create Pedestrian-Friendly, Ground-Oriented, Multi-Family Community b. Does the building’s form and mass support a strong pedestrian-oriented urban realm and help define the street and sidewalk areas as active public spaces? Taller buildings should be stepped back podium style. • Consistent: Yes No Explain: 3. Maintain Cohesive Building Styles c. Is there consistency with other new buildings in the precinct in terms of architecture, building setbacks, form, mass, and height? • Consistent: Yes No N/A Explain: 4. Capitalize on Important Views d. Does proposed new development capitalize on mountain and/or river views? • Consistent: Yes No Not Applicable Explain: e. Have the important views of existing buildings been considered in relation to the proposed development? • Consistent: Yes No Not Applicable Explain: 5. Provide Private and Semi-Private Green Space f. Does proposed development include front and back courtyards (in multi-family developments) and incorporate universal access, reduce vandalism, and increase safety in the design? • Consistent: Yes No Explain: 6J N :ffl@M@Mffi-ifM □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ Town Centre Development Permit Area Guidelines North and South View Precinct Key Guidelines Maple Ridge Town Centre DP Part I: Key Guideline Concepts for the North & South View Precincts 6 6. Provide Climate Appropriate Landscaping and Green Features g. 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 No Explain: 7. Maintain Street Interconnectivity h. Does proposed development maintain street interconnectivity and the use of the lane as a service street and secondary vehicular and pedestrian throughway? • Consistent: Yes No Not Applicable Explain: i. Is required parking provided underground? • Consistent: Yes No Explain: 6J N :ffl@M@Mffi-ifM □ □ □ □ □ □ □ Town Centre Development Permit Area Guidelines Green Building Techniques Maple Ridge Town Centre Green Building Design Guidelines 7 A. Building Setbacks, Form, Mass, and Height A1.8 Design flexible ground-floor unit spaces in commercial and mixed-use buildings. • Consistent: Yes No Explain: A1.11 Accommodate roof gardens, trellises, and green features. • Consistent: Yes No Explain: A2.8 Site buildings to capitalize on daylight and solar opportunities. • Consistent: Yes No Explain: A2.9 Protect solar access to surrounding buildings and minimize wind tunnel effects. • Consistent: Yes No Explain: B. Building Façades, Materials, and Colour B1.12 Use exterior shading devices to block summer sun. • Consistent: Yes No Explain: B2.1 Design outdoor lighting to minimize light pollution. • Consistent: Yes No Explain: B2.2 Encourage energy efficient lighting. • Consistent: Yes No Explain: B3.4 Select environmentally responsible building materials. • Consistent: Yes No Explain: B3.5 Minimize the use of unsustainable building materials. • Consistent: Yes No Explain: 6J N :ffl@M@Mffi-ifM □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ Town Centre Development Permit Area Guidelines Green Building Techniques Maple Ridge Town Centre Green Building Design Guidelines 8 B3.7 Consider life-cycle cost. • Consistent: Yes No Explain: C. Building Site Considerations C1.5 Locate outdoor plazas to capture the sun. • Consistent: Yes No Explain: C1.11 Use materials that are functional, durable and include recycled or salvaged content. • Consistent: Yes No Explain: C1.14 Encourage use of infiltration techniques. • Consistent: Yes No Explain: C2.6 Locate adequate priority parking in visible areas convenient to entrances. • Consistent: Yes No Explain: C2.8 Use permeable pavement and infiltration devices on appropriate sites. • Consistent: Yes No Explain: C2.9 Provide shade trees and landscaping. • Consistent: Yes No Explain: C2.10 Provide secure and sheltered bicycle storage facilities for short-term uses. • Consistent: Yes No Explain: C2.11 Provide long-term bicycle parking. • Consistent: Yes No Explain: 6J N :ffl@M@Mffi-ifM □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ Town Centre Development Permit Area Guidelines Green Building Techniques Maple Ridge Town Centre Green Building Design Guidelines 9 C2.12 Provide end-of-trip facilities. • Consistent: Yes No Explain: C3.4 Minimize impervious paving of the lane. • Consistent: Yes No Explain: C3.6 Respect existing grades. • Consistent: Yes No Explain: C4.1 Plant street trees. • Consistent: Yes No Explain: C4.3 Minimize use of high maintenance plants. • Consistent: Yes No Explain: C4.4 Maximize the use of native and climate appropriate species. • Consistent: Yes No Explain: C4.5 Consider the inclusion of community gardens. • Consistent: Yes No Explain: C4.6 Design and place landscape to facilitate year round moderation of the internal building climate. • Consistent: Yes No Explain: C4.7 Minimize erosion potential. • Consistent: Yes No Explain: 6J N :ffl@M@Mffi-ifM □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ Town Centre Development Permit Area Guidelines Green Building Techniques Maple Ridge Town Centre Green Building Design Guidelines 10 C4.9 Provide adequate landscape maintenance. • Consistent: Yes No Explain: C4.10 Consider incorporating landscape plantings for green features. • Consistent: Yes No Explain: C4.11 Incorporate low impact stormwater features. • Consistent: Yes No Explain: C4.12 Consider rainwater collection for re-use. • Consistent: Yes No Explain: C4.13 Use natural plantings and green space to support habitat. • Consistent: Yes No Explain: C4.14 Retain existing mature trees. • Consistent: Yes No Explain: 6J N :ffl@M@Mffi-ifM □ □ □ □ □ □ □ □ □ □ □ □ Ground Oriented Residential Infill Guidelines Design Checklist Design Checklist Compliance Comments or Equivalencies Siting and Building Design 1) Reinforce the existing neighbourhood character by incorporating common patterns and elements of the surrounding neighbourhood into the design themes of the new development, through: i. Articulation of façade elements, such as porches, chimneys, projections, recesses, and balconies; ii. Placement, size, shape and number of doors and windows iii. Setbacks of existing housing; iv. Location and visual appearance of driveways, garages and/or parking facilities; v. Selection of appropriate and compatible roof forms, and; vi. Design of hard and soft landscaping. 2) Development should face the street, through: i. Siting the main entrance to the street and direct pedestrian access to individual units, and; ii. Use appropriate exterior treatments and differentiated facades. 3) Design pedestrian pathways, patios, retaining walls, lighting and fences to be detailed, functional, and where applicable, aligned with specific neighbourhood policies and context where outlined in Area Plans adopted by the City of Maple Ridge. Yes The building design emulates variation of appropriate and compatible roof forms (slope and flat) from neighboring context. Designated entrances to individual units are arranged to generate a sense of ‘single family house` To achieve the look of one family residential, only one visible entry on each street frontage is discernible to public views by utilizations of both exterior screening finishes and recessed entries approaches. In this regard, exposed areas underneath of balconies and entries’ overhangs are covered with high-quality exterior finishes to provide attractive finished appearance to the public Yes Yes Install paver pathways to connect the city sidewalk and provide easy access to the residents and visitors, lighting fixtures to be installed in accordance to CPED guidlines 4) Design developments on corner lots or double fronting lots with an equal level and quality of design in detailing on each street front. 5) Design and site buildings to respond to existing site characteristics and take advantage of natural features (i.e. topography) or views and viewcorridors. 6) Design to maximize privacy and minimize views onto adjoining sites, particularly for portions of the development abutting the side yards of adjacent single detached residential uses. Massing 7) Design and orient residential units to appear as a ‘single family house’. i. New development should respect character elements of the existing residential inventory if identified in an Area Plan. ii. Consider the form, massing and setbacks of the surrounding neighbourhood. iii. Where there is a difference in height of greater than one storey between new and existing development, sensitively transition to directly adjacent properties by stepping down the massing of the building. iv. Relate infill development to the front yard set-backs of the surrounding neighbourhood. 8) Provide a thoughtful interface with adjacent properties through sensitive side yard setbacks. Yes To provide equal high quality design features and materials, windows on both fronts Yes Utilize advantages of corner lot to capture views Minimum privacy on interior lot line and maximum public views on streetsYes Yes Designated entrances to individual units are arranged to generate a sense of ‘single family house’, helping it standing out as a unified one building while resonating with present single-familyhouses on the east side of the street. The design proposals of building facades, recessed entrances, balconies projections and variations of s contemporary materials such as Hardie flanks, Hardie panels, and brick veneer help to reduce the visual length of individual building as well as unsatisfactory monotonous facades Yes 9) Provide variations in the roof forms and building facades to help reduce the visual length of individual buildings. For example, use of dormers, gables, and architectural detailing into the roof structure. 10) Site and building design should mitigate for potential shadow casts and blocking of daylight on nearby properties. Unit Design 11) Adjust massing and building forms to ensure a variety of unit sizes which may accommodate different family sizes, age-related abilities and affordability. 12) Design residential units with enough width (minimum 7.5m) to include attractive entrances and windows between garage doors. 13) Organize interior living spaces to ensure casual overlook of common courtyard space. 14) Locate and size windows to maximize visual connections with the street, outdoor spaces and increase availability of natural light. 15) Provide adequate storage space in all residential units Yes Yes Solar study is provided Yes Adaptable living Yes Additional skylight Yes Entrances 16) Entrances should: i. Include clear pedestrian access routes to the entrance of each unit from the street that does not cut through the private space of another unit; ii. Each unit is addressed with large numbers visible from the street. Directional signage may be required, depending on number of units; iii. Provide weather protection and adequate exterior lighting, and; iv. Encourage overlook of semi- private and public spaces. Decks / Porch / Balcony / Materials 17) Create a strong relationship between the private and public realm by facing development to the street and locating windows, balconies and patios on to semi-private or public outdoor spaces. 18) Where undersides of balconies and porches are visible from a street or public walkway, cover exposed areas with exterior finishes to provide a finished appearance to the public. 19) Use high-quality exterior cladding materials, such as wood, stone, brick, concrete composite or other acceptable alternatives. Low quality vinyl is discouraged as an exterior cladding material, especially for front facing walls. 20) Where possible, continue detailing in design and materials on the principal façade(s) to the side and rear elevations. Yes Direct access to individual unit. Clear indication between private and public spaces Yes Direct access to individual unit. Clear indication between private and public spaces by landscape and low picket fences Well defined architectural component entriesYes Yes Hardie planks and panels Yes Identical to front facades Landscaping and Open Space 21) Landscaping both within private, semi-private or common areas should: i. Provide definition for pedestrian corridors; ii. Delineate private and semi-private space from public or common space; iii. Provide adequate screening between private outdoor spaces; iv. Present a pleasing street image; v. Provide a suitable buffer between public road and privacy areas; vi. Soften the transition between adjacent land uses; vii. Create interesting views and focal points in and out of the site, and; viii. Reinforce design continuity with neighbouring properties, through use of plant materials and other landscaping elements, where appropriate. 22) Maximize the amount of landscaped areas and minimize the amount of impervious paved surfaces to meet Tier A requirements as outlined in the City’s Design Criteria Manual for on-site absorption of rainwater. 23) Utilize permeable pavers and other green infrastructure. 24) Minimize erosion potential by discouraging excessive changes to existing slopes, maintaining existing vegetation on slopes, and planting new and existing slopes with stabilizing vegetation. 25) Where possible, retain existing mature trees through siting and design and ensure accordance with the City of Maple Ridge Tree Protection and Management Bylaw No. 7133-2015, as amended from time to time. Yes Yes Yes Yes Yes Landscape and arborist reports 26) Incorporate deciduous tree species into street front landscaping to define site boundaries, enhance public space, and to permit light penetration in winter. Refer to recommended tree species within the City of Maple Ridge Street Tree Species and Replacement list. 27) Enhance existing vegetation with new planting whenever construction activity has destroyed vegetation. 28) Use drought tolerant and/or native plant species, pollinator plants and “non-irritant”/allergy friendly species for landscaping. 29) Incorporate rain gardens and vegetated swales into parking area landscaping to increase the natural absorption of rainwater runoff from paved areas into the ground, impervious liners and drainage will be required if located within an escarpment area. Courtyards 30) A courtyard is intended to be a semi-private outdoor common space for use by all residents that: i. Is a focal organizing element of the development; ii. Is flexible space which integrates well between the site and building(s); iii. Be of a shape and size that permits a range of activities; iv. Provides for a variety of passive and active gathering opportunities, including programmable spaces; v. Defined through the use of plants, trees, and landscaping; vi. Have adequate natural light, and; vii. Not designed for parking. 31) Where possible, design ‘L’ or ‘U’ shaped courtyards facing north-south to maximize solar gain. Yes Yes Yes N/A Yes N/A 32) Facilitate neighbourly interactions by orientating private patios and entries around the courtyard. 33) Activate the transition between private entrances, outdoor living spaces, and the courtyard with stoops, stairs, and porches where appropriate. 34) Where principal unit entrances are not fronting a street, design entrances with an address, to face the courtyard and not an internal side setback. 35) Use multi-functional elements to provide seating, screening and/or recreational opportunities in the courtyard such as: i. Communal gardens to provide residents with the opportunity to interact as well as grow food; ii. Amenities for pets, in particular for exercise and relief; iii. Opportunities for children to experience cognitive and imaginative play, as well as active play, and; iv. Seating for gathering and elderly or mobility challenged residents. 36) Incorporate elements (railings, seating, etc.) that provide amenity and assistance to residents and that are of high quality and made of durable material to minimize maintenance. Fencing / Screening / Outdoor Lighting 37) Ensure that the height and location of a landscape screen: i. Adequately protects privacy to adjacent properties; ii. Maintains driving site lines from adjacent roads, maneuvering aisles, parking lots, and; iii. Enhances the quality of the streetscape and outdoor living spaces. Yes 1.8 m Fence along abutting neigbouring lots to increase privacy and reduce noise Low picket fence on fronts N/A N/A N/A N/A N/A 38) All screen and fence material should beattractive, durable and contribute to the quality of the residential landscape design. 39) Define public and private space through the use of front and exterior side yard landscape screens or fences. 40) Provide fencing in combination with landscaping. 41) Avoid the use of chain link fences, in particular along street frontages. 42) Provide adequate lighting for all entrances and associated sheltering elements. 43) Provide pedestrian level lighting along all pedestrian routes and open spaces. 44) Design outdoor lighting to minimize light pollution and ensure lighting glare does not pose a nuisance to adjacent residences, pedestrians or motorists and/or visible from the public right-of-way or adjacent residential land. Address and Signage 45) Where signage is used to indicate a name of the complex (a courtyard development), it must conform to the Maple Ridge Sign Bylaw No. 4653-1992, as amended from time to time. In the event of a conflict between the Maple Ridge Sign Bylaw and these guidelines, the Bylaw shall take precedent. 46) Integrate and complement the address and/or signage design and materials to the scale and architectural detail of the building(s). With this, each unit address should be clearly identified and lit. Yes Yes Yes Yes Yes Yes Yes Yes Yes 47) Ensure the address and signage (if a courtyard development) is visible from the street and clearly outlines unit location without being visually obtrusive yet accessible to emergency and other services. Vehicle Access, Parking and Circulation 48) Locate parking and servicing in the building, or to the rear of the site with access from a lane, or flanking street for corner lots. Where a parking garage fronts a street, recess the parking from the front façade of the building and not protrude beyond the front entrance of a unit. 49) Provide architecturally compatible and adequately screened attached and detached parking structures. 50) Reduce the visual impact of parking and parked cars. i. Design parking areas to be no greater than half the width of the full front façade of the building. ii. Minimize the visual width of the driveway through the use of landscaping strips, trees, building edges, pedestrian pathways adjacent to the parking area, and use of pavement treatment. iii. Enhance the appearance of garage doors by using quality materials and details that work with the rest of the development. iv. Where cantilevered car ports are installed, ensure posts are set back and foundation reinforced. v. Pair one driveway for two units instead of one driveway each. Yes Yes Yes Parking at rear and connect to flanking street Yes 51) Minimize impervious materials for surface parking and design to provide additional outdoor flex space when not used by cars through permeable pavement or alternative surface treatments. 52) Conform road grades, streets, lanes and driveways to the existing grades as closely as possible to ensure minimal disruption of slopes and vegetation. 53) Parking plans must conform and align with the Maple Ridge Off-Street Parking and Loading Bylaw No. 4350 - 1990, as amended from time to time. In the event of a conflict between the Maple Ridge Off-Street Parking and Loading Bylaw and these guidelines, the bylaw shall take precedent. Refuse, Recycling and Service Areas 54) Locate refuse, recycling and service areas to be: i. Inside each unit (garage) or common indoor service area; ii. Easily accessible to residents and service vehicles; iii. Incorporated into the overall design of the development, and; iv. Animal resistant. For convenience and efficient use of space, two residential units may have a shared or combined space. Recycling and solid waste must be in accordance with Maple Ridge Solid Waste and Recycling Regulation Bylaw No. 6800-2011, as amended from time to time. Yes Yes Yes Yes 55) Provide a structure designed to be compatible with the architecture of the building and screen from public view, all garbage, recycling or other waste containers when waiting for pick-up to avoid containers being left on the street and that allows for adequate maneuvering space for refuse removal vehicles. 56) Locate ancillary devices, such as building ventilation systems to minimize noise, exhaust nuisances or setting off carbon dioxide detectors. 57) Install one set of service connections for multiple units (i.e. one water meter) to maximize efficiency and minimize visual impacts of services. Energy Efficiency and Conservation 58) Design energy efficient landscapes. This can be accomplished through:i. Use of native and/or drought-resistantspecies;ii. Design the landscape to moderate the effect of wind;iii. Locate deciduous trees on the south sideof buildings to provide shade and minimizeunwanted heat gain during summer and toprovide solar access and passive solar gainduring winter;iv. Allow natural draining to occur throughout the site;v. Allow daylight into the buildings, and;vi. Redirect water from rooftop runoff anddownspouts into vegetated areas or rainbarrels for later irrigation use. 59) Consider microclimate conditions created by surrounding existing and planned buildings for the selection and placement of trees and other plant material. 60) Use energy efficient heating, air conditioning and ventilation systems. Yes N/A Yes Refer to civil & mechanical Yes Yes Yes Refer to mechanical Refer to landscape 61) Utilize energy efficient light fixtures, such as LED or solar powered lights, and avoid unnecessary use by incorporating timers, photo sensors or motion detectors. 62) Reduce building energy consumption through the use of alternative energy sources and of high quality durable materials with a long lifespan, where possible. 63) Solar energy devices are encouraged. In Residential and Commercial zones, solar energy devices shall be permitted provided that: i. the device shall be attached to either a principal or accessory building; ii. the device shall not extend above the ridgeline of the roof, and; iii. the device shall not extend beyond the outermost edge of the roof. Safety & Hazards 64) Design developments to maximize opportunities for natural surveillance, allowing people to easily view what is happening around them during thecourse of everyday activities. 65) Incorporate Crime Prevention through Environmental Design principles into the design with convenient, safe, identifiable and universally accessible access routes to building entrances. 66) Design buildings to minimize the visual impacts of elevation due to flood construction level (FCL) requirements within a floodplain, such as landscaping to transition grade changes, use of retaining walls, terracing and rockeries, raised courtyards, porches, etc. Yes Yes Yes Yes N/A N/A Accessible Design 67) Include developments with units that have barrier-free access or can be easily adapted to support universal accessibility1, and include consideration for the design of common open areas, sidewalks and pathways (wide enough for wheelchairs and scooters), slope, step riser heights, grade changes and appropriately located curb cuts/curb let-downs. 68) Utilize best practices for universal design and design layouts for identified accessible units (i.e. layouts with a Master Bedroom on the same floor as the Main Living area, and one-level units in conjunction with split level units). 69) Consider interior details and finishes (e.g. door hardware, flush thresholds, wider doorways, lever door handles, coloured entry doors, an accessible washroom on the main floor, heights of light switches, electrical outlets and fixtures and non-slip flooring throughout). 70) Consider exterior details and finishes, including zero step entry, adequate lighting, signage, non-slip paving, and accessible parking stalls to accompany identified units. 71) Design that allows for low- maintenance building and landscaping materials associated with accessible units or units targeted to those with accesibility challenges. Noise and Vibration 72) Design and construct buildings to maximize sound attenuation between units, between public roads and units, and between adjacent land uses and units. Yes Yes Yes To follow Barrier free standards Yes Yes Yes 73) Consider noise abatement and vibration mitigation measures for all new building construction within 50 meters of the railway corridor. i. Assess the level and impact of noise and vibration on a development site by a qualified acoustics and vibration consultant through the preparation of a noise and vibration impact study, undertaken early in the process. ii. Assess the impact of all noise and vibrational sources affecting the development site and provide recommendations for noise abatement and vibration mitigation for the site. N/A DN DN DN DN DN UNIT #2UNIT #1 UNIT #4 UNIT #3 L I N E LEVEL 2 EV CHARGING STATION ASPHALT SURFACE PARKING STALLS UNIT 4 VISITORPARKING STALLS UNIT 3 PARKING STALLS UNIT 2 EN T R A N C E 33.80 33.80 34.04 34.10 34.17 34.20 34.47 34.45 34.32 34.24 34.06 34.02 33.92 33.7333.6233.6333.67 33.80 34.2034.20 34.00 ALL PLANT MATERIAL MUST BE PROVIDED FROM CERTIFIED DISEASE FREE NURSERY. PROVIDE CERTIFICATION UPON REQUEST. CHK'D: DRAWN: DESIGN: SCALE: DATE: M2LA PROJECT NUMBER: DRAWING TITLE: PROJECT: DRAWING NUMBER: REVISION DESCRIPTIONNO. DATE DR. property of M2 Landscape Architects and may not be reproduced or used for other projects without their permission. c Copyright reserved. This drawing and design is the SEAL: Tel: 604.553.0044 New Westminster, British Columbia #220 - 26 Lorne Mews V3M 3L7 Fax: 604.553.0045 Email: office@m2la.com 10 TREES PROPOSED l'6 REPLACEMENT TREES PLANT SCHEDULE M2 JOB NUMBER: 22 011 KEY QTY BOTANICAL NAME COMMON NAME PLANTED SIZE / REMARKS 2 ACER 6Rl5EUM PAPERBARK MAPLE €,C,M CAL; 1.8M STD; B4B B CHAMAECYPARIS NOOTKA TENSIS NOOTKA CYPRESS BDM HT;B4B 4 CORNUS EDDIE~ 'Y'IHITE J/IIONDER' Y'IHITE WNDER D06WOD €,C,M CAL~.e>M STD; B4B STEl-"l.ARTIA PSEIJDOCAMELLIA JAPANESE S TEl-"l.ARTIA €,C,M CAL; 15M STD,84B NOTES, * PLANT SIZES IN THIS LIST ARE SPECIFIED ACCORDIN6 TO THE BC LANDSCAPE STANDARD, LATEST EDITION. CONTAINER SIZES SPECIFIED l'6 PER CNTA STANDARDS. 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 REVIEY'I, MAKE PLANT MATERIAL AVAILABLE FOR OPTIONAL REVIEY'I BY LANDSCAPE ARCHITECT AT SOURCE OF SUPPLY. AREA OF SEARCH TO INCLUDE LOY'IER MAINLAND AND FRASER VALLEY.* SUBSTITUTIONS, OBTAIN Y'IRITTEN APPROVAL FROM THE LANDSCAPE ARCHITECT PRIOR TO MAKIN6 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 -DEFINITION OF CONDITIONS OF AVAILABILITY. 1122ND AVENUE! SURFACE MATERIAL LEGEND I : : : : : : : : : : I I : : _ I a~ ---0---- CONCRETE UNIT PAVERS, RUNNING BOND PATTERN, SAND-BROHN COLOUR AGUAPAVE PERMEABLE CONCRETE UNIT PAVERS 8OMM THICKNESS; RUNNING BOND PATTERN, NATURAL COLOUR; TYP. SOD LAHN 12" DRIP STRIP 42" HOOD PICKET FENCE 6' HT HOOD PERIMETER FENCE • " -. ~I ~ I I I \ ~ II II II - ~ -- ·P -- ------ I II II I II I I II -- 1111 I II I I --\ -/ __ ,,, ----\__ \ FJ .=>. ;~ .,,-IJNIT r--.•• ~ " ...... ~ BOND PATTERN, SAND-BROHN COLOUR I -8" ( I \ ' I I I I I I ' 1 ,1 'I I ' I ' ' ' ' 1, ' ' ' ' ' I I I I I I I I ' ' ' I I I I I I I I ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' I I I I I I I ' ' ' ' ' ' ' ' ' ' ' ' ' I AQUAPAVE PERMEABI E CONCRETE UNIT l ' ' ' ' ' ' PAVERS 80MM THICKNESS; RUNNING BOND PATTERN, NATURAL COLOUR; TYP. b'HT HOOD PERIMETER FENCE ' ' ' " ' ' ' ' ' ' ' " ' ' ' ' ' I I I I ' I I I I I I I I ' ' I I I I I I I I I I I I ' ' I I I I I I I I ) IO--r-'-r-L---,--L-r-'---.11'-r-'----,--L-.----'--r-L..,1-'---,--L-.----'--,--'-r--'__,__,....._,_---'--r-'--r-'--,4 ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' j ..................... ,...._,_.,...,......,,__.__, ............ .....,......,......, ....................... .,....._, _______ ............., ' ' ' ' ' I I I I I I I I I I I I I I I I ' ' ' ' ' I I I I I I I I I I I I I I I I l ' ' ' ' ' ' ' ' ' ' ti - --u ' ' ' ' ' ' I I I I ' ' I I I I ' ' ' ' ' ' I I I I I I I I I CORHJ5 I/E'S WH/TI ~· I) ' I r l) ~ ~ .,.. 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OP FfB/4%>22 PRELIMINARY' DRAH/116 FOURPLEX 22306 122 A VENUE, MAPLE RIDGE, BC TREE PLAN II.FEB2022 1/8"=1'-0" BN BN /1TU1 L1 BN BN OF4 22-011 DN DN DN DN DN UNIT #2UNIT #1 UNIT #4 UNIT #3 L I N E LEVEL 2 EV CHARGING STATION ASPHALT SURFACE PARKING STALLS UNIT 4 VISITORPARKING STALLS UNIT 3 PARKING STALLS UNIT 2 EN T R A N C E 33.80 33.80 34.04 34.10 34.17 34.20 34.47 34.45 34.32 34.24 34.06 34.02 33.92 33.7333.6233.6333.67 33.80 34.2034.20 34.00 ALL PLANT MATERIAL MUST BE PROVIDED FROM CERTIFIED DISEASE FREE NURSERY. PROVIDE CERTIFICATION UPON REQUEST. CHK'D: DRAWN: DESIGN: SCALE: DATE: M2LA PROJECT NUMBER: DRAWING TITLE: PROJECT: DRAWING NUMBER: REVISION DESCRIPTIONNO. DATE DR. property of M2 Landscape Architects and may not be reproduced or used for other projects without their permission. c Copyright reserved. This drawing and design is the SEAL: Tel: 604.553.0044 New Westminster, British Columbia #220 - 26 Lorne Mews V3M 3L7 Fax: 604.553.0045 Email: office@m2la.com PLANT SCHEDULE M2 JOB NUMBER: 22 011 KEY QTY BOTANICAL NAME COMMON NAME PLANTED SIZE / REMARKS SHRUB B Cf BUXIJS MICROPHYLLA 'HINTER SEM' LITTLE-LEAF BOX #2 POT; 25CM D e, CORNUS SERICEA RED OSIER DOSHOOD #2 POT;50CM "10 PRIJNUS UJSITANICA POR11JGESE LAUREL #2 POT;40CM 16 SKIMMIA JAPONICA (10% MALE) JAPANESE SKIMMIA #3 POT 36 TAXUS X MEDIA 'HICKSII' HICK'S YEH 1.5M B4B ~ 18 HAKONECHLOA MACRA 'ALL SOLD' JAPANESE FOREST 6RASS #2 POT PE NIAL 9 13 LAVENDULA ANeUSTIFOLIA ENeLISH LAVENDER #I POT ec © 34 PACHYSANDRA TERMINALIS BREEN SHEEN JAPANESE SPIJRBE #I POT; 15CM 1122ND AVENUE I NOTES, • PLANT SIZES IN THIS LIST ARE SPECIFIED ACWRDINe TO THE BC LANDSCAPE STANDARD, LATEST EDITION. CONTAINER SIZES SPECIFIED AS PER CNTA STANDARDS. 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 REVIEH BY LANDSCAPE ARCHITECT AT SOURCE OF SUPPLY. AREA OF SEARCH TO INCLUDE LOHER MAINLAND AND FRASER VALLEY.• SUBSTITUTIONS, OBTAIN WRITTEN APPROVAL FROM THE LANDSCAPE ARCHITECT PRIOR TO MAKINS ANY SUBSTITUTIONS TO THE SPECIFIED MATERIAL. UNAPPROVED SUBSTITUTIONS WIU BE REJECTED. ALLOW A MINIMUM OF FIVE DAYS PRIOR TO DalVERY FOR REQUEST TO SUBSTITUTE. SUBSTIMIONS ARE SUBJECT TO BC LANDSCAPE STANDARD -DEFINITION OF CONDITIONS OF AVAILABILITY. .,,-I I r-D _ CONCRETE UNIT PAVERS, RUNNING~ PATTERN, SAND-BROWN COLOUR SURFACE MATERIAL LEGEND I : : _ I a~ --0--- CONCRETE UNIT PAVERS, RUNNING BOND PATTERN, SAND-BROHN COLOUR AGUAPAVE PERMEABLE CONCRETE UNIT PAVERS 8OMM THICKNESS; RUNNING BOND PATTERN, NATURAL COLOUR; TYP. SOD LAHN 12" DRIP STRIP 42" HOOD PICKET FENCE 6' HT HOOD PERIMETER FENCE ' 30" WIDE MET.Al CORRUGATED WINDOW WELL, TYP. I...___, .,,-IJNIT r--.•• ~ " ...... , Fl I >- L J I BOND PATTERN, SAND-BROWN COLOUR I I I I ,- I - '--') ~, -c~ -I JL 1} -I l, ') >-< I L 1} -I -L'} >-< I l, '} -I f')r; ,\ I I I - ~ II II II ----- ------ -8" ( 1 :J._2 Fl' L2 Fl L21 ~((L2 Fl I I I I I I ' 1 ,1 'I I ' I ' ' I 1, ' ' ' ' ' ' I I I I I I I I I I ' ' ' I I I I I I I I I I ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' I ' ' I I I I I I I ' I ' ' ' ' ' ' ' ' ' ' ' ' ' ' I I I I AQUAPAVE PERMEABI E CONCRETE UNIT ' ' ' ' ' ' ' ' " PAVERS 80MM THICKNESS; RUNNING BONu PATTERN, NATURAL COLOUR; TYP. ' ' ' ' ' " b'HT WOOD PER/MET.ER FENCE ,, ' I I ' I I ' ' ' I I I I ' ' ' I.. I I I I ' I I I I ' I I I I ' ' ' I I ' I I ' ' ' ' I I I I I I ' ' I I I I I I ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' I I I I I ' ' ' I I I I I ' ' ' ' / U ," ,, _/ ' ' ' ' ' ' I I I I ' ' I I I I ' ' ' ' ' ' I I I I I I I I I I I II II I II I I II I) 1111 I II I I -' --I --r ,=>. ;~ --u I II II I II I I II ) II II I II I I -' - l.!::::::i.. A.,_ ~ --I --L; ~ -L2 ,,-L2 L2 Fl "Fl Fl L2 ~ L2' ,-.. L2 ' ' ' ' ' ' I I I I ' ' I I I I ' ' ' ' ' ' I I I I I I I I ' ' I I ' ' ' ' ' ' ' ' I I I I ' ' ' I I ' I I ' "' l I I J I l I I I l I JI I I 1111: I I I I I TI I l I l I I I I l l) I I . f--f--f--.--, I\ I I r-1-1-1-" I 7 ' ' ' ' ' ' ' ' ' ' 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 ~ ,,/" TT TIT I ~I I '~----' I I\) I\) u) ,J C 0 2 I 22 0ll-020P .zip LAND SCAP E AACHIT E[TURE FW><a>22 l!:0./EO FOF! OP FfB/4%>22 PRELIMINARY' DRAH/116 FOURPLEX 22306 122 A VENUE, MAPLE RIDGE, BC SHRUB PLAN II.FEB2022 1/8"=1'-0" BN L2 BN /1TU1 BN BN OF4 22-011 CHK'D: DRAWN: DESIGN: SCALE: DATE: M2LA PROJECT NUMBER: DRAWING TITLE: PROJECT: DRAWING NUMBER: REVISION DESCRIPTIONNO. DATE DR. property of M2 Landscape Architects and may not be reproduced or used for other projects without their permission. c Copyright reserved. This drawing and design is the SEAL: Tel: 604.553.0044 New Westminster, British Columbia #220 - 26 Lorne Mews V3M 3L7 Fax: 604.553.0045 Email: office@m2la.com CONCRETE FOOT/Ne {TYP) L3 6' ,,._, _____ MAX 8'-0" 0£. ------~-' -IX8 I ' l:===============~+----2X4 RAIL, ANel.ED ~-----1-f------r----.-~--,---,r--r--r---r---r----r----r----r----r----tl----2X4 NAILER T /Sil X - 12' J, TRIP l---r--r---r---r----r----r----r~--,---,.--r--r---r-~I---2X4 ACCENT S ~ - UND/S TURBED SUBeRADE - ~---6Xb P.T. POST I' ,._,,___,_ ___ 2X6 VERTICAL ARD NOTES I. ALL WOOD P.T. HEM/FIR ~ '>< POST SECTION 2. ALL FASTENERS HOTDIPPED eALVANIZED 3. STAIN ALL EXFOSED SURFACES WITH TWO COATS PREMIUM l"lEATHERPROOFINe STAIN, COLOUR TO MATCH ARCH.; PROVIDE SAMPLE TO Ol"lNER FOR PREAPPROVAL PRIOR TO APPLICATION 4. STEP FENCE IN EGlUAL SEeMENTS TO FOLLOW eRADE AT PROPERTY LINE. 6 1 HT HOOD PERIMETER FENCE SCALE , 1/2" = l'-O" MEIGl4T FERTILIZEl'I! T~e 14,-k~~~..;;i_ ......,_,,, SFECIFl!et). FLACE UNIF""'11. 'Y' A"'1ND ROOT MASS eETUEcN MIDDLE -"HD l!IOTTOM OF ROOT MM& l"l'l!EPAi.ED PLANTn-lGo 601L EXl&TING LNDISTIR5ED 601L 3 TO S TIME& WIDTM OFROOT5ALL 6 SHRUB PLANTING DETAIL 2 L3 24"X24" CONCRETE STEPPING ~--STONE REFER TO MUTUAL MATERIALS FOR SPEC. lf,,i/,ff,j 5;f0;J:,;i;: I" SILICA SAND SETTING BED ,, ;, 4" DENSE GRADE AGG. BASE ''<. ~'-'-· --NON-HOVEN FILTER FABRIC , , ,,, , v>:v>:vX,, PREPARED SUBGRADE 24"X24" CONCRETE STEPPING STONE SCALE , 3/4" = l'-O" I 1/2" BEDDIN6 SAND--➔ 3"GOMPAC 6RANULAR FILL COMPACTED SUB6RAD•F--cf 3 L3 NOTE, PAYERS TO BE INSTALLED TO MANUFACTURERS SPECIFICATIONS USE HOLLAND PAYERS-COLOUR TO BE SELECTED BY 01-!NER ALL COMPACTION TO '18% PROCTOR DENSITY CONCRETE UNIT PAVERS ON GRADE SCALE ,1-1/2" = l'-O" Gf SOD LAHN L3 SCALE , 3/4" = l'-O" A I EXPOW'1508 I CORA www.cora.com L3 DO NOT CUT LEADER NTS FOR TREES LAReER THAN 65mm CALIPER USE 15 </I STAKES """i'n'==~~J y -j 16,00 cl_ y 17.00 f 0 FOR SMALLER TREES USE 50 </I STAKES. SET TREE P/JJMB. USE 2 ROUND ST AKES, EACH SET 500rrm BEL.ON GRADE f /ooomm ABOVE GRADE. i-----70,00 ----l PO Box 1647 I Bellingham,',NA 98227-1647 I T: 800-354-8624 IF: 360 630-2076 67.25 Gf BIKE RACK NOTE, -INSTALLATION AS PER MAN.FACTIRIN5 SPECIFICATION -DAAIHA6E H:fDS TO GOORDJNA'JcD .HJT1' GMJ. ENSIHEER. ¼· J,,QJAPAVERS Sl+f /¼') GI.EAA CRl/5/< OPEH 6RADfP """"'"' """'5E 11 --~-,~,.__ 6E01cXl1LE-/Nfllffi( 20l+f ,t') CLEAR~ OPEH 6RN:JEC '5SREB:QTE -AP SG/000 H:71.1:N eE0'1EXTILE ~ ~---BOTTOM AND 5lVES OF OPEN eRADEPBASE 4 PERMEABLE PAVER@ ENTRANCE L4 SCALE: 1/2"= l'-O" 1011 HOTH _,,--2Xb P.T. HEM/F/R J,/OOD ED6E AS l10vl/N6 STRIP ALON6 LENeTT-1 OF DRAIN STRIP. STAKE EVERY 1.20M O.G. ~~~t==--+------DRAIN FABRIC -----FOOT/Ne AND DRA/NA6E. SEE ARCH. 5 DRAIN STRIP L3 SCALE : 3/4" = l'-O" ,,,,--SOD LAHN b' SOIL (OR q• OF SOIL ---~ FOR POOR DRAINAeE AREA) FINISHES Stainless Steel ISS] Materials Hea'·'Y d!lt/ high qu,liti· <teels Maint1arnc C.R.W.ASTM A ~ll TP3(14L StairJcss Steel fobc l 1W OD Lod< su.,r,ort1-3M.')04l ~•• Cold Drown Staiolrn Steel no•,nd-bar Finish Ele<tn: polished to ·111 fl ear Mirror Finish \'kight 11 lbs Galvanized [G] Materials I l••··'Y dut1 hi;h quolity >lee', Mairrf,ame C.R.W ... STM A.51 l 3/d"OD Lode su;,port i,51 M ;, 10~-~:l 314" l{c11nd-ba, finiS, Hot dipped fol·,ani,od S,o•I A>TM ~1n & A15l IV<ight 66 lbs And1or> Hol dipped G,l.,,ni,..d 11 inch X 5 '.'l inch W•Jye A[J(ho1> Powdt>r uinlc>d [PC] MJ!erial; ~cc'.",' dut), high quality steels t.1ainf:am• c.n.W.ASTM ASJ l J•3"0D Loci< su_:>port A5TM A 108-~3 3/4 • R-:und-bar ri~i,h ol-6 mil< TGIC, U'.' re,i,tant polyester rowd•r <oa, cojor applied tc steel sandblasted to r,ear c•Jl1he \Wight 66 lbs A,lfhm, ~of dipped Gahc:ni,cd ¼ ioct, X 5 1,; inch Wc<l~e .~ocho,s OTHER MODELS W2704 W3606 l.'\17510 0 L3 BY CORA -MODEL#EXPO H5O8 CAPACITY OF 6 II eAllSE eAL V. HIRE IN /Bmm Rlll3BER HOSE ST AKE TREE WITHOl/f DAMAeE TO ROOT BALL. SCAR/Fl' SIDES AND BOTTOM OF TREE PIT PRIOR TO PLANT/Ne. UNTIE AND FOLD BACK TOP 113RD OF BURLAP. SET TREE PL/JMJ3. STAKE TREE AS SPECIFIED POSITION/Ne STAKE NfTHOJJr DAMAeE TO ROOT BALL. TOPSOIL DEPTH AS PER SPEC. ON SCARIFIED SUBeRADE. FILL NITH TOPSOIL 2/3RDS RJLL AND REMOVE STRAPP/Ne AND 1/3 TOP OF BURLAP. 5Cmm BARK MILCH IN ALL PLANT/Ne AREAS UNLESS OTHERJ,//SE SPECIFIED (SEE PLANTIN6 PLAN/. eRADE TO TOPS OF CURBS, NAJ.KS, AND DR/VENA YS ETC. 1 TREE PLANTING DETAIL L3 NTS 5 ◄ MA6LIN PICNIC TABLE AND BENCHES UNIT# /'11..PT/200, CLUSTER SEAT/Ne MATERIALS 3 MLPT1200\I SIZE "" e MAG LIN A 112s12009 SCALE1 l1Z4 SIEH 1 OF 1 2 TT-IE MLPT/200 SERIES CLUSTER SEAT/Ne TABLE AND BENCH ENDS ARE MADE FROM SOLID GAST ALUMINUM. TT-IE TABLE TOP AND SEATS EMPLOY /PE HOOD. DIMENSIONS HE/6HT, 30.00" (1b.2CM/; LEN6TT-I, 10.00" (/77l¾M/; vl/Dm, b1.25" (/10UM) FINISHES ALL STEEL COMPONENTS ARE PROTECTED vi/THE-COAT RUST PROOF/Ne. TT-IE MA6L/N POvlDERCOAT SYSTEM PROVIDES A DURABLE FINISH ON ALL METAL SURFACES. /PE HOOD SLATS ARE FINISHED vi/TT-I PENETRAT/Ne SEALERS. METAL COLOUR, 6RAPHITE INSTALLATION TT-IE MLPT/200 SERIES CLUSTER SEAT/Ne UNITS ARE DELIVERED PRE-ASSEMBLED. HOLES (05") ARE PROVIDED IN EACH FOOT FOR SEGUR/Ne TO BASE. INSTALL ON, SURFACE /'10/JNT ON CONCRETI: IF CLUSTER SEAT/Ne IS ON 6RA55 OR PLAY SURFACE; THEN INSTALL ON CONCRETI: PAD. CONCRETE PAD TO BE 10"X10" SQUARE, 4' DEPTH CONCRETI: ON b" DEPTH COMPACTED ROAD BASE SUB BASE. TYPICAL. 8 BENCH L3 BY MASLIN 0 2 I 22 Oll-020P .zip LANDSCAPE AACH ITE[TURE FW><a>22 l!:0./EO FOF! OP ,.,.,.,_ PRELIMINARY' DRAH/116 FOURPLEX 22306 122 A VENUE, MAPLE RIDGE, BC LANDSCAPE DETAILS /I.FEB2022 VAR/ES BN L3 BN 1111./'1 BN BN OF4 22-011 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: DRAWN: DESIGN: SCALE: DATE: M2LA PROJECT NUMBER: DRAWING TITLE: PROJECT: DRAWING NUMBER: REVISION DESCRIPTIONNO. DATE DR. property of M2 Landscape Architects and may not be reproduced or used for other projects without their permission. c Copyright reserved. This drawing and design is the SEAL: Tel: 604.553.0044 New Westminster, British Columbia #220 - 26 Lorne Mews V3M 3L7 Fax: 604.553.0045 Email: office@m2la.com ti REFERENCES .1 cmc Doc 2 zooe CDIIJllY with al.I articles in the General Conditions of Contract In coo junction with this section unless superseded by other Contract Docu11ents. .2 B.t Larw:lscape Stilldard, '1th editiort 2008, prepared by the B.C. Society of L;iulscape Architects and the B.C. Landscape & Nll'sery Association, jointly. All work and 11aterials shall lll!et standards as set out In the B.L Landscape Stand;rd unless superseded by tlis specifi[ilfion or as directed by Landscape Arctitect with 'lfl'ilten instruction. .J MASTER ttlNICIPAL SPECflCATIONS & STANDARD OET AILS, 2000 ecition. Jrepared by the Consulting Engineers of British Colianbia, Roadblilders and Heavy Coostructlon Association, and the tklnicipal Engileers Dirision .4 STANDARD FOR LANDSCAPE IRRIGATION SYSTEM, 2008: Prepared by the Irrigation Industry Assaciatloo of British Colurilla. . 5 HUNl□PAL BYLAWS AND EOlEERNG SPECFICATONS WHERE NOTED . 12 TESTING .1 A. ctrrent (not more than one month! test for all ~owing 11edum to be used on this site is required Proride i:lld pay far testing by an Independent testilg facility pre-approved by the Landscape Arclitect. Deliver 5r0wing medium test results to Lillldscape Architect for rniew and apprcr,al prior to placl!llll!nt. Refer to Section 3.4 Gr11wilg Medi1.1n Testilg for procedure.. .2 Owner reserves the right to test or re-test materials. Contractor responsible to pay for testing if materials do not meet specification. 13 SlllHITT ALS . 1 Any alternah~ products dlfferlr.g from that contained in the contract documents must be pre-approved by the Landscape Arcllltect . . 2 Submittals to consist of prodU(t sal'lple or mi:l'lufadurer's prodoct dl!scription . 14 SITE REVIEW .1 Under the terms of the Landscape Architect's Contract with the Owner c11d where the Landscape Architect is the designated reviewer, the Landscape Architect vil observe c111nstmtion n is necessary in their opinion to confirri conformance to the plans and specifications. Contact Owners Representative to arrange for site observation at the appropriate tites. Allow two days notice. Observation schedule may Include but will not be l111ited to the fol.lowing: .1.1 Start Up Site Meeting, General Contract: Prior to any site disturbance, a aeeting with the general contractor to review tree preservation issues, general larldscape issues and municipal requirements. .12 Start Up Site Meeting, Landscape Contract (if separate): At the start of work with Owner's Representative, Site Superintendent and Landsci311e Contractor; a aeeting is to be held to review expected work and to verify the acceptabmty of the suh9"ade and general site conditions to the Landsci311e Contractor. Provicle growing 11ediu11 test results for this meeting. .1.3 Progress Sile Visits: To otiserve 11aterlals and workm.rishlp as necessary through tl'ie course of the work. Review of different aspects of the lil'ork may be dealt lll'lth on any sln!je Ylslt. Such ele11ents may Include: Site Layout, Rou!I) Grading, Growing Medium -quality, depths, finish gradilg; Drainage and Drainage Materials; Lawns or Grass areas; Planting-plant material inch.ding negotiations with suppliers, nursery inspections, plant sizes, quality, quantity, planting practice and layout, tree support; Mulch; Irrigation Systems; Play Equipment; Site Furniture; and other elements of the site development lil'here the L.ridscape Architect is the desl!Jlated reviewer such as, Pedestrian Paring, fencing. Noo-stroctural walls and slabs.. Unit Paving, . IA Stmstantial Performance: Review of all work, accountilg of all substitutions, deletions; plant co1.11ts, preparations of cleficierq list, and reco1111endations for completion . .15 Certlfk:ate of C!lllpletion: Upon tl'ie declaration of Substantial Performance, a recom11endation for the Issuance of the Certificate of Completion 111'11 Ile aade to the Payment Certifier as defined in the contract. .1.6 Deficiency Review: Prior to the completion of the holdback period, check for m1pletion of deficiencies. Once completed, a Schedule 'C' will be issed where reqllred. .1.7 Warranty Revielll': Prior h> the completion of the waranty period l•/-11 months after issuance of the Certificate of Completion], review all waranty 11aterlal. and report reccmmendations for waranty replace111ent. tS WORKHANSHP . 1 Unless otherwise Instructed In the Contract Docu11ents, the preparation of the subgrade shall be the responsilility of the General Contractir. Placement of grovilg medium constitutes acceptance of the subi;,-ade by the Landscape Contractor. Any subsequent corrections to the subgrade retp,Jired are the respom;itility of the Landscape Contractor. .2 All work and superintendence shall be perfor11ed by personnel skiUed in landscape contractilg. In addition, all personnel applying herbicides and/ir pestiticles shall hold a current license issued by tl'ie appropriate authorities. . 3 A site visit is required to beco•e fa11iiar lrith site conditions before bidding and before start of work . .4 Confir11 location of all services before proceeding with any work. .5 Notify Landscape Architect of any clscrepancies. Obtain apprHal from Landsci311e Architect prior to deviating from tl'ie plans. .6 Take appropriate lll!asll'es to avoid environmental. darnilje. Do not dump any wasle raalerlals into water bodies. Confora ltith all fecleral, provincial and local statutes and glldelines. . 7 Collect and dispose of all debris and/or emss material fr011 landscape operations. Keep paved sll'faces clean and repair damage resulting fr1111 landscape work. Repairs are to be completed prior to final acceptance. . 8 Where new work connects with eidstilg, and where existing work is altered, make good to match existing 1.11disturbed coodition. 16 WARRANTIES .1 Guarantee all materials arid workmanship for a 11ili11um period of one ruu year fro• the date of Certificate of C1111pletiOll .2 Refer to individual sections for specific warranties. 2.1 SCOPE OF WORK . 1 Other concltions of Contract 11ay apply. Confirm Scope of Work at time of tender . .2 Work lndudas ~ply of all rtlated lt111s and performing all operations necessary to complete the work In accordance with the drawings and specifications and generally consists of the following: . 21 Retention of Existing Trees vher1 shown on ~awings . . 22 Finish Ciradilg and Landscape Drainage . .23 Supply and placment of growing 11edu11. .24 Testing of imported growing medilln and/or site topsol, .25 Supply and incorporation of additives to 11eet require11ents of soil test and Table One, . 26 Preparation of planting beds, s~ply of plant material and planting . . 27 Preparation of rou~ grass areas, supply of materials and seedilg . . 28 Preparation of lawn creas, supply of materials and sodding . . 29 Supply and placet1ent of bark 11ulch . . 210 Maintenance of planted and seeded/sodcled areas until accepted by O~er . .211 SEPARATE PRICE: Establishment Maintenance, Section 3.11. . 212 Other work: Work other than this list, not specified by Landscape Architect . 2.2 MATERIALS . 1 Growing Mediu11: Confor11 h> BC Landscape Standard for definitions of inported and on-site topsoil. Refer to Table One below . TABlE ONE, PROP£RTIES OF GROWING l'EDIUH FOR LEVEL 2 GROIHD Alli LEVEL 3 HIURATE AREAS Canadian System of Soil Classification Textural Class: "Loamy Sand· to ·sandy Loa11". Applications Low Traffic Areas. High Traffic Planting Areas Trees and Large Sll'ubs Lawn Areas and Planters Growing Hedl111 Types 2L !H 2P Texture Percent Of Dry Wei~t of Total Growing Meditn Coarse Grave~ 0-1% 0-1% 0-1% larger than 25mm All Gravel: D-5% 0-5% 0-5" larger than 2ma Percent Of Dry Weight of li'owlng Medium Excluding Gravel Sand: larger than o.os .. SD-80% 10-90% 40-80% saallll!I" than 2.0 .. Slit, larger than 0.002mm 10 -25% 0-15% 10-25% 511c1[1er than 0.05mm Clay, 0-25% 0-15% 0-25% saaller than 0.0021111 Clay and Silt Combined maximum 35X maxnum 15% 11axilu11 35% Organic Content !coast~ 3-10% 3-5% 10-20% Organic Contini Gnt1riorl: 3-5% 3-5% 15-20% Aci~ty lpHf. 6.0-7.0 6.0-1.0 4.5 -6.5 Oralnaga: Percolation shall be such lhat no standing water is visible 60 llinutes after at least 10 minutes of mDderate to heavy rain or irrigation. . 2 Fertilizer: An Or!jink and/or inorganic ca.pound containing Nitrogen (NI, Phosphate 1251. and Potash lsoltmle 21 ii proportions requirecl by soil test . . 3 Lime: Ciround agricultural. limestone. Meet requi'ements of the B.C. Landscape Standard . .4 Orgillic Additive: Commercial. coqiost product to the retp,1irements of the B.C. Landscape Standard, 6th edition and pre-approved by the Landscape Architect. Reconnended s~pliers: The Answer liarden Products, Fraser Rkhmond Soils&. Fhre, Stream Organics Hanage11ent. . 5 Sand Clean, washed p111p sand to meet reqlireaents of the B.C. Landscape Standard . .6 Corq,osted Bark Hutch: 10m• l3/8N) minus Fir/Hemlock bark chips and fines, free of ch1.11ks and sticks, dark brovn In colour and free of all sol, stones, roots or other extraneous 11atter. Fresh orange in col.oor bark viii be rejected. .7 Herbicides and Pesticides: If used, roost conform to all fecleral, provincial and local statutes, AppUers 11ust hold current Ucenses issued by the appropriate authorities in the area. .8 Filter Fabric A non biodei;,-adable blanket or other filtering membrane that viii allow the passage of water but not fine sol pa-tides. [Such as NIRAFI 140 NL, CiEll.DN N40 OR AMOCO 4545 or alternata produtt prt-approvad by tha Landscapa Archltact.1 .9 Drailage Piping if reqlired: Schedule 40 PVC nominal sizes. .10 Drail Rock: Clean, round, ilert, lklrable, and have a maxi11um size of 1911111 and cootaining no 11aterial smaller than 1Dm11. .11 Plant Material: To the requirl!lleflts of the B.C. Landscape Standard. Refer to 3.9, Plants and Planting. All plant material must be provided from a certified disease free nursery. Provk:le proof of certification. .12 Sod: Refer to fndiYldual. sections In this specification. . 13 Supplier and installers of Hl"'enlal block walls to provide enginHred ck'awlngs for all walls: signed and sealed drawings for all walls, lndlvlcklally, In exusi of 1.211, II' co11binations of walls collectively in excess of 1.211. Installations m11St be reviewed and si!Jled off by Certified Professional Engileer; inlcude cost of engineering services in Tender price. . 14 Miscellaneous: Any otl'ier lliterial necessary to complete the project as sho~ on the drawings .rid described hereil . 3.1 RETENTION OF EXISTNG TREES .1 Prior to any work on site -protect individual trees or plant ,-aupings indicated as retailed on landscape plans as vegetation retention areas. .1.1 In some Instances tl'ie Landscape Architect viii tag trees or areas to remail. Discuss tree retention areas at a start-up meeting with the Landscape Architect. .2 A physical barrier 11ust be Installed to delileate clearing boundaries. Refer to physical barrier detal. If detail not provided, comply with local munkipal requirements. .3 No 11achine travel throu~ or within vegetation retention areas or under crowns of trees to be retained is allowed. .4 Do not stockpile soil, construction 11aterials, or excavated materials within vegetation retention areas. .5 Do not park, fuel or service vehicles within vegetation retention areas. . 6 No debris fires, clearing fires II' lrash burning shall be permitted within vegetation retention areas. J No excavations, ~ail or sarvlca tnmchas nor any other dlsr~tlon shall be permitted within v1getatlon retention areas without a rewil!w of thl! proposed encroadnent by the Landscape Architect. . 8 Do not cut branches or roots of retained trees without the apprOYal of the Landscape Architect. .9 Any damage to Histing vagatatlc,n Intended ror prasarvatloo will be stmjact to aval.uation by an I.S.A. Cartlfled Arborist using the ·&11da for Plant Appraisal·, Eighth Edition, 19'J2. .9.1 Replacement planting of equivalent value to the dislurbance will be required The cost of the evaluation and of the replace11ent planting will be the responsibiily of the Cieneral Contractor and or the person(sl rasponslble for the dsturbance. .10 In 11unicipalities with specific tree retention/replacl!lll!!nt bylaws ensll'e co11pliance to bylaws. .11 In situations where required construction may distll'b existing vegetation intended for preservation, contact L..-.dscape Architect for review prior to commencing construction, 3.2 GRADES .1 Ensure subgrade is prepared to conform to depths Sl)tcifled ii Section 3.5, Growing Nediu11 Supply, below. Wiler@ planting is ln«lcatad cloH to Histing traes, prepare suitable planting pock1ts for material indicated on the planting plan. Shape stmgrade to eUminate free standing water and conform to the site grading and drainage plan. .2 On slopes in excess of 3:1 trench subgrade across slope to 150m11 l6") minimllll at 15m 15 ft.I intervals minim111. .3 Scarify the entire subi;,-ade inmediately prior to placing growing medium. Re-ciJtivate where Yehicular traffic results in co11paction during the construction procedures. Enstn that al.I plantilg areas art saoothly contoured after light coapadlon to finished grades. . 4 Elininate standing 111"ater from all filished grades. Provide a smooth. firm and even surface and conform to gracles shown on the Landscape Drawings. Do not exceed 11aximu11 and minimum gradients clefiled by the B.C. L111dscapa Standard. .5 Construct swal.es true to line and i;,-ade. smooth and free of SilJS or high points. Mlnlmllll slope 27', maxlllllm side slopes 10X. AsS1Jre positiYe drailage to collection poilts. .6 Slope not to exceed the foUowing 11aid11um: Rough Grass 3:1. Lawn 4:1. Landscape plantings 2:1. J Finished sol/-.ilch elevation at OOilding to co11ply with municipal retp,1irements. . 8 Inform Landscape Architect of completion of filish grade prior to place11ent of seed, sod, plants or 11Ulch, 3.3 LANDSCAPE DRAINAGE .1 Related Work: Growing 11edium and Filish Grading. Grass areas, Trees Sll'ubs and Gro1.11dcovers, Planters, CriJ Walls. .2 Work lncludell: Site finish gradilg and surface ~ainage. Installation of any ~ainage systems detailed on landscape plans. Note: Catch basins sllolffl on landscape plans for coordination only, confirll scope of work prior to bid. .2.1 Coordinate all landscape drainag1 work with rest of sih dralnag1, Reflr to englnetring drawings and specifications for corw,edions and other drainage work. .2.2 Deter11ine exact location of all existing utilities and structures and underground utilities prior to commencing work, which Iii}' not be located on ~awings and conduct work so as to prevent interr~tlon of service or damage to the111. Protect existing structures and utility serwkes and be responsible for damage caused. .2.3 Planter drains on slab: Refer to Section 3.10, Installing Landscapes on Structures. .3 hecution .3.1 Do trenching and backfilling in accordance with engineering details and specifications. .3.2 Lay drains oo prepared bed. true to line and grade 111th Inverts smooth and free of sags or high points. Ensure barrel of each pipe Is ii contact with bed throughout full length. .3.3 C01111ence laying pit)e at outlet and proceed in •stream direction. .3.4 Lay perfirated pipes lrith perforations at 8p11 and 41111 positioos. .3.S Hake joints tight in accordance with manufacturer's directions. .3.6 Do not allow water to flow throogh the pipas during construction axcept as approved by Engineer. .3.7 Hake waterlight connections to existing ~ains, new or existing 11anhol.es or catchbasins where indicated or as directed by Landscape Architect. .3.8 Plug ~stream ends of pipe with watertight clean out caps. .3.9 Strrourld arid cover pipe with ~ail rock in 1.11iform 150mm layers to various depths as shown in cletails, minimllll 1001111. .3.10 Cover drain rock with non-lil'oven filter cloth lap all edges and sea11s •ini11um 150nn. .3.11 Assure positive drailage, .3.12 Back fill remainder of trench as ildicated .3.1l Protect subdralns from floatation during ilstallatlon. 3.4 6R0WING l'EDIUM TESTING .1 SWmit representative s•ple of growing mediu11 proposed for use on tlis project to an ildependent laboratory. Provide ted resiJts to Landscape Architect prior to placing. Test results to include: .1.1 Physical properties, X content of !Javel, sand, sit, day arid organics. . 1.2 Acidity PH and quantities of li11e or sulphll' required to bring within specified range. .13 Nutrient levels of principle and trace elements and recommendations for requi'ed soil nend11ents. .1.4 Carbon/Nilrogen level. 3.5 GROWING HEDut SUPPLY AND PLACEMENT .1 S•ply all growing 11ediu• reqtired for the perfor11ance of the Contract. Do not load, transport or spread 11rowing 11edium when it is so lil'et that its struchre is likely to be da11aged. .2 Supply all growing meclum alinixtures as required by the soil test. Amended growing lll!diu11 must meet the speclflcatlor, for growing medlu11 as defined In Table One for the various areas. .2.1 Thorougtiy mix retp,1ired amendments into the full depth of the i,olting medillll. .2.2 Special mixes may be requir1d for varioos situations. Refer to drawilg notes for instructions. .3 Place the amendad grolll'ing medium in all grass .rid planting areas. Spread growilg medium ii unifor11 layers not exceeding r {150llffll, over 1.11frozen stmgrada free of standilg water. . 4 Hilimum depths of growing lll!diu11 placed and compacted to 80": .4.1 On-grade: .4.1.1 Seeded and sodded lawn, ....... MM"""'MMM"""'MMM"""'HM,18~ 1450mm) . 4.1.2 Nass planted shrubs & groundcovers .. MH"'""M_ .... ,r 1450ml .4.1.3 GroL11dcover only areas, if defiled on plan .... -M ..... 1S-(45011111 .4.1.4 Tree & larl)I! shrub pit" .lepth to confor11 to depth of rootball -lll'idth shall be at least twice tl'ie lridth of the root ball lrith saucer shaped sides. .4.2 On-Slab: .4.2.1 Irrigated taw~ 11• 1210nnl . 4.2.2 Groundcover area~ 12~ (300nnl .4.2.3 Lalll'n without automatic irrigation ..... ~~ .... ..,., __ ,,.,,..~.12" (3DOnnl . 4.2.4 Shrub & groundcover areasM~"""'M-~ ....... M~M ....... M~J5~ 1380mm) .4.2.5 Trees and specimen strubs-~• l760mml over colu11ns and/or edge of slab (verify column locations on-site for tree locatloosJ .4.2.6 Depth noted includes 1" to 2" l2S-50mrnl s.rid over filter fabric .4.2.7 Haxin1111S-depth growing 11ediu11 except where mo1.11ded fir trees over column points. . 5 Manually 511read growilg medillll/plantilg soil around existing trees, shrubs and obstacles. .6 In perimeter seeded grass areas, feather growing 11ediu11 out to nothilg at edges and blend into existing grades. .7 Finished grilles shall conforri to the elevations shown oo landscape and site plans. l.6 ROUGH GRASS AREA -SEEDING .1 General: Rough grass areas .re noted on the drawings as ·Rough Cirass". Treat all areas clefined as rough grass between all property lines of the project including all boulevards to edge of roads and lanes. .2 Preparation of Surfaces: To B.C. Landscape Standard Class 3 Areas (Rough graHI Section 7.1.1.3 . 2.1 Clean exisling soil by mechanical 11eans of detris over 50mm in any di•ension. . 2.2 Roughly grade wfaces to allow for 11ailten..-.ce specified and for positive ~ailage. .3 Time of Seeding: Seed frOII early spring (generally April 1stl to late fall (September 15th] of each year. further extensions may be obtained on concurrence of the Landscape Arclitect. .4 Seed Supply & Testilg: All seed 11Ust be obtained frori a reco~ized seed supplier and shall be No. 1 grass ■ixture clellvered In containers bearing the follo'il'ing lnfor■ation: .4.1 Analysis of the seed mixture . 4.2 Percental)I! of each seed lype . 5 Seed Mixture: All varieties shall be rated as stror,g performers in the Pacific Northwest and are siJJjed to client approval. 70% Creepilg Red Fescue 20" Annual Rye S" Satll'n Perennial Rye 57' Kentucky Bluegrass For Wildflower Arias use a nixtll'e of Wldflowers with Hard Fescues {Terralink Coastal Wildflowers) with Hard Fescue or pre-approved alternate. .6 Fertilizer: Mechankal seeding: Apply a complete s,nthetic slow-release fertilizer with 11axinlD 35% water slllitle nitrogen and a fomulatlon ratio of 18-18-18 -50% sulpll.Jr urea coated. 112 kg/hal100lbs/acrel usilg a mechanical spreader. .7 Seeding: Apply seed at a rate of 112k/H OOOlbs /acre] with a mechanical sprNder. lnc011Jorate seed into the top V4" (6-111 of soil and lightly cOllpact. . 8 Acceptance, Provide adequete protection of the seeded areas until tonditions of acceptance have been 11et. Comply lll'ith Settion 3.7 Hydroseeding, 3.7 HYDROSEEDING .1 May ha used as an alt1rnate to 11echanlcal seedng In rough grass areas. .2 Nay not be used in areas of lawn unlass pre-approved by the Landscape Archittct prior to bidding, .3 Preparatlor, and li'owilg Medlllll: .3.1 In anas of Rough Grass: Comply 'il'lth S1ction 3.6 Rough Grass. . 3.2 Where approved for use in areas of lawn, comply witf1 Section 3.8 Lawn Areas: Soddil!J. . 4 Prot1ction: Ensure that fertllzer ii solution does not to11e in contact with the foliage of any trees, shrubs, or other susceptible vegetation. Do oot spray seed or mulch on objects oot expected to grow grass. Protect existing sile equip11ent, roadways, landscaping, reference points, 1100111ents, marlers and structures from damilJe. Where contamination occurs, remove seeding slurry to satisfaction of and by 11eans approved by th1 Landscape Architect .5 Mulch shall coosist of virgin wood fibre or recycled pi311er fibre clesigned for hydraulic seedilg and dyed for ease of monitoring appHcation. If using recycled paper ■aterlal. for wood titre smlstltute use 135" lby weight!. Conform to B.C. Landscape Standard for miJch requlret1ents. .6 Wat1r: Shall bl free of any iq)urltlas that 11ay have an Injurious effKt on the success of seeding or may be harmfiJ to the environment . J Equipment: Use industry standard hydratiit seeder/mulcher equipment with the tank volt1na certified by an identification plate or sticker affixed In plain view on the eqllp11ent. The hydraulic seeder/11t1lcher shall be capable of sufficient agitation to nix the material into a homogenous slll'ry and to maintain the slurry in a ho110genous state until It Is i311plled. The discharge pu11ps c11d gun nozzles shall be capable of applying the 11aterlals 1.11lfirmly over the clesignated area. .8 Application Rate: .8.1 Seed Mixtll'f!: 136 kg/ha 1125 lbs/acrel . 8.2 Fertilizer: 112 lc!Jlha (100 lbs/acre! .8.3 Coastal Widflower Mix: Where specified, apply 131 lbs/acrel [1/4 lb,: 1 lb. of grass seed) . 8.4 Notes: .8.4.1 At the time of Tender provide a coqilete chil't of all components of the rix proposed including 11ulch, tackifier, water etc. Sloped sites requi'e taclcifier. .8.4.2 Fertilizer: . 8.4.2.1 Rough Grass: If a soil analysis is avalable, c011ply with results . .8.4.2.2 Lawn: Where hydroseeding is approved, comply with soil analysis recom11endations. .9 Accurately measure the quantities of Nth of the materials to be charged into the tank either by 11ass or by a commonly accepted syste11 of mass-calibrated voltne measurements. The materials shall bl! added to the tank wl'ie it is being filled with watar, in the following sequence; seed, fartiiztr. Thoroughly 11ix into a honn:lljenous slurry . Attar charging, add no water or otl'ier 11aterial to the llidll'e. Do not leave slurry in the lank for 11ora than foll' 141 hours. ,10 Distribute slll'ry uriformly over the surface of the area to be hydroseecled. Blend application ilto previous applications and existing grass areas to form urifOl'II surfacas. . 11 Clean up: Re111ove all materials and other debris resultilg from seedilg operations fro11 the job site . .12 Maintenance: Begin maintenance Immediately after seeding and continue for 60 days after Substantial [oqiletion and untl accepted by the Owner. Re-seed at three w1ek intervals wl'iere IJl!rllination has failed. Protect seeded areas from da11age with temporary wire or twine fences complete with signal)!! until grass area is taken over by the Owner. Water In sufficient (Jlantitias to ensure deep penetration and at frequent lnt1rvals to maintain Yigll'Ous growth until i;,-ass is taken over by the Owner. It is the Owner's responsilility to s~ply water at no e:rira cost to the Contract. . 13 Acceptance of thl Rough Grass Areas: Proper !)lrmination of all specified grass species is tile responsibility of the Landscape Contractor. The grass shall be reasonably well ntabllshed, with no apparent dead or bare spots and shall be reasonably free of weeds lh> B.C. Landsci311e Stanllard, Section 13 Maintenance Level 4 (Open space!. Sixty days after substantial completion, areas 11eeting the conditions above will be tahen over by the Owner. Areas seeded in Fall dl be accepted in Sprilg one month after st.rt of growing season. provided that tile above conditions for acceptance are fulflled. 3.8 LAWH AREAS -SOOONG .1 General: Treat all areas defiled as lawn areas on the landscape plan between all property lints of tl'ie projl!cl including all boulevards to edge of roads and lanes, .2 Growing Hediia: Comply with Section 2.2.1, Growilg Medillll. Prior to sodding, request an ilspection of the finished grade, and depth and condition of growing meditn by the Larldscape Archltact. ,3 Tilll! of Sodding: Sod from April 1st to October 1st. FIJ'ther axtensions may ba obtained on concurrence of the Landscape Architect. .4 Sod Supply: Cc,nform to all conditions of B.C. Landscape Standard, Section 8, B.C. Standard for Turfi;,-ass Sod . .5 Specified TLl'f9'ass by area: Refer to Table 2 below. TABlE 2 SPECIFED TURFGRASS BY AREA Am CLASS 1 CLASS 2 CLASS 3 SPECIAL Description Lawn, all areas noted on drawings as lawn i1 urban clevelop11ent sites including boulevard grass Grass -public pDs, industrial and institutional sites Rough Cirass Quality Grade No. 1 PremiLlll No. 2 Standard see hydroseedng Hajor Species Kentucky Blue for sun, Fescues for shade .... ,6 Lime: The ll■e shall be as defined in Section 2.2.3, Materials. Apply at rates recommended in required soil test. Refer to Section 3.4 for method .7 Fertilizer: Refer to Section 2.21 Materials. Apply specified fertlizer at rates shown in tl'ie required soil test. Apply with a mecharical spreader. Cultivate into grolll'ing medium 48 hours prior to sodding. Apply separately from lile. ,8 Sodding: Prepare a smooth, fir■, even surface for laying sod. Lay sod staggered with sections closely butted, without overlapping or gaps, smooth and even with adjoinilg areas and roll ll!l)tly. Water to obtain 11oisture penetration of 3H to 4• 1'1-10cml. Coqily with requlre111ents of BC Landscape Standard Section 8, BC Standard for Turfgrass Sall . 9 Maintenance: Begin 11alntenance lm11edlately after sodding and contioo1 for 60 days after Substantial. [011pletion and until accepted by the Dvner. Protect sodded areas from dnage with temporary wire or tvile fences complete with signa!JI untl la~ is taken over by the Owner. Water to obtain moisture penetration of 3• to 4• l1-10c11l at Intervals necessary to maintain sufficient growth. Keep i,ass cut at height of belveen 1-Vr 14ml and r (Semi. Provide adequate protection of sodded areas against diltalJI! until the turf has been taken over by Owner. Repa.-any damaged areas, re-i;,-ade as necess.ry. Aeration may be required if in the Landscape Architect's opilioo, drainage ttrou~ the sod base 11eclum Is Impaired . .10 Acceptance of lalil'n Areas: The turf shall be reasonably well established, with no i11Jparent dead spots or bare spots and shall be reasonably fret of wl!tds Ito B.[. Landscape Standard, Section 13 Malnterianca Level 2 (Appearancal. UH harblcldes If nacl!Ssary for wed re111oval 1.11less other comllions of contract forbid their use. After the lawn has been cut at least twice, areas 11eeting the cooditions above will be taken over by the Owner . 3.9 PLANTS Atll PLANTING .1 Conform to planting layout as shown on Landscape Plans. .2 Obtain approval. of Landscape Arthitect for layout and preparation of planting prior to com11ence11ent of plantilg operations. .3 Hake edge of beds with S11ooth clean defined lines. .4 Time of Plantilg: .4.1 Plant trees, shrubs and groundcovers only durilg periods that are normal for such work as cletermiled by local weather conditions when s1asonal conditions are likely to ensure succeHful adaptation of plants to their new localion. .5 Standards: .5.1 All plant raalerial shall conform to the requirements of the B.C. Landscape Standard, 7th edition 2008, urtess exceeded by drawilg Plant Schedule or this specification. .S.t1 Refer to B.C. Landscape Standard, Section 9, Plants and Planting and In Section 12, BO.NA Standard for Container Grown Plants for mini.um standards. .5.1.2 Refer to Plant Schedlie for specific plant and container sizes and comply with retp,1irements. .S.2 Plant material obtailed frOII areas with leu savera diraatlc conditions shall ba grown to withstand the site climate. .6 Review: .6.1 Review at the source of supply and/or collection paint does oot prevent subsequent rejection of any or all planting stock at the site. .7 Avalablllty: .7.1 Area of search includes the Lo'!fer Mainland and Fraser Valley. Refer to Plant Schedule for any extension of area. .7.2 ~ply proof of lhe availability of the specified plant 11aterial within 30 days of the award of the Contract . .8 Substitution: .8.1 Obtain Witten approval. of the Landscape Archltact prior ro 11aklng any substitutions to th1 spacifled aaterlal. Non-approved substitutions vlll Ile rejected . .8.2 Allow a milimllll of 5 days prior to delivery for req1Jest to substitiute, .8.3 Smstitutions are subject to BC Landscape Standard -definition of Conditions of Availability. .9 Plant Species & Location: .9.1 Plants shall be true to name and of the height, caliper and size of root ball as shown on the landscape/site plan plant schedule. Caliper of trees is to be taken 6. (15cm) above grade . .9.2 Plant all specified species in the location as shown on the landscape drawings. Notify Landscape Architect if conflicting rock or 1.11dergroond/overhead services are encountered . .93 Deviation of given planting location will oliy be allowed after review of the proposed deviation by the Landscape Architect. .10 Excavatlc,n: .10.1 Trees and larg1 shrubs: Excavate a saucer shaped tree pit to the depth of the rootball arid to at least twice the width of the rootball. Assure that firished gracle is at the original gracle the tree was grown at . .11 Drainage of Planting Holes: .111 Provide drainage of planting pits where required. ie. on sloped coocitions, break out tl'ie sicle of the planting pit to allow drainage down slope; and in flat comitioos, mound to raise th1 rootball abowa l11parrious layar. Notify tht Landscape Architact whara Iha ~ailag1 of pl111tlng holas is limited. ,12 Planting and Fertiizilg Procedures: .12.1 Plant all trees 111d shrtms with the roots placed in th1ir natural. growing position. If burlapped, loosen around tl'ie top of the ball and cut away or fold under. Do not ptil burlap from under the ball. Carefully re110ve contaiiers without injuring the rootballs. After settled in place, cut twine, For wire baskets, clip and remove top three rows of wi'e . . 12.2 FUthe planting hol.n by ganHy firring the grovlng madlu■ around the root system in 6" (15c11I layars. Settle the sol ltith water. Add soil as raqulrtd to mat finish grade. Leave no air voids. When 2/3 of the topsol has been placed, apply fertlizer as recco11encled by the required soil test at the specified rates . .12.3 Where planting is indicated adjacent to existing trees, use special care to avoid disturbance of the root system or natural ,-ades of such trees . .12.4 Where trees are in lawn areas, provide a clean cut nilched 900nn l3 ft.I diameter circle centered on the tree. .13 Stahing of Trees: .1l1 Use two ricrx5' stakes, unless superseded by 11unicipal raquirelll!!nts. Set stakas minim1112 ft. in soil Do not drive st aka thrcuagh rootball. .13.2 Leave the tree carefully vertical .133 Tie with pre-approved connerclal., flat woven polypropylene fabrk belt, mlninlll width 191111 [3/4•). Approved product: ArbirTie -available from DeepRoot. .1l4 Coriferous Trtes over 6 ft. height, &ly with three 2-strand wires {11 gauge). ~ve three stakes equidistant around the tree c1111pletely below grade . .1l5 Trees 6 ft.• on Wood or Concrete Decks: Guy n above using three dead11en (min. 2'xLx4 ·1 buried to the 11axi11u11 possible clepth instead of stakes. .13.6 Mark all guy wires with visible flagging 11aterial . ,14 Pru!Wlg: .14.1 Limit pruning to the minintn nacnsary to remove dead or lnjurld brancher.. Prar.arva the natural charar.tar of the plants, do not cut the luder. UH oliy clean, sharp tools. Hake al.I cuts clean and cut to the branch collar leaving no stubs. Shape affected areas so as not to retain water. Remove damaged material .15 Mulching: .15.1 Mulch al.I planting areas with an even layer of 11Ulch to 2-V2-3" 165-75mm) depth. Confir11 placement of roolch in areas labeled "Groundcover Area" on ~altings. Hutch a 3 fl. l900mml ciameter circle aro1.11d trees in law areas, leave a clean edge. .16 Acceptance: .16.1 The establishment of all plant 11aterial is the responsibility of the Landscape Contractor . .17 Plant Material Maintenance: .17.1 Maintain all plant 11aterial for 60 days after landscape work has received a Certificate of Completion. .17.2 Watering: [onfor11 to B.[ Landscape Standard, Section 13.3.2 -Watering and generally as follows: .17.2.1 Water to supple11ent natural rainfall such that the soi moisture content is kept to 50% to 100X of field capacity, Water to the 'NII depth of the root zone each time, The Owner is responsible h> supply vatar at no adra cost to the Contract. Confir11 source of water prior to beginring work. .173 Use appropriate 11easures to co11bat per.ts or diseases damaging plant 11atarial.. Comply wilh all local governing statutes and glidelines for chenical control. ,17.4 Plant material which fais to survive shall be replaced in the next appropriate season as detenained by the Landscape Architect . .175 Repair tra guards, stakas, and guy wiras, when necessary. .17.6 Maintail areas relatlvtly weed frae. lAppaarance ltvel 2, B.C. Landscape Standard, Chaptar 1l) . .17.7 Maintain mlich to specified depths . .18 Plant Warranty:: .18.1 Replace all unsatisfactory plant 11aterial except those designated HSpecimen· for a period of one 111 ye;r after the Certificate of [011pletion. Replace al.I unsatisfactory plant material designated ·specilen~ for a period of hlo 121 years after the Certificate of Coqiletion. Replace all 1.11satisfactory trees and shrubs and cc,ntiooe to replace tl'iese until the specified number is co11plete and satisfactory to the Landscape Architect. Such replacement shall be subject to tl'ie notification, inspection and approval as specified for th1 orlgilal plantilg, and shall not constitute an extra to the Cc,ntract. .18.2 Those Plants, klentified as laardy witlin one zone of th! Canada Depart11ent of AgriciJture tonal class for tile area, spl!Cifil!d by the Landscapl! Architact and install1d by the Landscape Contractor which are killed through belov normal temperatll'es !below the average of the extreme 11illmum temperatures officially recorded ii the araa concerned, In the last 10 yearsl. viii not be replaced ltitllout cost of r1place111ent borne by the Owner. .18.3 A review may be requested during the latter part of the warranty growing season. All plant material sholll'ing well developed foliilJe, healthy t;1rowth .rid bud forming, wil tl'ien be taken over. .18.4 For all plant 11aterial, the Landscape Architect reserves the ri~t to edend the Contractor's responsiJility for another growing season if, ii his oplrion, leaf developlll!nt and 11rowth is not sufficient to ensure fultn satisfactory growth. .18.5 Where th1 Owner is responsible for plant maintenance and has not provided adequate maintenance, the plant replacement section of the contract 11ay be declared void . The Landscape Architect shall determine whetl'ier maintenance has been satisfactory using the B.C. Landscape Standard, Section 13, Hailtenance as the guide. The required ■ailtenanca standard Is a mlnlmu11 of Level Three -Hedum. Rater to Section 3.11, Establlsh11ent Maintenance . .18.6 The Landscape Contractor is responsille to replace any plant material or repair any conslruction included in the Contract that is damaged or stolen 1.11til the issuance of the Certificate of Completion. .18.7 Deviation from the specifications Iii}' require extension of the WilTanty Period as deterllined by the Landscape Architect . 3.10 INSlAL~OSCAPE ON STRUCTURES .1 Verify that iirainage and protection 11aterial is completely installed and acceptable before beginning work. Contact Landscape Architect for instructions if not in place. ~ .2 Coirdlnate work with conslruction.o~nters and planter ~alnage. .2.1 Verify that planter ~ains are in place and.p.~ge to roof drains is present prior to placing any drain rock or soil. .3 Provide dean oot at all through-slab drain locations. Use 300m~ Pipe filled with hil rock 1.11less spetitic drawilg detail shown . .4 klstall drain rock eveliy to a mirimu11 clepth of 4• [100nnlor alternate sheet ~rain.~tall sheet drain as per manufacturer's recommendations. 5 Cover drain rock lor alternate sheet drain if specified on drawing detailsl with filter fabric lapp1ng·6~I 50m11I at all edges. Clltain approval of ~ainage system prior to placing i;,-owing medh.n. .6 Place an even layer of 25 -50mm clean washed piap sand over filter fabric . .7 Place growing medilD to depths specified in Section 35 above for various surface treatments. Refer to Drawing details for any light weight filler·r~d to alter grade. Use Styrofoam block over drain rock shaped to provide smooth surface transition at edges. Butt each piece ti~tly together and cover lrith filter fabric to preve~from ■lgratilg downward. -------- 3.11 ESTABLISHMENT MAINTENANCE (Provide a separate price for this sectionl .1 Intent: The iltent of Hestablishment~ maintenance is to provicle sufficient care to ne'itly installed plant material for a relatively short period of time to ensure or increase th1 long tem success of the planting. Tl'ie objective is the adaptation of plants to a new site in orcler to obtain the clesi-ed effect fro11 tl'ie planting while reducing the rate of failure and unnecessary work associated with iaproper establishment. Establishment of maintenance procedll'es apply to all new and retained vegetatioo including cultivated turft;1rass areas and new trees and shrubs . .2 Maintenance Period: Provide maintenance of installed landscaping for 12 months following sitstantial completion, .3 Related Standards and Legislation: B.C. Landscape Standard, latest edition; Fertilizer [ode., B.C. Pesticide Control Act. .4 Site Review: In addition to the inspections at substantial completion, at final progress ~aw illJplication, and at the end of the guarantee period, there should be three other reviews during the 12 11onths attended by the Contractor and a designated representative of the Owner. Maintain a logbook and reporting procedures and submit to the desi!Jlated representative. 5 ScheOOllng: Prepare a schedule of anticipated visits and sWnit to designated representative at start-up. Hailtenance operations shall be carried out predo11ilately dll'ing the growing season between Marth 1st and November 30th. however visits at other ti11es of the year may be required. .6 Maintenance Level: Ccoply with B. C. Landscape Standard, Section 13, Table 7, Maintenance Level '11edi111·. .7 Materials: Co11ply with Pil't Two of this specification. .7.1 fertilizers: To the reqtire11ents of the B.C. Landscape Standard For11ulations and rates as required by soil testing . .8 Plant Material Establish11ent: .8.1 Watering: Dll'ilg the first growing season, water new plants at least every ten (101 days between April 1st and July 31st, and every twenty 1201 days between August 1st and September 15th. Minintn 25 gal.Ions per tree per application. During the second grolring season, water new planls at least every twenty days between April 1 and Jliy 31 and orKe betwan August 1st and Septl!lllber 31st. Apply water at a rate and dtratlon such that the water content reaches field capacity to the full depth of the growing •ediu•. Apply lll'ater again when the water content reaches 25" of field capacity, Provicle and .-rigate lrith water in the event tllat any auto11atic irrigation system malf1.11ctions or has not Ileen c011pletely installed. Scheduled applications of water shall be missed only lll'hen rainfall has penetrated the soil fully as required. .8.2 HW:h: Haintain 11ulches in the original areas and to the original depths. .8.3 Weed Control: Re110ve all weeds from all areas at least once per 11onth during the grolring season by OOeilg or cultivation to a 11aximtn depth of 80m11, hand-pulling, or, if necessary, by the use of herbicides . .8.4 Pest and Disease Control: Inspect all planted areas for pests and diseases periodically and at least every two 11onths OOring the growing season by an experienced person. Carry out treatment for pests or clseases promptly and consistently for maximum effectiveness. Comply with all B.C. Pesticide Control Act and ninicipal require11ents. .8.5 Tree Support: Maintain stakes, guy wires and tin one full growing season. Check ties at least every tvo 1111nths to ensure that they are not caur.ing a depression ii the bark. Loosen, repair or replate ties as necessil")', Re111ove an stakes guy wires and ties after the first growing season except 'il'here larl)I! !Tees require continuing support in the opilion of the Landscape Architect. All flagging of guy \tires shall be visiJle and in good repai' . .8.6 Pruning: Inspect all trees and shrubs at least every two 11onths during tl'ie growing season; prune to remOYe all clead, weak or diseased wood. Haintail the nattral shape of the plant. Carry out dipping or shapilg only if required in the 11aintenance contract for specific varieties II' conditions. .8.1 Fertilizing: Onca durilg the twelve 11onth period of establishlll!nt 11alntenance fertmze shrubs, trees and groundcovers accorclng to soil analysis requirements. ,9 Grass Areas Establishment: .9.1 Watering: Use hoses and sprinklers, irrigation systems or other 11ethods to apply water to Class 1 and Oass 2 grassed areas IB.C. Landscape Standard, Section 7, Lawns and Grassesl such that tl'ie grass is maintained in a turgid condition. Supply and irrigate with water in the event of any irrigation system 11al.function, or incomplete installatioo at no expense to the olffler. Apply water to prevent packing or erosion of the soil. Apply water at a rate and OOratlon so that the water content In the growing 11edl1111 reaches field capacity to the full depth of the growing mediLlll. Apply water again when the water content reathes 25% of field capacity. .9.2 Weed, Insect and Disease Control: Inspect grass areas each tilll! they are 11owed for 'iteeds, ilsect pests, and diseases and treat proapHy wl'ien necassary by appropriate •anual methods, or by the 11Se of chenicals in co11pllance with the B.C.S.L.A.IB.C.L.N.A. Landscape Standards latest ecitic,n, Kill broad.eafed weeds in grassed areas by a general appli:ation of a suitable herbicide if the weed population meeds 10 Broadleaf weeds or 50 arw,ual weeds or weedy grasses per 40 stp,1are meters. This application shall reOOce the weed population to zero . .9.3 Fertilizing: According to soil analysis. .9.4 Lilling According to sol analysis .9.5 Holring and Trim11ilg-All areas, The first four cuts shall be a sharp rotary type nlil'er. Excess grass clipping shall be removed after each cut. Holli' al.I grassed areas with a sharp reel or rotary mower when the grass reacl'ies a height of 60mm. Mow to a height of 40mm. EdlJI! with a mecharical vertical cutting edger once per year in March. Remove all grass clippings aftar each cut. .9.6 Aeration: Aeration not reqtired in the first growing season. If necessary, in the second growing season, aerate in early Hay with a suitable 11echanical corer. Core to a depth of 100mm.14·). and reaove cires. .9.7 Repairs: Re-gride, re-seed or re-sod when necessary to restore da11alJl!d or failing 1rass areas. Hatch the grass varieties in the surrounding area. Re-sod, if required, throughout the growing season. Re-seed between April 1st and April 15th or between Septl!lllber 1st and Septe111ber 15th. Protect re-seeded areas and keep moist until the first •owing, 22 Oll-020P .zip 0 2 I LANDSCAPE AACH ITE[TURE FW><a:>22 l!:0./EO FOF! OP FfB/4%>22 PRELIMINARY' DRAH/116 FOURPLEX 22306 122 A VENUE, MAPLE RIDGE, BC LANDSCAPE SPECIFICATION II.FEB2022 BN L4 BN /1TU1 BN BN OF4 22--011 MAPLE RIDGE FOURPLEX SHEET LIST SHEET NUMBER SHEET NAME A100 TITLE SHEET A101 SITE PLAN A102 SITE DETAILS A103 SHADOW STUDY A104 SITE GRADING & CONTEXT PLANS A105 STREETSCAPE A200 BASEMENT PLAN A201 MAIN FLOOR PLAN A202 SECOND FLOOR PLAN A203 ROOF PLAN A301 BUILDING ELEVATIONS A302 BUILDING ELEVATIONS A401 BUILDING SECTIONS 22306 122 AVE, MAPLE RIDGE BC ISSUED FOR ADP - FEB 22 2022 V,ncouwr (Oown1own) 6CK.61'4.Y.ll3~ II Kumar architecture ltd, wwwkuma,;vchilec:tu1e.ccm ::1dmin@kumnr::irchi.1ccturo.com E>tullenc~ Innovation and Holistic: Designs DN DN DN DN DN UNIT 2 PRIVATE AMENITY SPACE 48.2 sqm UNIT 1 PRIVATE AMENITY SPACE 45 sqm UNIT 3 PRIVATE AMENITY SPACE 48.9 sqm UNIT 4 PRIVATE AMENITY SPACE 45 sqm 22 3 r d S T R E E T 122nd AVENUE PR O P E R T Y L I N E PL A N E P P 6 5 7 7 9 PROPOSED FOURPLEX FE 100'-0" = 34.60 m GEODETIC UNIT #2UNIT #1 UNIT #4 UNIT #3 PROPERTY LINE 36 2 7 1 11 9 ' - 0 " RO A D D E D I C A T I O N 14 5 m 2 ( 1 5 6 8 S q f t ) 36 . 2 7 m 36 . 2 7 m 4.00 m 4.00 m EXISTING CITY SIDEWALK PR O P E R T Y L I N E EX I S T I N G C I T Y S I D E W A L K PROPERTY LINE 25603 84' - 0" 36 2 7 1 11 9 ' - 0 " PLAN EPP65779 GARBAGE ENCLOSURE TO ACCOMMODATE 8 X 240 LITRE REFUSE CONTAINERS AND SPACE FOR RECYCLING BOXES AND BAGS. ENCLOSED ON FOUR SIDES & TOP PRESSURE TREATED WOOD CONSTRUCTION 48" W PERMEABLE SIDEWALK 4000 Road Dedication 13' - 1 1/2" 1500 4' - 11" 1500 4' - 11" 4000 13' - 1 1/2" 25603 84' - 0" 7033 23' - 1" 30 0 0 9' - 1 0 " SETBACK 4500 Set Back 14' - 9" CUR B SETBACK N LA N D S C A P E AR E A - RE F E R T O L A N D S C A P E SETBACK 21603 70' - 10 17/32" 4000 13' - 1 15/32" LANDSCAPE SCREENING SHRUBS - MATURE SIZE MIN. 1M TALL -REFER TO LANSCAPE PR I V A T E A M E N I T Y LIN E LEVEL 2 EV CHARGING STATION 75 0 0 24 ' - 7 1 / 2 " ASPHALT SURFACE 6813 22' - 4" 1524 5' - 0" 10233 33' - 7" 55 0 0 18 ' - 0 1 / 2 " 62 1 0 20 ' - 4 1 / 2 " 12 1 9 4' - 0 " 48 9 3 16 ' - 0 1 / 2 " 12 1 9 4' - 0 " 15604 51' - 2 1/2" PRIVATE AMENITY LINE SETBACK BIKE RACKS - 5 SPACES PARKING STALLS UNIT 4 VISITOR PARKING STALLS UNIT 3 PARKING STALLS UNIT 2 PARKING STALLS UNIT1 7270 23' - 10" 10667 35' - 0" 5500 18' - 0 1/2" 5500 18' - 0 1/2" 17929 58' - 10" 5342 17' - 6 1/2" 7500 24' - 7 1/2" 4387 14' - 4 1/2" 4" DIA. X 36" H STEEL BOLLARD ENTRANCE EN T R A N C E EN T R A N C E 539 1' - 9" 6877 22' - 7" 539 1' - 9" 2500 8' - 2 1/2" 2500 8' - 2 1/2" 2500 8' - 2 1/2" 914 3' - 0" 2500 8' - 2 1/2" 2500 8' - 2 1/2" 2500 8' - 2 1/2" 2500 8' - 2 1/2" 1068 3' - 6" 1073 3' - 6" 509 1' - 8" 356 1' - 2" 5500 18' - 0 1/2" 14197 46' - 7" 7000 22' - 11 1/2" 3713 12' - 2" 2129 7' - 0" PERMEABLE SURFACE 2824 9' - 3" 2490 8' - 2" 1524 5' - 0" 1429 4' - 8 1/2" 7337 24' - 1" 4501 14' - 9" 1524 5' - 0" 914 3' - 0" 2024 6' - 7 1/2" 914 3' - 0" 914 3' - 0" 2634 8' - 7 1/2" 3990 13' - 1" 1510 4' - 11 1/2" PERMEABLE PAVER TO DEFINE PUBLIC/ PRIVATE SPACES - DETAILS REFER TO LANDSCAPE TOTAL PERMEABLE SURFACE & LANDSCAPE: 39.4% TREES ON FRONT STREET TO MINIMIZE STREET NOISE - DETAILS REFER TO LANDSCAPE PICKET FENCE TO DEFINE PRIVATE AND PUBLIC SPACES WHILE MAINTAINE VISIBILITY FOR NATURAL SURVEILANCE A102 2 A102 6 A102 5 A102 1 LEVEL 2 EV CHARGING STATION NEIGHBORING CHARACTERS SUROUNDING PROPOSED BUILDING SITING & BUILDING DESIGN:PROPOSED BUILDING HARMONIZES WITH SUROUNDING BUILDINGS IN MULTIPLE FEATURES OF EXTERIOR MATERIALS, COLORS, ROOF FORMS. RIDGEWOOD PLACEON 223 ST.& 122 AVE BUILDING 22315 ON 122 AVE A102 3 WOOD SCREEN FENCE 30" WIDE METAL CORRUGATED WINDOW WELL TYP. PERMEABLE SURFACE 965 3' - 2" 545 1' - 9 1/2" 915 3' - 0" 838 2' - 9" 1067 3' - 6" EDGE OF PAVEMENT ED G E O F P A V E M E N T EXISTING TREE TO REMAIN EXISTING TREE TO BE REMOVED 33.80 33.80 34.04 34.10 34.17 34.20 34.47 34.45 34.32 34.24 34.06 34.02 33.92 33.7333.6233.6333.67 33.80 34.2034.20 34.00 5334 17' - 6" 1500 LEGAL DESCRIPTION LOT 3, DISTRICT LOT 399, NWD PL, NWP 14397 MUNICIPAL ADDRESS 22306 122 AVENUE MAPLE RIDGE, BC ZONING REGULATIONS CURRENT ZONING RS-1 PROPOSED ZONING:(RT-2) LOW DENSITY TOWNHOUSE RESIDENTIAL PERMITTED USES:COURTYARD RESIDENTIAL TRIPLEX RESIDENTIAL FOURPLEX RESIDENTIAL LOT AREA:786.00 M² BUILDING FOOTPRINT;237.00 M2 LOT COVERAGE: 31% FAR : 467 M2 / 786 M2 = 0.59 FRONT SETBACK REQUIRED:5.5 M (TOWN CENTRE AREA, SCHEDULE C) REAR SETBACK REQUIRED:7.5 M INTERIOR SIDE SETBACK REQUIRED:1.5 M (LESS THAN 40% TOTAL LENGTH OF WALL) EXTERIOR SIDE SETBACK REQUIRED:4.5 M MAXIMUM HEIGHT :8.0 M PROPOSED HEIGHT :8.0 M ( 26'-4") TOP OF ROOF DWELLING UNITS:4 -3 BEDROOM UNITS GROSS FLOOR AREA REQUIRED:N/A GROSS FLOOR AREA PROPOSED:301 M2 (10021 SQ.FT)-MAIN/SECOND BUILDING HEIGHT MAXIMUM:8M BUILDING HEIGHT PROPOSED:8M PARKING: PARKING REQUIRED:9 STALLS (2STALLSX4UNITS+0.2VISITORSX4UNITS) TOTAL PARKING PROVIDED:9 STALLS MAIN FINISHED FLOOR ELEVATION:100'-0" = 58.80 M GEODETIC AVERAGE ELEVATION AT GRADE 58.20 M Scale Project number Date Drawn by Checked by CONSULTANT PERMIT STAMP SEAL THIS DRAWING, AS AN INSTRUMENT OF SERVICE IS THE PROPERTY OF KUMAR ARCHITECTURE LTD, THE COPYRIGHT IN THE SAME BEING RESERVED TO THEM. NO REPRODUCTION IS ALLOWED WITHOUT THE PERMISSION OF KUMAR ARCHITECTURE AND WHEN IT IS MADE MUST BEAR ITS NAME. THIS DRAWING IS NOT TO BE SCALED. THE CONTRACTOR IS TO VERIFY THE DIMENSIONS AND DATA NOTED HEREIN WITH THE CONDITIONS ON SITE AND IS RESPONSIBLE FOR REPORTING ANY DISCREPANCY TO KUMAR ARCHITECTURE LTD FOR ADJUSTMENT. PROJECT DRAWING TITLE REVISION BUILDER As indicated 24 / 0 2 / 2 0 2 2 1 0 : 5 1 : 0 9 A M 1A101 SITE PLAN BC0121 MAPLE RIDGE FOURPLEX 24/02/2022 TD ES 22306 122 AVE MAPLERIDGE BC V2X3X7 1/8" = 1'-0"A101 SITE PLAN1 AREA CALCULATION PER UNIT BUILDING MAIN FLOOR = 237 m2 SECOND FLOOR = 230 m2 TOTAL = 467 m2 AMENITY 45m2 PER UNIT AMENITY AREA PROVIDED = 180m2 SITE CONTEXT (AERIAL VIEW) Rev. yy-mm-dd Revision /Drawing Issue Drawn by 1 24Feb2022 Issued for ADP TD • CJ • I • I 1 I I /I -0 I ' I \ I I \ I ' I '--\ • I/ ~ ~~ • • /-7 I I I I / ~!""""!:-r==' ~ / II / -> r.~ ',~ ,:,, cl CJ l L ---_1_ - - - - - - - - - - - -_J I I I --L_ • • Y.IMOUVff (Downtown) 60C.i1~i8 1W Kumar architecture ltd. www.kum3r.1n:hilc(1ure.oom .idmin@k1,1m,'.11.)rchi1c<:ture.(,cm Excielltncl', Innovation and Ho.1istic ~signs 1390 2020 320 R = 3 8R = 38 10.00° 175 69 0 50 29 0 NOTE: BIKE RACK DIMENSIONS HAS TO VERIFIED BASED ON DESIGN GUIDELINES. BIKE RACK SPECIFICATION: MANUFACTURER: EQUIPARC MODEL NO: EP 5930 COLOUR: PAINTED MATTE BLACK FEATURES: HOLDS UP TO 5 BICYCLES YELLOW BOLLARD COVER 4" DIA. STEEL PIPE CONCRETE FILLED C/W PAINTED FINISH (SAFETY YELLOW OR AS NOTED ON ELEVATION) FINAL GRADE SEE STRUCTURAL SUBGRADE 91 5 38mm x 140mm TOP RAIL 25mm x 150mm ROUGH SAWN BOARDS 38mm X 140mm FACER BOARD 75mm x 75mm PRESSURE TREATED POST NOTES: • ALL WOOD MEMBERS TO BE PRESSURE TREATED OR APPROVED EQUAL. ALL WOOD MEMBERS ABOVE GROUND TO BE NON-INCISED. • ALL NAILS TO BE 60mm SPIRAL GALVANIZED. USE AS REQUIRED TO ENSURE SECURE ASSEMBLY. • WOOD USED MAY BE PINE, FIR, HEMLOCK OR SPRUCE, DEPENDANT ON AVAILABILITY AT TIME OF CONSTRUCTION. • APPLY 2 COATS OF STAIN AS PER MANUFACTURERS SPECIFICATIONS. COLOUR TO BENATURAL OAK. STAIN BOARDS ALL FOUR SIDES PRIOR TO CONSTRUCTION. 3652 12' - 0" 10 5 0 3' - 5 1 / 2 " 58cm x 74cm x 107cm 2 RECYCLING BOXS AND 1 RECYCLING BAG 58cm x 74cm x 107cm 2 RECYCLING BOXS AND 1 RECYCLING BAG RECYCLING BIN (240L) RECYCLING BIN (240L) TOP RAIL POST MIDRAIL BOTTOM RAIL 58cm x 74cm x 107cm 240 L RECYCLING BIN 13 7 0 4' - 6 " 1299 4' - 3" 1299 4' - 3" 678 2' - 2 1/2" 58cm x 74cm x 107cm RECYCLING BIN (240L) 58cm x 74cm x 107cm RECYCLING BIN (240L)1070 3' - 6" SEAL 1/2" DEEP HOLE W/ MORTAR 2-#3 REBARS #6 @ 2'-6" LONG 4-1/2"6 " 6'-0 " 9"1/4" 1/4" 6 " 5" 2-1/ 8 " 2-7/ 8 " 2 -1 " di a . H O L E S SECTION 9" 4" 150 250 VARIES ASPHALT MI N . 20 0 2515 0 LANDSCAPE AS PER LANDSCAPE DRAWINGS LIGHTLY COMPACTED SUBSOIL 50 m m T Y P . 18 0 0 12 0 0 30 0 75 150 38mm x 140mm TOP RAIL 25mm x 150mm ROUGH SAWN BOARDS 38mm X 140mm FACER BOARD 15 0 38mm x 140mm TOP RAIL 150mm x 25mm THICK ROUGH SAWN BOARDS - GAP TO BE 0 OF ONE NAIL 38mm x 140mm MIDRAIL 150mm x 150mm PRESSURE TREATED POST 38mm x 140mm BOTTOM RAIL. SET 50mm FROM FINISHED GRADE 30MPa 300mm DIA CONCRETE PILE 150 TOP RAIL POST MIDRAIL BOTTOM RAIL PLAN ELEVATION SECTION NOTES: • FENCE INCLUDING THE CONCRETE PILE MUST BE CONSTRUCTED WHOLLY WITHIN PRIVATE PROPERTY. • FENCES SHALL REQUIRE ALL WOOD MEMBERS TO BE PRESSURE TREATED OR APPROVED EQUAL. ALL WOOD MEMBERS ABOVE GROUND TO BE NON-INCISED. • ALL NAILS TO BE 60mm SPIRAL GALVANIZED. USE AS REQUIRED TO ENSURE SECURE ASSEMBLY. • WOOD USED MAY BE PINE, FIR, HEMLOCK OR SPRUCE, DEPENDANT ON AVAILABILITY AT TIME OF CONSTRUCTION. • ALL STAIN TO BE AS PER LANDSCAPE ARCHITECT. APPLY 2 COATS AS PER MANUFACTURERS SPECIFICATIONS. COLOUR TO BE DETERMINED BY LANDSCAPE ARCHITECT. STAIN BOARDS ALL FOUR SIDES PRIOR TO CONSTRUCTION. • PRESSURE TREATED POSTS TO BE TREATED WITH A SOLUTION OF PENTACHLOROPHENOL AND PETROLEUM TO CSA-080. Scale Project number Date Drawn by Checked by CONSULTANT PERMIT STAMP SEAL THIS DRAWING, AS AN INSTRUMENT OF SERVICE IS THE PROPERTY OF KUMAR ARCHITECTURE LTD, THE COPYRIGHT IN THE SAME BEING RESERVED TO THEM. NO REPRODUCTION IS ALLOWED WITHOUT THE PERMISSION OF KUMAR ARCHITECTURE AND WHEN IT IS MADE MUST BEAR ITS NAME. THIS DRAWING IS NOT TO BE SCALED. THE CONTRACTOR IS TO VERIFY THE DIMENSIONS AND DATA NOTED HEREIN WITH THE CONDITIONS ON SITE AND IS RESPONSIBLE FOR REPORTING ANY DISCREPANCY TO KUMAR ARCHITECTURE LTD FOR ADJUSTMENT. PROJECT DRAWING TITLE REVISION BUILDER As indicated 2/2022 10:51:09 AM 1A102 SITE DETAILS BC0121 MAPLE RIDGE FOURPLEX 24/02/2022 JL DE 22306 122 AVE MAPLERIDGE BC V2X3X7 SCALE:1 : 20A102 BIKE RACK5 SCALE:1" = 1'-0"A102 TYPICAL BOLLARD SECTION16 Rev. yy-mm-dd Revision /Drawing Issue Drawn by 1 24Feb2022 Issued for ADP TDSCALE:1 : 20A102 GARBAGE BIN 240L2 SCALE:1 1/2" = 1'-0"A102 TYP CONC. WHEEL STOP1 SCALE:1" = 1'-0"A102 TYPICAL CURB @ LANDSCAPE AND ASPHALT PAVING4 SCALE:3/4" = 1'-0"A102 WOOD SCREEN FENCE PLAN, SECTION DETAILS AND ELEVATIONS3 C2J r r ,,...._ , ,; I ,rf:'" I,! 11 .. :: \ -·,,_--c1 I_. • . :,, ~'~:~J~<:~~~--~ i I.. /"-. -,,_ __ 1--~---~--------------------1--------------------1---· ---------· -------------1--· ---1--1------ ----i-------------------r--------------------r-----------------------i-----r--i-------- 11 I I I I I I I I I I j, ' , ' , ' ' ' I I ~: I I I ,1/ ✓ 'I I I I I { ' I I ~: I I I ,I l"Jk' / ,r'" / '-" / ' ' / "'-. 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Innovation ond Holistic Designs 122 AVE TRANS CANADA TRAIL 22 3 S T . 122 AVE TRANS CANADA TRAIL 22 3 S T . 122 AVE TRANS CANADA TRAIL 22 3 S T . 122 AVE TRANS CANADA TRAIL 22 3 S T . 122 AVE TRANS CANADA TRAIL 22 3 S T . 122 AVE TRANS CANADA TRAIL 22 3 S T . 122 AVE TRANS CANADA TRAIL 22 3 S T . 122 AVE TRANS CANADA TRAIL 22 3 S T . 122 AVE TRANS CANADA TRAIL 22 3 S T . 122 AVE TRANS CANADA TRAIL 22 3 S T . 122 AVE TRANS CANADA TRAIL 22 3 S T . 122 AVE TRANS CANADA TRAIL 22 3 S T . Scale Project number Date Drawn by Checked by CONSULTANT PERMIT STAMP SEAL THIS DRAWING, AS AN INSTRUMENT OF SERVICE IS THE PROPERTY OF KUMAR ARCHITECTURE LTD, THE COPYRIGHT IN THE SAME BEING RESERVED TO THEM. NO REPRODUCTION IS ALLOWED WITHOUT THE PERMISSION OF KUMAR ARCHITECTURE AND WHEN IT IS MADE MUST BEAR ITS NAME. THIS DRAWING IS NOT TO BE SCALED. THE CONTRACTOR IS TO VERIFY THE DIMENSIONS AND DATA NOTED HEREIN WITH THE CONDITIONS ON SITE AND IS RESPONSIBLE FOR REPORTING ANY DISCREPANCY TO KUMAR ARCHITECTURE LTD FOR ADJUSTMENT. PROJECT DRAWING TITLE REVISION BUILDER 1" = 100'-0" 24/02/2022 10:51:15 AM 1A103 SHADOW STUDY BC0121 MAPLE RIDGE FOURPLEX 24/02/2022 Author Checker 22306 122 AVE MAPLERIDGE BC V2X3X7 Rev. yy-mm-dd Revision /Drawing Issue Drawn by 1 24Feb2022 Issued for ADP TD SCALE:1" = 100'-0"A103 SPRING-9 AM MARCH1 1" = 100'-0"A103 SPRING-12 PM MARCH2 1" = 100'-0"A103 SPRING-3 PM MARCH3 1" = 100'-0"A103 SUMMER -9 AM JUNE4 1" = 100'-0"A103 SUMMER -12 PM JUNE5 1" = 100'-0"A103 SUMMER -3 PM JUNE6 1" = 100'-0"A103 FALL-9 AM SEPTEMBER7 1" = 100'-0"A103 FALL-12 PM SEPTEMBER8 1" = 100'-0"A103 FALL-3 PM SEPTEMBER9 1" = 100'-0"A103 WINTER -9 AM DECEMBER10 1" = 100'-0"A103 WINTER -12 PM DECEMBER11 1" = 100'-0"A103 WINTER -3 PM DECEMBER12 I I ~ ,.. I I ~ ~ J, ... IS]: e ~ £--=, =~ ~ L__~ 0 :7 c=i I 7 ~ . ! ;_______; I ~ :1 I ' __ / I Y.IMOUVff (Downtown) 60C.i1~i8 1W Kumar architecture ltd. www.kum3r.1n:hilc(1ure.oom .idmin@k1,1m,'.11.)rchi1c<:ture.(,cm Excielltncl', Innovation and Ho.1istic ~signs S34.4533.9234.2333.9334.5133.6933.7233.7233.6233.6633.6633.6733.6133.6133.7333.7034.4734.4234.2034.1734.4634.4434.3334.3634.1033.7333.6733.6733.6034.0434.0633.80DECID 0.50 DECID 0.7034.2434.3934.2634.0233.9233.7333.6733.6333.6233.6533.6933.8033.9134.3634.32223 STRE ET Edge of Pavement Chain Link Fence Sidewalk Existing Building Centerline Edge of Pavement Chain Link Fence 1 Plan EPP65779 3 Plan 14397 AREA: 931 m² 25.60 36.33 36.35 25.62 9.90 7.98 6.17 7.44 2.48 1.69 2.82 2.61 3.44 3.31 13.05 24.91 EXISTING TREE TO REMAIN EXISTING TREE TO BE REMOVED PROPOSED FOURPLEX FE 100'-0" = 34.60 m GEODETIC CATCH BASIN HYDRANT MANHOLE WATER VALVE TO BE REMOVED 34.60 34.60 34.60 34.60 34.60 34.60 34.60 34.6034.60 34.60 SETBACK SETBACK SE T B A C K SE T B A C K RO A D D E D I C A T I O N 14 5 m 2 ( 1 5 6 8 S q f t ) 36 . 2 7 m 36 . 2 7 m 1500 15600 4500 4000 55 0 0 10 7 2 0 12 5 5 0 75 0 0 1500 15600 4500 4000 122 AVE PR O P E R T Y L I N E PROPOSED ASPHALT SURFACE 1 2 3 8 5 6 7 TREE TO REMAIN TREES/SHRUBS TO BE REMOVED VIEW 122 AVE LOOKING EAST VIEW 2 - 122 AVE ON EMERSON BUILDING VIEW 3 - CORNER OF 122 AVE & 223 ST. VIEW 6,7 - 223 ST LOOKING WEST VIEW 5 - 223 ST LOOKIN SOUTH SITE AERIAL VIEW 4 VIEW 8 4 Scale Project number Date Drawn by Checked by CONSULTANT PERMIT STAMP SEAL THIS DRAWING, AS AN INSTRUMENT OF SERVICE IS THE PROPERTY OF KUMAR ARCHITECTURE LTD, THE COPYRIGHT IN THE SAME BEING RESERVED TO THEM. NO REPRODUCTION IS ALLOWED WITHOUT THE PERMISSION OF KUMAR ARCHITECTURE AND WHEN IT IS MADE MUST BEAR ITS NAME. THIS DRAWING IS NOT TO BE SCALED. THE CONTRACTOR IS TO VERIFY THE DIMENSIONS AND DATA NOTED HEREIN WITH THE CONDITIONS ON SITE AND IS RESPONSIBLE FOR REPORTING ANY DISCREPANCY TO KUMAR ARCHITECTURE LTD FOR ADJUSTMENT. PROJECT DRAWING TITLE REVISION BUILDER As indicated 24/02/2022 10:51:16 AM A104 SITE GRADING & CONTEXT PLANS BC0121 MAPLE RIDGE FOURPLEX 24/02/2022 Author Checker 22306 122 AVE MAPLERIDGE BC V2X3X7 Rev. yy-mm-dd Revision /Drawing Issue Drawn by 1/8" = 1'-0"A104 SITE GRADING1 , .. _ . VI ~~~---~-~-~-~--~-~---~----~-~w.~~ I I T I I I I I I I I I I I I I I I I I I I I I I __ I . ,, I -· .. l I , I . ;I _J L_ ½ _J ... " .~ ·,,-:---·"'---,-: -~ -,' --.• _;' ,! ·. ~' ;, -., .,,, - -. . 'I .,•< ·•.,.-, ci I DI I DI I 1---1=--------10 1 □□~ t .1 I Y.IMOUVff (Downtown) 60C.i1~i8 IW Kumar architecture ltd. www.kum3r.1n:hilc(1ure.oom .idmin@k1,1m,'.11.)rchi1c<:ture.(.Cm Excielltncl', Innovation and Ho.1istic ~signs Scale Project number Date Drawn by Checked by CONSULTANT PERMIT STAMP SEAL THIS DRAWING, AS AN INSTRUMENT OF SERVICE IS THE PROPERTY OF KUMAR ARCHITECTURE LTD, THE COPYRIGHT IN THE SAME BEING RESERVED TO THEM. NO REPRODUCTION IS ALLOWED WITHOUT THE PERMISSION OF KUMAR ARCHITECTURE AND WHEN IT IS MADE MUST BEAR ITS NAME. THIS DRAWING IS NOT TO BE SCALED. THE CONTRACTOR IS TO VERIFY THE DIMENSIONS AND DATA NOTED HEREIN WITH THE CONDITIONS ON SITE AND IS RESPONSIBLE FOR REPORTING ANY DISCREPANCY TO KUMAR ARCHITECTURE LTD FOR ADJUSTMENT. PROJECT DRAWING TITLE REVISION BUILDER 24/02/2022 10:51:16 AM 1A105 STREETSCAPE BC0121 MAPLE RIDGE FOURPLEX 24/02/2022 Author Checker 22306 122 AVE MAPLERIDGE BC V2X3X7 Rev. yy-mm-dd Revision /Drawing Issue Drawn by 1 24Feb2022 Issued for ADP TDEAST ELEVATION ON 223 STREET NORTH ELEVATION ON 122 AVENUE EAST ELEVATION ON 223 STREET NORTH ELEVATION ON 122 AVENUE ; '"'"'"'"'"': : ; : : : : ; ; : ' ' ' a ' ' a ' ' a ' ' a a a .. ~!!'! ii!ililllilili!ilililililililil:I : : : :: :; ;: :; ii ii Ii ii ii ii ii ii ii !! iii> iiij~~~iiliiiiiiiiii • ::: ::: :: acacii i:iiiiili!::::: .................. ···············································································································================================================····-Irn:rnn:iin:nnin: •'·'··'·'··'·'··'·'''''''''''''''''''''''''''''''''''''''''''''''''·'· tt~!l9-!~!■-=~=~~~:!~f !~!~!!!l~l!!l!i~i!lii :;: ::: :·:ii''"•• ";;:i::i::i::!i!!ii!i :: :: :: :: :: :: ::i::i ""'"''.~::==::::::::::::::::::::::::::::::::::::::::::::::::::::::'.'.'.'"'."'"".""'""'""''''""'"'" .. ,,,,,,,,,,,,, :;§~;~h,"<:) ,'::!:ha'V\ ;,;';.,; l!'' %%mib'1JI .;,x "<; ~ ,_,,,,,,,, i:-: >klli~il'.W H1M'!-!MlS.0.m} ;$;~.::::it::\.;,:,,.; ~1t:-M$: ¥t-;M~~ .. -0.t i;,::~ 7Jdfiff< (:,; Wo'fft}SUff!&&(hiiwt1>.1tiA.~:'9n tcin--,.;n@sb:)rn~rut(l<~~~M.¢~ fr;;:_dkm.:~ 01n-i¥x½="tb~) ,:::rn~ HdJ1~ir o~;.:p:t FD WH WH WH UP 17R WH FD FD FD UP 17R UP 17R UP 17R 2 A401 2 A401 AA B B C D 1 1 3 3 4 4 E 1 A401 1 A401 40' - 0"11' - 2 1/2" 51' - 2 1/2" 58' - 7 1/2" 2 2 19' - 6 1/2"16' - 10 1/2"14' - 9 1/2" 51' - 2 1/2" 6198 20' - 4" 6202 20' - 4" 5466 17' - 11" 10' - 3" 7' - 8" 5' - 8" 19' - 3" 15' - 9" 58' - 7 1/2" HI G H EF F FU R N HIGH EFF FURN HIGH EFF FURN HIGH EFF FURN 6' - 10" 15' - 10 1/2" 20' - 0 1/2" 10' - 5" 5' - 5" 5' - 5 1/2"26' - 0"19' - 8 1/2" 16' - 3" 18' - 9" N 30" WIDE CORRUGATED METAL WINDOW WELL TYP. 2' - 6" 762 2' - 6" 9' - 10 1/2"9' - 8"16' - 6"15' - 2" 17' - 11" 9' - 1" 2' - 8 1/2" 8' - 6 1/2" 10' - 10 1/2" 9' - 5 1/2" 3' - 4"5' - 6 1/2" 3' - 6 1/2"6' - 1 1/2"5' - 5"3' - 11 1/2"7' - 1 1/2"2' - 9"11' - 5" 11' - 5 1/2"8' - 1"16' - 7 1/2"15' - 0 1/2"2' - 7 1/2" 6' - 0"3' - 7"6' - 11"3' - 11 1/2"11' - 2 1/2" 4' - 2 1/2" 5' - 2 1/2" 3' - 0" 7' - 10 1/2" 7' - 10 1/2" 3' - 4 1/2" 9' - 1" 7' - 10 1/2" 10' - 0 1/2" 12' - 2 1/2" 3' - 6 1/2" 2' - 8 1/2" 5' - 8 1/2" 3' - 2 1/2" 7' - 8" BEDR #1 14 DEN 16 FAMILY ROOM 11 WASHROOM 12 SERVICE 13 CL. 15 CL. 17 FAMILY ROOM 21 WASHROOM 22 SERVICE 23 BEDR #2 26CL. 27 BEDR #1 24 CL. 25 FAMILY ROOM 31 WSHROOM 32 SERVICE 33 BEDR #1 34 CL. 35 DEN 36 CL 100 LIVING ROOM 41 WASHROOM 42 CL. 43 BEDR 44 CL 45 GL1 D8 D8 D8 D8 D8 GL6 GL1 D8 D8 D8 D8 D8 D8 GL1 GL1 GL2 D8 D8 D11 D11 D11 D8 D12 GL4 GL1 SD SD SD SD SD GL1 GL2 GL2 NOTES: -MIN. 4" EXHAUST PIPE IS TO BE RUN TO CENTER OF FLOOR -GRANULAR FILL REQUIRED UNDER SLAB ( MIN. 4" AND LESS THAN 10% OF MATERIAL THROUGH A 4mm SLAVE) -POLYETHYLENE SOIL GAS BARRIER IS REQUIRED UNDER SLAB (MIN. 12" LAP) -SLAB PERIMETER MUST BE SEALED -ALL PENETRATIONS THROUGH SLAB MUST BE SEALED -SUMP PIT COVER TO BE AIRTIGHT Scale Project number Date Drawn by Checked by CONSULTANT PERMIT STAMP SEAL THIS DRAWING, AS AN INSTRUMENT OF SERVICE IS THE PROPERTY OF KUMAR ARCHITECTURE LTD, THE COPYRIGHT IN THE SAME BEING RESERVED TO THEM. NO REPRODUCTION IS ALLOWED WITHOUT THE PERMISSION OF KUMAR ARCHITECTURE AND WHEN IT IS MADE MUST BEAR ITS NAME. THIS DRAWING IS NOT TO BE SCALED. THE CONTRACTOR IS TO VERIFY THE DIMENSIONS AND DATA NOTED HEREIN WITH THE CONDITIONS ON SITE AND IS RESPONSIBLE FOR REPORTING ANY DISCREPANCY TO KUMAR ARCHITECTURE LTD FOR ADJUSTMENT. PROJECT DRAWING TITLE REVISION BUILDER 1/4" = 1'-0" 24/02/2022 10:51:17 AM 1A200 BASEMENT PLAN BC0121 MAPLE RIDGE FOURPLEX 24/02/2022 TD ES 22306 122 AVE MAPLERIDGE BC V2X3X7 1/4" = 1'-0"A200 BASEMENT PLAN1 Rev. yy-mm-dd Revision /Drawing Issue Drawn by 1 24Feb2022 Issued for ADP TD SCALE:1/4" = 1'-0"A200 TYP. SOIL GAS PROVISION2 . 0 ' . . . ' / / ,---- 1 I I I L ___ _ . . . LJ II --------------- LJ ..-.. ~--+-1----- ( . 0 -- • /'"~ ._I 0 g - 'i I I I I I ,: I 1! I -I L/LJ 0 r - - - CJ ~ 0 I I I I I I I L ____ - I I I I I I L ____ , . I -----------7 LJ C , __ . 0 -- 0 8~~··, n----d =DL___J1 I Ii 'i 'i I I I I I I I I I I I I I I 1: 1: ,, ,, I I I I I ! ,: ,: I I ,, ) [o ) I 'i 'i 'i I I I ,: ,: 1: I I " I I I I I I I I I I I I I 1! 1! ,: I I =o I, I 0-8 r< ( I 0 -LJ ~ [ , ) I 'i 'i 'i I I ,: ,: ,: I I I I I I I I I I I -o= ~ Ir '\ I 1! 1! ,! I ~ 0/ ... -~ 0 IU I \, -, i I I - I I I I I I I I I I - I I I I I - I t I / "i -·-v--' __ .. ' 1..1 I " I I ' -- r1 I I • .. ~_._,··) ( 'i ·, .J I • ___,..___ -l---------7 I I 0 I========, I I========, I =========1 ,~:,, I I I 11 = I I I I 1: I I r ,: ,: 'N:,, 'i ~ 1: 1: I I I I I I II I I I I I 1! ,! I I I =======1 I F =====d I l=======d ·-I 0 1-------_J r '_\:,: I 11 I I I I I I I I i! ii I ~, = !IJ~ ======1 I I=======- ' -l=======d I O r ______ _J I r I , LJ LJ -----.. I -- = = . / """ (- - / / . . . -------7' I I I I I I I I _______ J ' ' "~' t[Q~ l!Q/;re I I -~)i.. 2 ' o~a~ ----~ --' I I I I I I I I ____ _J 7 ~ci ~ . Tl ic9 ~ . ' ' ' centre ol floor slab I 100mm 9.9.10. 9.9.10.1. '-•o ... ':·~~ ~,: ·•---··t· -.. " '"""'" -- '~ exhaust pipe Egress from Bedrooms, Egress Windows or Doors for Bedrooms ).. Opm h Aa~I 1) Except "'IK'r<" the JNtlt i~ JJtritrldmJ. l-teh btJroon'I or combuutioo lxtllOc'.tt'n slt:ill have :u le:i t 01~ outside winJuw or terior Joor c:1p&:n.:1blc rrom th1. uuid1. widlt.!ut th-.: llM! or kc ""'tuu.l~ ur :-.1:>t.'01I lrH>wlo:.J~ ind °"'i.thu,u 1hc f\."ffi()\'j) of $:'li'-h<"S °' hat\tu':ll'C ..... ~ lu·1iclt 9 . .).1.2. :rnd Note 1'•?.9.HU.(1).) 21 '111 winJ•)"-' n;(crmJ to i1, ~ •1U("tttt (I) :-lnll 3) prfflide an l1nnb<-1nitt1.-.J ,,~ning of rn11 lc:,..s 1h:m 0.35 m.: in :lf'C'.:.t wnti 110 Jimcnqof1 lc<-'5 th:m 3M mm. ~d b) ti'ltinl.aln the requin:J opcni1ig dun1~ an tmcq,•t:rlC) without the lk'L,J (or aJJitiut'IAI :,,up()Ol'L ~~ Nmc J\.9.'>Jl1.1 _ ) 3) \'(Jhc-n-a windn~~ ...-cquir<XI in Scnt('"flCC (I) Ofl(11S inro a window v.-cll.11 c;l(';l.r.ll'lc of 001 lc--'S 1h:m 760 mm dmU be pn::i\~! in !rom or the wtmln""'· (Sec 'oc.c A~9.9.I0.1.(J).) 4) Where the ~h of 2 Wind~· rcfoNCt"I TO in Scnrcrwx (l) .swin~ tm,-:1n;l~ 1h -o.1intJou• \\-dl1 dX! opc-m11on of r~ ).i!Jt s.h.ill not n!Jlltt tbc don.nee i11 :'I m.11u1Ct tlu1 W"OulJ remict oope in 2n ei:ncf),,,~!C)·- 5) \X here !I rwn1eain! cnclrt1.t1tt 1< Ul.'<.WIL-d m-cr the u•i.ndn,,..~ v:-c.ll :re~ m.-d min Senrcnc:c (.1), 1hc-encl<~ 1-hnll l,t u1Kn1bk: frut'l"I tlk' insi&: \;l,,Lh,;,ul lh4: u~ oi kc~~ toOh or spccuJ k.r~·k,Jgc of I.I Of>Cning tt'K.<lu 1u,rn. Y.IMOUVff (Downtown) 60C.51~i8 1W Kumar architecture ltd. www.kum3r.1n:hilc(1ure.oom .idmin@k1,1m,'.11.)rchi1c<:ture.(.Cm Excielltncl', Innovation and Ho.1istic ~signs DN 4R DN 4R DN 4R DN 4R UP 17R UP 17R UP 17R UP 17R DN 17R DN 17R DN 17R DN 17R DN F F F F DN DN DN UP F F F F 2 A401 2 A401 AA B B C D 1 3 4 E 1 A401 1 A401 LINE OF SECOND FLOOR ABOVE LIVING ROOM 101 WASHROOM 105 CLOSET 125 STUDY 124 PWDR 134 CLOSET 133 N PWDR 144 LI N E O F S E C O N D FL O O R A B O V E 2 17' - 11" 5' - 8" 14' - 8" 20' - 4" 58' - 7 1/2" 19' - 6 1/2"20' - 5 1/2"11' - 2 1/2" 51' - 2 1/2" 17' - 11" 20' - 4" 20' - 4" 58' - 7 1/2" DINING 135 CL O S E T 13 2 KITCHEN 136 LIVING ROOM 131 DINING 145 CL O S E T 14 2 CLOSET 143 CLOSET 102 CLOSET 122 PWDR 123 LIVING 121 DINING 126 KITCHEN 127 19' - 6 1/2"20' - 5 1/2"11' - 2 1/2" 51' - 2 1/2" KITCHEN 146 BEDROOM 104 16' - 3" 4' - 10 1/2" 2' - 6 1/2" 1' - 9" 13' - 0 1/2" 8' - 10" 37' - 0"9' - 0" 5' - 2 1/2" 6' - 2" 9' - 4 1/2" 7' - 2" 12' - 10 1/2" 8' - 3 1/2" 10' - 0" 4' - 8 1/2" 5' - 7"11' - 4"5' - 3 1/2"8' - 10"5' - 8"9' - 0"5' - 6" 5' - 0"3' - 0" 6' - 0" 6' - 0" 3' - 0" 3' - 0" 2' - 9" 4' - 7 1/2" 4' - 10" 8' - 2 1/2" 5' - 0" 4' - 8" 11' - 4 1/2" 3' - 6" 2' - 9" 3' - 0" 3' - 2" 3' - 2" 3' - 2" 3' - 6 1/2" 3' - 0" 5' - 0 1/2" 2' - 7" 5' - 0" 7' - 8 1/2" 6' - 4" 13' - 7" 6' - 1 1/2" 3' - 1" 3' - 0" 3' - 4" 3' - 0" 13' - 5"6' - 1 1/2"31' - 8" 20' - 4" 20' - 4" 5' - 8 1/2" 12' - 2 1/2" 25' - 6" 9' - 6" 5' - 8" 5' - 4 1/2" 12' - 6 1/2" KITCHEN AND DINING 103 LIVING ROOM 141 15' - 7"3' - 11 1/2"6' - 2"14' - 3"2' - 5"8' - 10" 2' - 11" 3' - 2" 3' - 2"7' - 6 1/2"3' - 2" 4' - 2" 5' - 8 1/2" 2' - 8" 13' - 10 1/2" 8' - 7" 4' - 8 1/2" 10' - 4"2' - 9 1/2" 6' - 4 1/2" 9' - 8 1/2"3' - 5"6' - 5 1/2" 6' - 2"14' - 3"2' - 5" 4' - 4"4' - 6" GL6 GL4 GL4 GL6 GL4 GL4 GL6 GL5 GL6 GL6 GL6GL4 GL4 D2 D7 D8 D5 D9 D9 D11 D5 D8 D7 D8 D3 D8D7D8 D6 D1 D8 D8 D7 D8 D4 D6 D5 CL 106 PWDR 144 UNIT 1 UNIT 2 UNIT 3 UNIT 4 SD SD SD SD SD 13' - 11" 6' - 5" 6' - 5" 13' - 11" 6' - 5" 11' - 6" 3' - 2" 2' - 6 1/2" 3' - 2" 4' - 5" 2' - 9" 3' - 2" 57.8 M2 UNIT #1 54.1 M2 UNIT #2 54.3 M2 UNIT #3 47.5 M2 UNIT #4 SYMBOLS LEGEND SD CO SMOKE DETECTOR CARBON MONOXIDE DETECTOR Scale Project number Date Drawn by Checked by CONSULTANT PERMIT STAMP SEAL THIS DRAWING, AS AN INSTRUMENT OF SERVICE IS THE PROPERTY OF KUMAR ARCHITECTURE LTD, THE COPYRIGHT IN THE SAME BEING RESERVED TO THEM. NO REPRODUCTION IS ALLOWED WITHOUT THE PERMISSION OF KUMAR ARCHITECTURE AND WHEN IT IS MADE MUST BEAR ITS NAME. THIS DRAWING IS NOT TO BE SCALED. THE CONTRACTOR IS TO VERIFY THE DIMENSIONS AND DATA NOTED HEREIN WITH THE CONDITIONS ON SITE AND IS RESPONSIBLE FOR REPORTING ANY DISCREPANCY TO KUMAR ARCHITECTURE LTD FOR ADJUSTMENT. PROJECT DRAWING TITLE REVISION BUILDER As indicated 24/02/2022 10:51:18 AM 1A201 MAIN FLOOR PLAN BC0121 MAPLE RIDGE FOURPLEX 24/02/2022 TD ES 22306 122 AVE MAPLERIDGE BC V2X3X7 1/4" = 1'-0"A201 01_MAIN FLOOR1 1/8" = 1'-0"A201 MAIN FLOOR2 AREA CALCULATION PER UNIT BUILDING MAIN FLOOR = 245.7 m2 (2645 sqft) SECOND FLOOR = 252 m2 (2719sqft) TOTAL = 497.7 m2(3204.4sqft) AMENITY 45m2 PER UNIT AMENITY AREA PROVIDED = 180m2 Rev. yy-mm-dd Revision /Drawing Issue Drawn by 1 24Feb2022 Issued for ADP TD ' ,------ '_ I I II I I I ~ -- 11 7 - --- - - - _I - ' L II I II I I I I I .... -- I I I r ::! L - I I I . 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' LJ □ □ - I ' r _J □ □ - l r ' / ) ~' ~=~~~~~~~f, ::-f, =:r, -1 _// I I I I I - I ' ---:i I I 1 -f---f I I I : 1 I IT T I r I I r I I I I = I I I I I -_J I ' I I I I I I I I _J --/ l / t 'I I II I I I I I JJ I I ;! =l ' --->, :!?&,S.LS-lp) (Downtown) Y.IMOUVff 60C.i1~i8 1W wn., vancow.r t(1'7S,,1(4<17li') :,r,,n:hilc(.1ure.oom www.kum • hi1c<:tur,e,(,cm . .idmin®ki.im~,~~nd Ho.1istic ~signs Excielltncl', lnnovat10 DN 17R DN 17R DN 17R DN 2 A401 2 A401 AA B B C D D 1 3 4 E E 1 A401 1 A401 61' - 3 1/2" 19' - 6 1/2" 1' - 8" BATH 225 BATH 223 W.I.C. 224 MASTER BEDROOM 222 CL O S E T 23 0 BEDROOM 229 BEDROOM 227 CL O S E T 22 8 CLOSET 226 CORRIDOR 221 BATH 236 BATH 234 BEDROOM 239CL O S E T 24 0 CLOSET 232 CORRIDOR 231 MASTER BEDROOM 233 W.I.C. 235 CL O S E T 23 8 BEDROOM 237 CL O S E T 25 0 BEDROOM 249 CL O S E T 24 8 BEDROOM 247 BATH 244 CLOSET 242 CORRIDOR 241 MASTER BEDROOM 243 W.I.C. 245 BATH 246 BEDROOM 218 CLOSET 217 CLOSET 220 BATH 216 W.I.C. 215 MASTER BEDROOM 213 CL O S E T 21 2 BATH 214 CORRIDOR 211 N 2 2' - 8" 17' - 11" 20' - 4" 20' - 4" 20' - 5 1/2"11' - 2 1/2" 51' - 2 1/2" 17' - 11" 5' - 8" 14' - 8" 20' - 4" 60' - 3 1/2" 1' - 2" RO O F L I N E A B O V E RO O F L I N E A B O V E 19' - 6 1/2"20' - 5 1/2"11' - 2 1/2" 51' - 2 1/2" 2' - 2 1/2" 11' - 3" 9' - 9 1/2" 11' - 8" 9' - 0 1/2" 14' - 8" 5' - 9" 5' - 8" 7' - 8" 5' - 2"7' - 11"4' - 8"7' - 2 1/2"21' - 2"5' - 1" BEDROOM 219 D10 D10 D10 D10 D10D10 D7 D7 D7 D7 D7 D10D10 D7 D7 D7 D10D10 D7 D8 GL5 GL5GL5 GL5 GL5 GL5 D10 D10 D7 D10 GL5 D10 D10 D10 D7 D10 D10 D10 D10 D8 D10 D7 GL5 GL5 GL5 GL5D10 GL5 D10 5' - 2" F3 - FLOOR ABOVE UNHEATED SPACE ( R26) F3 - FLOOR ABOVE UNHEATED SPACE ( R26) F3 - FLOOR ABOVE UNHEATED SPACE ( R26) F3 - FLOOR ABOVE UNHEATED SPACE ( R26) SD SD SD SD 12' - 2 1/2" 4' - 0" 6 1/2" 5' - 0" 2' - 4" 10' - 11" 10' - 9 1/2"8' - 6"2' - 4 1/2"10' - 0" 1' - 3" 1' - 3" 1' - 3" 1' - 3" 1' - 3" 1' - 3" 14' - 11 1/2" 5' - 5" 5' - 5" 14' - 11 1/2" 5' - 5" 12' - 6 1/2" 1' - 6 1/2" 9' - 10 1/2"9' - 8"10' - 9 1/2"8' - 10 1/2"2' - 4 1/2"9' - 7 1/2" 14' - 2"5' - 4 1/2"10' - 9 1/2"8' - 10 1/2"2' - 4 1/2"9' - 7 1/2"1' - 4 1/2" 9' - 6"3' - 9 1/2" 2' - 8" 3' - 7"8' - 11"11' - 2 1/2"2' - 4"10' - 7" BALCONY 219A 5' - 4 1/2" 5' - 4 1/2" 3' - 2 1/2" 2' - 9" 3' - 6" 3' - 6" 2' - 9" 3' - 7" 5' - 4 1/2" 5' - 1 1/2" 3' - 6" 2' - 8 1/2" 3' - 2 1/2" 5' - 6 1/2" 5' - 8" 8' - 6" 9' - 5 1/2" 10' - 11" 9' - 5 1/2" 9' - 5 1/2" 10' - 10 1/2" 60.0 M2 UNIT #1 56.6 M2 UNIT #2 56.8 M2 UNIT #3 55.9 M2 UNIT #4 Scale Project number Date Drawn by Checked by CONSULTANT PERMIT STAMP SEAL THIS DRAWING, AS AN INSTRUMENT OF SERVICE IS THE PROPERTY OF KUMAR ARCHITECTURE LTD, THE COPYRIGHT IN THE SAME BEING RESERVED TO THEM. NO REPRODUCTION IS ALLOWED WITHOUT THE PERMISSION OF KUMAR ARCHITECTURE AND WHEN IT IS MADE MUST BEAR ITS NAME. THIS DRAWING IS NOT TO BE SCALED. THE CONTRACTOR IS TO VERIFY THE DIMENSIONS AND DATA NOTED HEREIN WITH THE CONDITIONS ON SITE AND IS RESPONSIBLE FOR REPORTING ANY DISCREPANCY TO KUMAR ARCHITECTURE LTD FOR ADJUSTMENT. PROJECT DRAWING TITLE REVISION BUILDER As indicated 24/02/2022 10:51:21 AM 1A202 SECOND FLOOR PLAN BC0121 MAPLE RIDGE FOURPLEX 24/02/2022 TD ES 22306 122 AVE MAPLERIDGE BC V2X3X7 1/4" = 1'-0"A202 SECOND FLOOR PLAN1 1/8" = 1'-0"A202 SECOND FLOOR PLAN2 Rev. yy-mm-dd Revision /Drawing Issue Drawn by 1 24Feb2022 Issued for ADP TD :· l -• / ) , , 0 '\/) r / I • \ -. .; l ~, .... ~ Y ' :".J tr"' I~---? I I ~ I • -' I Ii 11 I I 1 ~ - - I I I I I I - _s I iLJ: 1,J JJ ~ C - - --/ -' -- ) I Ii 11 I I C '\,'.) I I 11 I I I ' J~~ :: JI ,• : " -- =' u -- ~ t:' \ /\. \ -~fl-I , :f -,_ ,·' C ,}-~ ~ i ·I - ~ "" '~T.:. I 11 11 I I - ~~} I I '--f I I I I I =1 I , a.::!.l ~ ~ \j " 1: - - ~ \ ---- :n --·· / ' ' !'\ --~~ -----..,, \-<. ..§±1 !::, :::: _} ~1 ~ II' .J i::- / C - - I J - - = I --L _) / / ', 1 r -T I I I_ I I I I I I I I I I I I I I I I I I I I I I I I I I -- - 0 I I\ l I I 7 - ~ I I - L __ _ - - - - - - - - - - - - - - = ., L_ \ u J GJ - ' F7-''I I j - ' --l I _J = L_ 0 r J I I (,_ --:/_ ~n -- - --- - - -- -- - - - - - - --- - - - -- - ------ I I u_ ,7 I I I I • I I I I I I I I I I I I I I I I I I I I I I I I I I I I L - 0 I T - I( \ 0 - 0 I o ...::::: ::::: - J j J ' 0 , _J i -- I II II II I I I I I I I I I I I I I I I 11 I I I I I I I : 1 ~ 1 -i171i1:1; I I I f: I I II ii I I I I - - rJ - I I I I I -I ~ .l ~ I 1: 11 1, I I I it' -ll I ii • I I I I I I t_l~ D / 11i;;._7,---1::: I I I I ,.jj ..... , ... _:: I I I II 11 ,, I I I I I I -I I I I II -I I I I I I I I I I I I I I I I 11 I I I I - n> ) J - - - - - - -[' 2 - - - [ '\i ' • L J (/ 1 I I I I ~ I ! : ~ J: I I I I I I I I I I I I I I I I I I I I I I I I I I I I I - - I I I -... .. .. II i ' j 0 \/ I I I /\ I \\I I; J '--I I ' • J ~ '· -, I I I ?~ 11 r j \ - ... uj i~ LI= , , I ' ~ L_ i = I ---7 I I I -_j I I I I I I I I I I I I I I , _ _. _j \_j I I I I I I L, I I I I ~ : i I I I I I I I ' _J I I I = I I I , I I I I = ~.~ ~ I I I I d I II I I I ' -J , ., I -7 - / , ' -""'Iii ~,S.LS-W.i>lP) (Downtown) Y.IMOUVff 60C.i1~i8 1W I novat,on Excielltncl', n www kum:v.,n: -,c<:tur,e,(,cm .idmin®kum~,.,rc~ Ho.1istic ~signs ilc(1ure oom 2 A401 2 A401 AA B B C D 1 3 4 E 1 A401 1 A401 N 3 1/2" / 12" 5" / 12" 5" / 12" LINE OF BUILDING UNDER 39' - 2" 10' - 0" 13' - 4 1/2" 6' - 5 1/2" 23' - 1 1/2" 2 4'-0" X 2'-0" SKYLIGHT 3 1/2" / 12" 3 1/2" / 12" 3 1/2" / 12" 11' - 4" 22' - 0 1/2"32' - 10 1/2" 2' - 0" 2' - 0" 2' - 0" 2' - 0" 1' - 6" 1' - 6" Vent Requirements (BCBC 2018- 9.19.1.2.) 1) Except as provided in Sentence (2), the unobstructed vent area shall be not less than 1/300 of the insulated ceiling area. 2) Where the roof slope is less than 1 in 6 or in roofs that are constructed with roof joists, the unobstructed vent area shall be not less than 1/150 of the insulated ceiling area. 3) Required vents may be roof type, eave type, gable-end type or any combination thereof, and shall be distributed uniformly on opposite sides of the building. NON VENTED ALUMINUM SOFFIT 64' - 3 1/2" 54' - 11 1/2" 35' - 5 1/2" Scale Project number Date Drawn by Checked by CONSULTANT PERMIT STAMP SEAL THIS DRAWING, AS AN INSTRUMENT OF SERVICE IS THE PROPERTY OF KUMAR ARCHITECTURE LTD, THE COPYRIGHT IN THE SAME BEING RESERVED TO THEM. NO REPRODUCTION IS ALLOWED WITHOUT THE PERMISSION OF KUMAR ARCHITECTURE AND WHEN IT IS MADE MUST BEAR ITS NAME. THIS DRAWING IS NOT TO BE SCALED. THE CONTRACTOR IS TO VERIFY THE DIMENSIONS AND DATA NOTED HEREIN WITH THE CONDITIONS ON SITE AND IS RESPONSIBLE FOR REPORTING ANY DISCREPANCY TO KUMAR ARCHITECTURE LTD FOR ADJUSTMENT. PROJECT DRAWING TITLE REVISION BUILDER 1/4" = 1'-0" 24/02/2022 10:51:21 AM 1A203 ROOF PLAN BC0121 MAPLE RIDGE FOURPLEX 24/02/2022 TD ES 22306 122 AVE MAPLERIDGE BC V2X3X7 SCALE:1/4" = 1'-0"A203 ROOF PLAN -FOR DESIGN PURPOSE ONLY1 VENTED SOFFIT FOR CONSTRUCTION REFER TO FRAMING SUPPLIERS FOR SHOP DRAWINGS Rev. yy-mm-dd Revision /Drawing Issue Drawn by 1 24Feb2022 Issued for ADP TD SKYLIGHT . . ' ◄ . " A ./---.--+---------------------- ► 11□1 " I I I I I I I I I I II I • . ---, i l I I I I I ___ .J i. 1 I I I I I -----------------~-·---~ ~-----------------------------~ I I L ---------7•----------~ j------------C/ " . . Y.IMOUVff (Downtown) 60C.i1~i8 1W Kumar architecture ltd . www.kum3r.1n:hilc(1ure.oom .idmin@k1,1m,'.11.)rchi1c<:ture.(,cm Excielltncl', Innovation and Ho.1istic ~signs MAIN FLOOR 100' -0" SECOND FLOOR PLAN 110' -3" U.S ROOF TRUSS 118' -4" T.O. OF ROOF 129' -7" 134 GRADE 98' -0" 2' - 0" 10' - 3" 8' - 1" 11' - 3" PRE FINISHED METAL FASCIA NON VENTED SOFFIT ALONG BUILDING SIDE 60" x 48"60" x 48"60" x 48"60" x 48" 86" x 70"86" x 70" PRE FINISHED METAL FASCIA VENTED SOFFIT 2' - 0" PVC WINDOW HARDIE BOARD -WHITE HARDIE PANEL -WOOD HARDIE PANEL -WHITE HARDIE PLANK SIDING -DARK BLUE GREY 3 1/2" 12"MID POINT OF ROOF 123' -11 1/2" 42" x 84" ENTRY DOOR 12" x 84" SIDELIGHT 2 HARDIEPLANK SIDING -RED 25' - 11 1/2" 24" x 70"24" x 70" 5" / 12" ASPHALT ROOF SHINGLES 2' - 0" 3 1/2" 12" MAIN FLOOR 100' -0" A SECOND FLOOR PLAN 110' -3" U.S ROOF TRUSS 118' -4" T.O. OF ROOF 129' -7" BCDE GRADE 98' -0" 42" x 84" ENTRY DOOR 12" x 84" SIDELIGHT 60" x 48"60" x 48"60" x 48"60" x 48"60" x 48" 86" x 70"86" x 70"86" x 70" 11' - 3" 8' - 1" 10' - 3" 2' - 0" 2' - 1 1/2" HARDIE PANEL -WOOD HARDIE BOARD -WHITE HARDIE PANEL -WHITE HARDIE PANEL -WOODHARDIE PLANK SIDING -DARK BLUE GREYPVC WINDOW MID POINT OF ROOF 123' -11 1/2" PRE FINISHED METAL BLACK 2' - 0" 42" x 84" ENTRY DOOR 12" x 84" SIDELIGHT 25' - 11 1/2" 60" x 48" ? VENTED SOFFOT 3 1/2" / 12" 1' - 6" 1' - 6" 2' - 0" 5" 12" 5" 12"30" x 72" SKYLIGHT Scale Project number Date Drawn by Checked by CONSULTANT PERMIT STAMP SEAL THIS DRAWING, AS AN INSTRUMENT OF SERVICE IS THE PROPERTY OF KUMAR ARCHITECTURE LTD, THE COPYRIGHT IN THE SAME BEING RESERVED TO THEM. NO REPRODUCTION IS ALLOWED WITHOUT THE PERMISSION OF KUMAR ARCHITECTURE AND WHEN IT IS MADE MUST BEAR ITS NAME. THIS DRAWING IS NOT TO BE SCALED. THE CONTRACTOR IS TO VERIFY THE DIMENSIONS AND DATA NOTED HEREIN WITH THE CONDITIONS ON SITE AND IS RESPONSIBLE FOR REPORTING ANY DISCREPANCY TO KUMAR ARCHITECTURE LTD FOR ADJUSTMENT. PROJECT DRAWING TITLE REVISION BUILDER 1/4" = 1'-0" 24/02/2022 10:51:35 AM 1A301 BUILDING ELEVATIONS BC0121 MAPLE RIDGE FOURPLEX 24/02/2022 TD ES 22306 122 AVE MAPLERIDGE BC V2X3X7 1/4" = 1'-0"A301 NORTH ELEVATION1 1/4" = 1'-0"A301 EAST ELEVATION2 Rev. yy-mm-dd Revision /Drawing Issue Drawn by 1 24Feb2022 Issued for ADP TD C)II C)II C)II -➔ Y.IMOUVff (Downtown) 60C.i1~i8 1W Kumar architecture ltd. www.kum3r.1n:hilc(1ure.oom .idmin@k1,1m,'.11.)rchi1c<:ture.(,cm Excielltncl', Innovation and Ho.1istic ~signs MAIN FLOOR 100' -0" SECOND FLOOR PLAN 110' -3" U.S ROOF TRUSS 118' -4" T.O. OF ROOF 129' -7" 1 3 4 60" x 48"60" x 48" 84" x 70" 36" x 24" 2' - 0" 2' - 1 1/2" PRE FINISHED METAL FASCIA PRE FINISHED METAL FASCIA NON VENTED SOFFIT ALONG BUILDING SIDE PVC WINDOW HARDIE BOARD -WHITE HARDIE PLANK SIDING -DARK BLUE GREY HARDIE PANEL -WOOD ASPHALT ROOF SHINGLES MID POINT OF ROOF 123' -11 1/2" 2 24" x 70" 1' - 4 1/2" 3 1/2" 12" 3 1/2" 12" 5' - 7 1/2" 5' - 7 1/2" 8' - 1" 10' - 3" 2' - 0" 25' - 11 1/2" 1' - 10 1/2" 1' - 5 1/2" LIGHT FIXTURE MAIN FLOOR 100' -0" A SECOND FLOOR PLAN 110' -3" U.S ROOF TRUSS 118' -4" T.O. OF ROOF 129' -7" B C D E GRADE 98' -0" 60" x 48" 84" x 70" 42" x 84" EXTERIOR DOOR C/W 3" TRIM 42" x 84" EXTERIOR DOOR C/W 3" TRIM 11' - 3" 8' - 1" 10' - 3" MID POINT OF ROOF 123' -11 1/2" 2' - 0" PRE FINISHED METAL BLACK 2' - 0" 25' - 11 1/2" 3 1/2" / 12" 84" x 70" 2' - 0" 2' - 0" ASPHALT ROOF SHINGLES HARDIE PLANK SIDING -DARK BLUE GREY VENTED SOFFIT 10" MATERIAL SAMPLES HARDIE CEMENT PLANKS COLOUR: DARK GREY HARDIE WOOD PANEL COLOUR: MAPLE WINDOW FRAME: COLOUR: ALUMINIUM HARDIE CEMENT PLANKS COLOUR: CRIMSON RED HARDIE WOOD PANEL COLOUR: CLOUD WHITE FASCIA BOARD : COLOUR: CHARCORAL Scale Project number Date Drawn by Checked by CONSULTANT PERMIT STAMP SEAL THIS DRAWING, AS AN INSTRUMENT OF SERVICE IS THE PROPERTY OF KUMAR ARCHITECTURE LTD, THE COPYRIGHT IN THE SAME BEING RESERVED TO THEM. NO REPRODUCTION IS ALLOWED WITHOUT THE PERMISSION OF KUMAR ARCHITECTURE AND WHEN IT IS MADE MUST BEAR ITS NAME. THIS DRAWING IS NOT TO BE SCALED. THE CONTRACTOR IS TO VERIFY THE DIMENSIONS AND DATA NOTED HEREIN WITH THE CONDITIONS ON SITE AND IS RESPONSIBLE FOR REPORTING ANY DISCREPANCY TO KUMAR ARCHITECTURE LTD FOR ADJUSTMENT. PROJECT DRAWING TITLE REVISION BUILDER As indicated 24/02/2022 10:51:48 AM 1A302 BUILDING ELEVATIONS BC0121 MAPLE RIDGE FOURPLEX 24/02/2022 TD ES 22306 122 AVE MAPLERIDGE BC V2X3X7 1/4" = 1'-0"A302 SOUTH ELEVATION1 1/4" = 1'-0"A302 WEST ELEVATION2 Rev. yy-mm-dd Revision /Drawing Issue Drawn by 1 24Feb2022 Issued for ADP TD Y.IMOUVff (Downtown) 60C.i1~i8 1W Kumar architecture ltd. www.kum3r.1n:hilc(1ure.oom .idmin@k1,1m,'.11.)rchi1c<:ture.(,cm Excielltncl', Innovation and Ho.1istic ~signs BASEMENT PLAN 90' -0" MAIN FLOOR 100' -0" A SECOND FLOOR PLAN 110' -3" U.S ROOF TRUSS 118' -4" T.O. OF ROOF 129' -7" B C D E GRADE 98' -0" 610 2' - 0" 3124 10' - 3" 2464 8' - 1" 3432 11' - 3"MID POINT OF ROOF 123' -11 1/2" W1 EW1 EW1 EW1 W1 F2 F2 F18' - 0" 25' - 11 1/2" 2' - 0" ROOF TRUSSES AS PER MANUFACTURERS R1 2' - 0" 992 3' - 3" 8' - 8" 8" CW1 F3 SE T B A C K L I N E 5500 PR O P E R T Y L I N E SE T B A C K L I N E PR O P E R T Y L I N E 7500 PARKING BASEMENT PLAN 90' -0" MAIN FLOOR 100' -0" SECOND FLOOR PLAN 110' -3" U.S ROOF TRUSS 118' -4" T.O. OF ROOF 129' -7" 1 3 4 GRADE 98' -0" ROOF TRUSSES AS PER MANUFACTURERS 11' - 3" 8' - 1" 10' - 3" 2' - 0" 8' - 0" 7914 25' - 11 1/2" MID POINT OF ROOF 123' -11 1/2" F1 R1 EW1 EW1 EW1 3 1/2" 12"R1 F2 F2 2 F2 2' - 0" 2' - 0" 51' - 4" 74"X22"X22" CORRUGATED WINDOW WELL W1 3 1/2" 12" F3F2 PR O P E R T Y L I N E SE T B A C K L I N E PR O P E R T Y L I N E SE T B A C K L I N E 1500 4500 F1 - CONCRETE SLAB ON GRADE (BASEMENT) • CONCRETE SLAB (SEE STRUCTURAL) • 10 MIL POLY VAPOUR BARRIER • COMPACTED GRANULAR FILL F2 - TYPICAL FLOOR • FLOOR FINISH WITH UNDERLAY • 7/8" T&G OSB SUBFLOOR • WOOD JOIST (SEE STRUCTURAL) • 3" ROXUL SOUND INSULATION (OPTIONAL) • 1/2" GYPSUM BOARD BUILDING SYSTEM ASSEMBLIES -WOOD STUD FRAMING-residential (part 9) ROOF ASSEMBLYEXTERIOR WALL ASSEMBLY FLOOR ASSEMBLY INTERIOR WALL ASSEMBLY R1 - SLOPED ROOF - MIN. (R40) • IKO WEATHERWOOD LAMINATED FIBERGLASS • SHINGLES ON ROOFING PAPER • 3/8" OSB SHEATHING • PRE-ENGINEERED ROOF TRUSSES AS PER STRUCTURAL • 8" CELLULOSE FIBER BLOWN IN INSULATION • 4" BATT INSULATION (R14) • 6mil POLY VAPOUR BARRIER • 1/2" GYPSUM BOARD CW1 - CONCRETE BASEMENT WALL (MIN. R11) • 1/2" CEMENT BOARD (CEMENT PARGING) • DAMPROOFING • 8" CONCRETE FOOTING (SEE STRUCTURAL) • 2x4 WOOD STUDS BATT INSULATION IN STUD SPACE R12 • CONTINUOUS 6mil POLY VAPOUR BARRIER • 1/2" GYPSUM WALL BOARD EW1 - EXTERIOR WALL- HARDIE CEMENT PLANKS (R17) • 1/2" HARDIE CEMENT PLANKS • 1"X3" WOOD STRAPPING (PREASSURE TREATED) • AIR VAPOUR BARRIER • 1/2" EXTERIOR SHEATHING • 2X6 WOOD FRAMING @ 24" O.C FILLED W/ R20 BATT INSULATION • CONTINUOUS 6mil POLY VAPOUR BARRIER • 1/2" GYPSUM WALLBOARD (WALL BASE:HIGH AS PER ELEVATIONS; MANUFACTURED STONE VENEER INSTALLED AS PER MANUFACTURER'S INSTRUCTION (RAINSCREEN) EW2 - EXTERIOR WALL- EIFS (R17) • 3/8" ACRYLIC STUCCO ON BACKER BOARD OR FIBERGLASS RAINSCREEN LATH • 1"X3" WOOD STRAPPING (PREASSURE TREATED) • AIR VAPOUR BARRIER • 1/2" EXTERIOR SHEATHING • 2X6 WOOD FRAMING @ 24" O.C FILLED W/ R20 BATT INSULATION • CONTINUOUS 6mil POLY VAPOUR BARRIER • 1/2" GYPSUM WALLBOARD (WALL BASE:HIGH AS PER ELEVATIONS; MANUFACTURED STONE VENEER INSTALLED AS PER MANUFACTURER'S INSTRUCTION (RAINSCREEN) W1 - SUITE DEMISING WALL - (1H FRR) STC-57 DESIGN REFERENCE: NBCC 2019 DIV B, PART 9: 9.10.3.1.A- W13a • 5/8" TYPE X GYPSUM WALL BOARD • 2 X 4 WOOD STUD @16" O.C. W/ ROCK WOOL INSULATION • 1" AIR SPACE • 2 X 4 WOOD STUD @16" O.C. W/ ROCK WOOL INSULATION • 5/8" TYPE X GYPSUM WALL BOARD NOTE: PROVIDE SHEAR WALL SHEATHING AS PER STRUCTURAL W2 - PARTITION WALL 6" • 1/2" GYPSUM BOARD • 2 X 6 WOOD STUD @ 16" O.C. • 1/2" GYPSUM BOARD W4 - PARTITION WALL 4" • 1/2" GYPSUM BOARD • 2 X4 WOOD STUD @ 16" O.C. • 1/2" GYPSUM BOARD W3 - PARTITION WALL - (1 H FRR) STC 46 DESIGN REFERENCE: UL DESIGN U305: • 5/8" TYPE X GYPSUM BOARD • 2 X6 WOOD STUDS @ 24" O.C. W/ 3" ROCKWOOL BATT INSULATION • 5/8" TYPE X GYPSUM BOARD NOTES: CONTRACTORS ARE TO ENSURE ALL FIRE RATINGS ARE MAINTAINED THROUGHOUT THE BUILDING AND WILL PROVIDE METAL CLOSURES, 16mm (5/8”) FIRE GUARD DRYWALL, ROCK WOOL AND FIRE RESISTANT CAULKING, ETC. TO ACHIEVE SAME. ENSURE ALL MECHANICAL/ELECTRICAL PENETRATIONS THROUGH FIRE WALLS ARE PROPERLY FIRE SEALED AND WHERE FIRE CAULKING IS USED, FOLLOW THE HILTI FIRE CAULKING SYSTEM RECOMMENDATIONS OR EQUIVALENT ULC SYSTEMS. ENSURE THAT DOORS, MECHANICAL / ELECTRICAL MATERIALS WITHIN FIRE WALLS HAVE THE APPROPRIATE FIRE RESISTANT RATINGS. F3 - FLOOR ABOVE UNHEATED SPACE ( R26) • FLOOR FINISH WITH UNDERLAY • 1 1/2" GYPCRETE • 7/8" T&G OSB SUBFLOOR GLUED AND NAILED • WOOD JOIST (SEE STRUCTURAL) • 6" CELLULOSE FIBER BLOWN IN INSULATION • BATT INSULATION R19 • 5/8" DENSGLASS SHEATHING • VAPOUR PERMEABLE AIR BARRIER • VINYL OR HARDIE PLANK SOFFIT (UNVENTED) Scale Project number Date Drawn by Checked by CONSULTANT PERMIT STAMP SEAL THIS DRAWING, AS AN INSTRUMENT OF SERVICE IS THE PROPERTY OF KUMAR ARCHITECTURE LTD, THE COPYRIGHT IN THE SAME BEING RESERVED TO THEM. NO REPRODUCTION IS ALLOWED WITHOUT THE PERMISSION OF KUMAR ARCHITECTURE AND WHEN IT IS MADE MUST BEAR ITS NAME. THIS DRAWING IS NOT TO BE SCALED. THE CONTRACTOR IS TO VERIFY THE DIMENSIONS AND DATA NOTED HEREIN WITH THE CONDITIONS ON SITE AND IS RESPONSIBLE FOR REPORTING ANY DISCREPANCY TO KUMAR ARCHITECTURE LTD FOR ADJUSTMENT. PROJECT DRAWING TITLE REVISION BUILDER As indicated 24/02/2022 10:51:49 AM 1A401 BUILDING SECTIONS BC0121 MAPLE RIDGE FOURPLEX 24/02/2022 TD ES 22306 122 AVE MAPLERIDGE BC V2X3X7 3/16" = 1'-0"A401 SECTION A2 3/16" = 1'-0"A401 SECTION B1 Rev. yy-mm-dd Revision /Drawing Issue Drawn by 1 24Feb2022 Issued for ADP TD I . / ___ ] __ Jwl$WNMWv%j I - -- I. ., I I I I I I \ .. -\ \ \ \ I --~ ~ ~ ~ ~ ~ ~ ~ I ~ ~ >;;; _[ -1 [_ I □CJ[] □□□ □CJ[] I \ \ \ \ \ I I I I I . I I \ \ \ \ i I I -I - I ~ ~ I I '-I D □ . . __ r __ I \ \ \ \ I I I I t - - __ L __ I r:::: ' ~l \ I I I -~--•.. ::" ' ~ ' ~ ' i Y.IMOUVff (Downtown) 60C.i1~i8 1W Kumar architecture ltd. www.kum3r.1n:hilc(1ure.oom .idmin@k1,1m,'.11.)rchi1c<:ture.(,cm Excielltncl', Innovation and Ho.1istic ~signs 10 TREES PROPOSED AS REPLACEMENT TREES PLANT SCHEDULE M2 JOB NUMBER: 22 011 KEY QTY BOTANICAL NAME COMMON NAME PLANTED SIZE / REMARKS ACER 6RISEUM CHAMAECYPARIS NOOTKA TENSIS CORNIJS EDDIE'S 'WHITE WONDER' STEWARTIA PSEUDOCAMELLIA PAPERBARK MAPLE NOOTKA CYPRESS WHITE WONDER DOGWOOD JAPANESE STEWARTIA 6CM CAL; 1.8M STD; B4B 3.0M HT; B4B 6CM CAL;l.8M STD; B4B 6CM CAL; 1.5M STD/34B NOTES, * PLANT SIZES IN TH IS LIST ARE SPECIFIED ACCORDIN6 TO THE BC LANDSCAPE STANDARD, LATEST EDITION. CONTAINER SIZES SPECIFIED AS PER CNTA STANDARDS. BOTH PLANT SIZE AND CONTAINER SIZE ARE THE MINIMUM ACCEPTABLE SIZES. * REFER TO SPECIFICATIONS FOR DEF INED 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 WR ITTEN APPROVAL FROM THE LANDSCAPE ARCHITECT PRIOR TO MAKINS 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 -DEFINITION OF CONDITIONS OF AVAILABILITY. ALL PLANT MATERIAL MUST BE PROVIDED FROM CERTIFIED DISEASE FREE NURSERY. PROVIDE CERTIFICATION UPON REQUEST. SURFACE MA TERI AL LEGEND --0--- CONCRETE UNIT PAVERS, RUNNING BOND PATTERN, SAND-BROHN COLOUR AQUAPAVE PERMEABLE CONCRETE UNIT PAVERS 80MM THICKNESS; RUNNING BOND PATTERN, NATURAL COLOUR; TYP. SOD LAHN 12" DRIP STRIP 42" 0/OOD PICKET FENCE 6' HT 0/OOD PERIMETER FENCE 30" HIDE MET AL CORRU6A TED HINDOH HELL, TYP. 6'HT HOOD PERIMETER FENCE l2"HIDE DRAIN ROCK 33.80 ,__......., BOND PATTERN, SAND-BROHN COLOUR 34 .1 0 r---it-.. AQUAPAVE PERMEABLE CONCRETE UNIT PAVERS 80MM THICKNESS; RUNNING BON PATTERN, NATURAL COLOUR; TYP. 6'HT HOOD PERIMETER FENCE 34.32 1122ND A VENUE I 2' 34.20 133.631 ~ CONCRETE UNIT PAVERS, RUNNING aliD PATTERN, SAND-BROHN COLOUR 12' UNIT#2 ~ BENCH BY MASLIN ~-~ ,---,-,--,--,---,-,c-r-,--,,--------, F~==~~fff~-CPnfo=tliat===~C~O?IN~C~R~ UNIT PAV RS, RUNNING I ASPHALT SURFACE UNIT#3 BOND P TTERN, SAN -BROHN COLOUR r,=aa==J...J....1...Y,,,1....,..i1-------< r--7 BROOM /NISH CONC ETE I 17--1 ____ 6ARBA E ENCLOSU ~ □ □ ,.._,.-r..L-,.,_,--'-.-...,_'-r-'-.-'-.-'-r-'t.---½--'-.--½-'--.-'I • • • □- LEVEL 2 EV CHARGING STATION ____ BROOM ~~-+----BIKER ~,__ ___ CORNIJS /NISH CONC KBYCO DIE'S 'NH/ ---,34.47 WONDER' I\) I\) C,.) :,c 0 ©Copyright reserved. This drawing and design is the property of M2 Landscape Architects and may not be reproduced or used for other projects without their permission. lANDSCAP E AACHIT E[TLIAE #220 -26 Lorne Mews New Westminster, British Columbia V3M 3L7 Tel: 604.553.0044 Fax: 604.553.0045 Email: office@m2la.com 2 l'Bm.2<722 ISSUED FOR DP I Fl'BU.2<722 PRELIHINARY ORAN/NG BN BN NO. DATE REVISION DESCRIPTION DR. SEAL: PROJECT: FOURPLEX 22306 122 A VENUE, MAPLE RIDGE, BC DRAWING TITLE: TREE PLAN DATE: /I.FEB.2022 DRAWING NUMBER: SCALE: 1/8"=1'-0" DRAWN: BN L1 DESIGN: BN CHK'D: HTLM OF4 22 Oll-02DPzlp M2LA PROJECT NUMBER: 22--0ff Page 1 of 6 City of Maple Ridge TO: Advisory Design Panel MEETING DATE: March 23, 2022 FILE NO: 2019-091-DP SUBJECT: 21585 River Road PURPOSE: An Advisory Design Panel (the “ADP”) submission has been received for the above cited application and property to permit a construction of five (5) dwelling units in the form of courtyard housing. The proposed buildings will replace the vacant site. The subject property is under application for rezoning from RS-1 (Single Detached Residential) to RT- 2 (Ground-Oriented Residential Infill) to support the development of courtyard housing. The rezoning application being processed in conjunction with this proposal was given First Reading by Council on May 28, 2019. BACKGROUND: Applicant: Salenco Developments Inc. Legal Description: Lot 274 District Lot 247 Group 1 New Westminster District Plan 38052 OCP: Existing: Urban Residential Zoning: Existing: RS-1 (Single Detached Residential) Proposed: RT-2 (Ground-Oriented Residential Infill) Surrounding Uses: North: Use: Single Family Residential Zone: RS-1 (Single Detached Residential) Designation: Urban Residential 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: Single Family Residential Zone: RS-1 (Single Detached Residential) Designation: Urban Residential Existing Use of Property: Single Family Residential Proposed Use of Property: Multi-Family Residential I 4·-~--- mapleridge.ca Page 2 of 6 Site Area: 1,220 m² (0.3 acres) Access: 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 8.7 Multi-Family: Ground Orientated Residential Infill Guidelines Development Permit. The proposed RT-2 zone provides for the infill of ground-oriented residential buildings within established residential neighbourhoods in a form that will be incremental and sensitive to the existing and emerging context. This RT-2 zone allows for dwelling units to be in one building with shared party walls to create triplexes or fourplexes. Dwelling units may also be arranged individually or attached and clustered around a shared open space, in a courtyard residential housing form. Proposed characteristics for triplex, fourplex and courtyard housing, include: • Importance of respecting the neighbourhood context, in terms of size, scale and massing; • Appear as a ‘single family’ house in terms of residential character; • Encouraging building articulation to create a comfortable scale and interesting streetscape; • Providing useable private outdoor space for each unit; • Encouraging sustainable and permeable landscaping on site; and • Provide shared site accesses to limit impacts of parking on the development. It was intended that these newly created in-fill housing forms would not have their own set of guidelines in the first year of implementation. Therefore, in addition to the characteristics listed above, applications for triplex, fourplex and courtyard would apply Section 8.7 Multi-Family: Ground Orientated Residential Infill Development Permit Guidelines where applicable. Key Guidelines: The following is a brief description and assessment of the proposal’s compliance with the applicable Key Development Permit Guidelines: • Incremental and sensitive integration of RT-2 Ground Oriented Residential Infill Zone projects into existing neighbourhoods. • Consider similarity of scale, massing and appearance to a detached single-family dwelling, and avoid replicating townhouse or rowhouse housing form. • Ground-oriented infill developments are expected to relate to the height and location of existing single detached neighbours and sensitively transition to neighbouring properties by stepping massing down, where applicable. • Dwelling units must be in one building with shared party walls or as a stacked unit to create triplexes or fourplexes. • Access to public roads to be in accordance with the Maple Ridge Design Criteria Manual. A secondary driveway may be approved by the Engineering Department, where it supports key guidelines concepts. • Design and construction of new buildings located within designated floodplains to be in accordance with Provincial legislation and the Zoning Bylaw. Page 3 of 6 • Effectively utilize the site context to create uniqueness, orient entrances towards the street, and use landscaping and screening to create private or semiprivate yard spaces. • Encourage permeability of rainfall and meet City of Maple Ridge stormwater management requirements and best management practices. • Contribute to a more sustainable community and neighbourhood, design for health and wellbeing, use green infrastructure, adaptations for climate change and resiliency. The proposed five unit courtyard housing development is designed to be of a similar scale to the adjacent single family houses, and is meant to integrate well with the surrounding neighbourhood. The development proposes two buildings containing two units each, with one additional building containing one unit. Each unit features a separate ground floor entrance, which gives it the appearance of single family housing. The developments form and character are similar in scale to the overall neighbourhood and respects the height of the existing homes in the area. The 216 Street elevation of the development is meant to read as one larger single family house, with the build of the massing located on the first and second floor of the building. This elevation integrates well with the existing single family streetscape along this portion of 216 Street. The River Road elevation of the development reads as two single family units. The courtyard is the project core and it emphasizes this importance by incorporating corner glazing facing common amenity spaces and the driveway. All of the units have rear yards and landscape areas along the property line. The outdoor amenity areas have also received a generous landscaped treatment. 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 6 PLANNING COMMENTS: 1. Proposal: An application has been received for the property located at 21585 River Road for a courtyard housing development consisting of five dwelling units, in the built form of two duplexes and one standalone unit. There will be one main courtyard drive aisle running east-west through the site, as well as one courtyard amenity space located on the north of the site, between two units. Three of the units will feature side-by-side parking garages, while the two units on the eastern end of the site will feature single car garages, with two accompanying parking spaces on the western portion of the site at grade. One visitor space is also provided. Special surface treatment will be applied over the portion of the drive aisle crossing the courtyard area. Access will be provided from the rear lane on the western portion of the site. 2. Context: The subject property is 0.12 HA. (0.3 acres) in size and is located on the north west corner of River Road and 216 Street. The subject property and surrounding lots are characterized by low (i.e. single storey and basement) single family dwellings. Both River Road and 216 Street are designated as Major Corridors in the OCP at this location. 3. OCP and Zoning Compliance: The development site is currently designated Urban Residential, and development of the properties are subject to the Major Corridor infill policies of the OCP. The Major Corridor policies identify the various types of housing forms which are encouraged along major road corridors including courtyard developments such as those being proposed. These policies also 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. The proposed RT-2 (Ground-Oriented Residential Infill) Zone is consistent with this designation. The subject site is being rezoned to RT-2 (Ground-Oriented Residential Infill) 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 0.61 which complies with the maximum density of 0.75 FSR. The following variances will be required: • Reduction in the Front Lot Line setback from 6.0 metres to 4.5 metres; and • Reduction in the Rear Lot Line setback from 7.5 metres to 3.86 metres; and • Increase in the allowable Building Height from 8.0 metres to 9.06 metres. 4. Parking and bicycle storage: The Maple Ridge Off-Street Parking and Loading Bylaw No. 4350 – 1990 requires that triplexes, fourplexes and courtyard residential developments are to provide two off-street parking spaces per dwelling unit. The proposed courtyard meets these requirements by providing a total of eleven parking spaces, two spaces per unit and one visitor parking. Bicycle parking can be accommodated in the accessory detached garage for each unit. The required parking for the proposed use is analyzed in the Development Data Sheet (Appendix E) Page 5 of 6 5. Environmental, Sustainability & Stormwater Management: This project’s site proposal will have to conform to the City’s three tier stormwater management requirements. Because the subject property is within the Fraser River Escarpment, no infiltration is permitted. 6. Issues requiring comments from ADP: • Please comment on the courtyard layout. How does the ADP feel about the courtyard space? • How does the ADP feel about the integration with the surrounding neighbourhood? • How does the ADP feel about the look and massing of the buildings along the River Road elevation? • Does the ADP think that the materials and massing of the buildings are reflective of single family housing? • How does the ADP feel about the relation between the units and the courtyard? 7. Garbage/Recycling: Garbage and recycling may be stored in the garage of each unit; however, the collection location will have to be determined with the individual waste hauler. 8. Works along abutting roads: • A new concrete curb, gutter and sidewalk is required along the abutting roads. • Ornamental street lighting is required on River Road. • Street trees will be required along the property frontage. 9. Off Site Upgrades, Utilities and Services: • All third party utilities are to be provided via underground conduit. Page 6 of 6 CONCLUSION: The Planning Department requests that the Advisory Design Panel provide comments on the development proposal, specifically with respect to the suitability and design of façade materials, building articulation, and landscaping of this development, and integration with the surrounding single-family neighbourhood. 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 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 FI L E : 2 0 1 9 - 0 9 1 - DP DA T E : M a r 18 , 2 0 1 9 21 5 8 5 R I V E R R O A D PI D 0 0 8 - 4 9 7 - 9 8 2 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 216 ST ´Sc a l e : 1 : 2 , 5 0 0 BY : P C Le g e n d St r e a m Dit c h C e n t r e l i n e Ed g e o f R i v e r In d e f i n i t e C r e e k La k e o r R e s e r v o i r Riv e r Ma j o r R i v e r s & L a k e s 111 ! 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I rn I 21626 I 21623 21640 :::, ...., 21637 I ~ ...., ~ , . 0 21646 21649 21674 21692 21716 21715/19 21730 21733 DATE: Mar 18, 2019FILE: 2019-091-RZ 21585 RIVER ROAD PID 008-497-982 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 SUBJECT PROPERTY 21 6 S T Aerial Imagery from the Spring of 2018´ Scale: 1:2,500 BY: PC map eridge.ca JY ARCHITECTURE INC. 2nd Floor, 8661 201 St. Langley BC V2Y 0G9 t: 604 493 2001 e: contact@JYarch.com www.JYarch.com Jinyong Yum Principal Architect AIBC, LEED BD+C t: 604 493 2001 ext.700 e: jyum@JYarch.com February 22nd, 2022 Re: Architectural Design Rationale of the proposed Courtyard House at 21585 River Road. Mr. Rene Tardif Planner, Planning Department City of Maple Ridge 11995 Haney Place Maple Ridge, BC V2X 6A9 Dear Mr. Tardif Please see the following explanation of the architectural design rationale of the proposed Courtyard House at 21585 River Road, Maple Ridge. INTRODUCTION 1.The development site is at 21585 River Road, Maple Ridge. It is a 1,157m2, reasonably flat parcel that a single- detached house currently exists. 2.It is located in an established community close to a Ridge Meadow Hospital on the West, small-scale local commercial buildings on the North. 3.The site is located at the northwest corner of River Road and 216 Street. 4.The proposed project intends to provide small-scale multi-residential units, Courtyard House'. 5.The proposed development seeks the opportunity to create a highly livable community that will contribute positively to the community and appeal to a broad range of people, particularly families with children and seniors. 6.The development proposal responds to the Council's priority to see more family-oriented housing, particularly ground-oriented units of various sizes that come along well with the existing single house neighbours. THE SITE AND ITS LOCATIONAL CONTEXT 1.Single-family homes surround the site. The everyday urban amenities (schools, shops, daycare and parks) are reasonably close by walking or driving. 2.Lougheed Hwy, to the North of the development, connects the city centre, major local commercials and public amenities. 3.To the south of the development, a single residential community is located along the Fraser River. 4.The site is close to high-quality schools, including Maple Ridge Secondary, Maple Ridge Elementary and Westview Secondary. SUMMARY OF OUR PROPOSED DESIGN APPROACH 1.Our design responds to the above-listed contextual considerations through a thoughtfully designed development of 5 units of Courtyard Houses organized in 3 separate buildings with an overall FAR of 0.617. JY ARCHITECTURE INC. 2nd Floor, 8661 201 St. Langley BC V2Y 0G9 t: 604 493 2001 e: contact@JYarch.com www.JYarch.com Jinyong Yum Principal Architect AIBC, LEED BD+C t: 604 493 2001 ext.700 e: jyum@JYarch.com 2.The community is predominantly oriented towards families with children and seniors. There are three types of the residential unit. a.Type A (Unit #1) •Three bedrooms •Parking for two cars •A balcony directly accessed from the principal living space •A backyard garden area. •Approximately 1,500 sf of living space. b.Type B (Unit #2 & 3) •Two bedrooms plus den •Parking for two cars ( single car garage and one outdoor parking) •An outdoor patio directly accessed from the principal living space •A front yard garden area. •Approximately 1,200 sf of living space. c.Type C (Unit 4 & 5) •Three bedrooms •Parking for two cars •A balcony directly accessed from the principal living space •A front yard garden area. •Approximately 1,400 sf of living space. 3.The design is compliant with the RT-2 By-law with the following variances; a.Building Setback: •East (Front): 6.0m (allowed) / 4.5m (proposed) •West (Rear): 7.5m (allowed) / 3.86m (proposed) b.Building Height •8m (allowed) / 9.4m (proposed) 4.The community has been designed to be self-sufficient regarding parking and not to place any parking burden on the surrounding streets. Each unit has two parking stalls. There is one visitor parking stall off from the lane at the entry driveway. LAYOUT AND ORGANIZATION OF THE COMMUNITY 1.The following four ideas drive the organization and design of the community: a. Vehicle Access Vehicle access to the development will be off from River Road through the back lane, and there will be no vehicle access or egress to the site from 216 street. b.Outward-facing Design The proposed buildings face River road and 216 street. This approach provides the architectural definition on the street corner and smooth massing transition from the adjacent single residential houses. The individual unit front entries are placed to face streets directly. c.Courtyard JY ARCHITECTURE INC. 2nd Floor, 8661 201 St. Langley BC V2Y 0G9 t: 604 493 2001 e: contact@JYarch.com www.JYarch.com Jinyong Yum Principal Architect AIBC, LEED BD+C t: 604 493 2001 ext.700 e: jyum@JYarch.com The proposed buildings are organized around a landscaped courtyard that is free from vehicles and visually connected from the front doors and the face of the balconies. We believe these courtyards provide an appealing amenity for all residents and foster an improved interaction between neighbours. d.Sensitivity to the privacy of the neighbours to the West The project's design has attempted to be as sensitive as possible to the respecting the privacy of neighbouring homes to the North. No windows are located in bedrooms overlooking neighbours. A six-foot wood fence and hedges and trees are proposed to provide privacy buffers. ARCHITECTURAL EXPRESSION 1.The locational context suggests appropriate blending with existing single-house residential communities. This locational context formulates the building massing and architectural design. The courtyard house will reflect this by borrowing typical architectural style from neighbours such as roofline, overhangs, windows details, materials, etc. 2.The architectural expression of the three buildings is related and follows an integrated theme but is also sufficiently differentiated to provide some variety. 3.Several subtle colour variations for the building exteriors create visual interest while providing smooth blending to the existing community. 4.The architectural design seeks to create an expression of a 'single family house.' This is achieved through: a.Two-storey massing is proposed for Building 2 (Unit #2 & 3) facing 216 Street. b.Provide variations in the roof forms and building facades to help reduce the visual length of individual buildings. c.A variety of unit sizes may accommodate different family sizes, age-related abilities and affordability. 5.The front yard setbacks are related to the surrounding neighbourhood. 6.The garage doors are placed back of each building to connect visually with the streets. 7.The entrance of each unit includes clear pedestrian access routes from the street. 8.Weather protections and adequate exterior lighting are provided. 9.Balconies and porches are placed to monitor and secure the courtyard area visually. 10.High-quality exterior cladding materials are used, such as Hardie lap siding, shingles, board & batten, stone cladding and painted trim work. Should you have any questions or require further clarification, feel free to contact me at your convenience. Sincerely, JY Architecture Inc. Per: Jinyong Yum, Architect-AIBC, LEED BD+C Principal February 22, 2022 210159 MEMO PROJECT : Courtyard House Address: 21585 River Road RE : Landscape Design Rationale Courtyard house is a 5 unit residential development at 21585 River Road. Shrub planting is proposed to create individual yards spaces and to buffer the development from the street frontages. Deciduous trees are proposed to provide shade to both the yards and the pedestrian sidewalk adding comfort to both spaces. Individual gates and sidewalks are proposed to each unit to provide a clear pedestrian connection to the public sidewalk, defining pedestrian areas and encouraging walkability. An existing tree is proposed to be retained and drought tolerant species were used including Lavandula angustifolia ‘Hidcote’, Juniperus virginiana, Rudbeckia fulgida var. sullivantii ‘Goldsturm’, Festuca glauca ‘Elijah Blue’ and Liriope muscari. This is contribute to the sustainability of the site by way of shade and habitat from a mature tree and lower water usage. Jessica Thiessen, BCSLA Abbotsford Office #110 -34077 Gladys Avenue Abbotsford, BC V2S 2D8 ~(604) 853-8831 Edmonton Office #1000 -10117 Jasper Avenue Edmonton, AB TSJ 1W8 ~(780) 758-2002 Vancouver Office #110 -2920 Virtual Way Vancouver, BC VSM 0C4 ~(604) 294-6662 www.krahn.com 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. 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' .. 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 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.) 2019-091-RZ Rene Tardif 2022-02-22 11~-mapleridge.ca I V v ✓ v ✓ ✓ v v ✓ ✓ ✓ 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 v v v ✓ v v v ✓ v v ✓ v ✓ ✓ ✓ v ✓ v ✓ v ✓ ✓ v ✓ ✓ ✓ - DEVELOPMENT DATA SHEET Existing /Proposed Zone _____________ Date Prepared __________ Proposed (Complies or state variance needed) Required Development Data Minimum Required or Maximum Allowed LOT AREA* (in square metres) Gross Total Less Road Widening / Truncations Less Park Net Total LOT COVERAGE (in % of net lot area) Total Site Coverage SETBACKS (in metres) Front Rear Side #1 (N,S,E, or W) Side #2 (N,S,E, or W) Side #3 (N, S, E or W) SETBACKS – Underground Structures (in metres) Front Rear Side #1 (N,S,E, or W) Side #2 (N,S,E, or W) Side #3 (N, S, E or W) BUILDING HEIGHT (in metres/storeys) Principal 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. l~-mapleridge.ca Proposed (Complies or variance needed?) OTHER – state YES or NO for each. If YES describe on separate sheet. Heritage Site Tree Survey/Assessment Provided Watercourse/Steep Slopes Covenants, Stat ROW & Easements 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: ___________________________ __________________________________ 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. Required Development Data Minimum Required or Maximum Allowed DENSITY # of units/ha (gross) # of units/ha (net) Gross Floor Area Floor Space Ratio (net) AMENITY SPACE (area in square metres) Common Activity Area Useable Open Space PARKING (number of spaces) Residential and Multi-Residential Uses Multi-Residential Town Centre (Bach Units) Multi-Residential Town Centre (1 Bdr Units) Multi-Residential Town Centre (Added Bdr) Commercial Uses Educational & Assembly Uses Institutional Use Industrial Use Business Park Uses Comprehensive Other Number of spaces for visitors TOTAL NUMBER OF PARKING SPACES Number of total for disabled Number of total (and %) small cars % Number of total (and %) tandem spaces % TOTAL OFF STREET LOADING SPACE(S) BICYCLE PARKING (number of spaces) Short Term Bicycle Parking Long Term Bicycle Parking I I 1 Multi-Family Development Permit Area Guidelines Checklist Pursuant with Section 8.7 of the Official Community Plan, multi-family developments will be assessed against the form and character guidelines established by Council and summarised below. This checklist is to be prepared by the architect of record for the project to demonstrate the proposed design was developed in accordance with the form and character guidelines. Please assess and describe the compliance of the proposed design of the project with respect to the Key Guideline Concepts and with the Form and Character Guidelines. Description of the Key Guideline Concepts should be suitable for File Managers to quote in Development Permit Application Reports to Council. For the Form and Character Guidelines, clearly describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. This checklist is to accompany Development Permit Applications and submissions to the ADP. 8.7.1 Key Guideline Concepts Describe how this project and the design complies 1. New development into established areas should respect private spaces, and incorporate local neighbourhood elements in building form, height, architectural features and massing. 2. Transitional development should be used to bridge areas of low and high densities, through means such as stepped building heights, or low rise ground oriented housing located to the periphery of a higher density developments. l~-mapleridge.ca 2 Key Guideline Concepts (Continued) 3. Large scale developments should be clustered and given architectural separation to foster a sense of community, and improve visual attractiveness. 4. Pedestrian circulation should be encouraged with attractive streetscapes attained through landscaping, architectural details, appropriate lighting and by directing parking underground where possible or away from public view through screened parking structures or surface parking located to the rear of the property. Guidelines 8.7.1 A Building Design, Massing and Siting 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. Design and siting of buildings should take advantage of natural features or views and should enhance privacy and livability. 2. Residential buildings should front or appear to front onto public roads through the use of appropriate treatment of exteriors, through direct pedestrian access to individual units from the public street/sidewalk, or through the provision of pedestrian walkways linked to the street. Street frontages should be emphasized by incorporating differentiated front, side and rear oriented facades, with a minimum two storey facade on the fronting street to foster a human scale. Buildings that are designed with an end wall or unit adjacent to a public street should design the end unit with the pedestrian entry facing the street. At significant intersections, the definition of corners should be reinforced by buildings that front on both streets and incorporate corner cuts. 3 Guidelines 8.7.1 A (Continued) 3. Higher density dwellings should be sited adjacent to major streets in order to minimize access problems and to provide a transition to lower density uses. 4. Multi-family developments adjacent to lower density or single detached residential dwellings should: a) be consistent in form and massing with the surrounding area; b) be sited adjacent to major streets to provide a transition to lower density uses; c) concentrate density to the centre of the development or towards a non- residential boundary and locate lower density components adjacent to lower density residential uses; d) create a transition in building mass and form towards the setbacks of the adjacent neighbourhood; e) minimize access conflicts; f) be designed to maximize privacy and minimize views onto adjoining sites, particularly for portions of the development abutting the side yards of adjacent single detached residential uses. 5. Larger buildings, roof forms and building frontages should include design elements and features to: a) provide variation in the facades to help reduce the visual length of individual buildings; b) have the appearance of a series of smaller buildings, or as identifiable parts of a larger concept; and c) incorporate components that express strong unit identity and incorporate direct access to grade for ground-floor units. 4 Guidelines 8.7.1 A (Continued) 6. New multi-family developments should use design themes, architectural features and elements of the surrounding neighbourhood by incorporating common elements such as form, scale, massing and proportion into the design as a means to reinforce neighbourhood stability. Examples include: a) the articulation of facades, using where appropriate, elements such as porches, chimneys, projections, recesses, and balconies; b) the placement, size, shape and number of doors and windows; c) the location and visual appearance of garages and/or parking facilities; d) the selection of appropriate and compatible roof forms; and e) the design of hard and soft landscaping. 7. The exposed undersides of balconies and porches that are visible from a street or public walkway should be covered with exterior finishes to provide a finished appearance to public view. 8. Developments are encouraged to use the Leadership in Energy and Environmental Design (LEEDS) standards in the design of buildings. Techniques such as rain gardens, vegetated swales, separation of impervious surfaces, installing below surface infiltration beds and tree box filters, and redirecting water from drain pipes into vegetated areas are encouraged. 9. Variation in individual unit designs is encouraged to provide visual interest and avoid significant repetition either within a row of townhouses, or between adjacent rows of units. 5 Guidelines 8.7.1 A (Continued) 10. Garage doors should not face public streets. Where front facing garage doors are unavoidable, the impact of garage doors on the public realm should be mitigated by: a) designing residential units with enough width to include attractive entrances and windows between garages; b) recessing garage doors behind the main building façade; c) keeping a sufficient width in residential units to allow the creation of attractive entrances and fenestration between garages. d) grouping garage doors in pairs between adjacent units to allow building entrances and facades more prominence on the street; e) providing interior spaces that overlook the street; f) separating and orienting unit entrances to the street; g) providing individual pedestrian walkways linked to the street; h) including design details such as transom windows or glazing in garage doors; i) a comprehensive landscape plan that identifies how the visual impact of garage doors from the street will be mitigated. 11. Landscaping of rooftops is encouraged where possible, to provide shared or private outdoor space for residents and to provide attractive views for residents and passersby. 6 Guidelines 8.7.1 B Vehicle Access, Parking and Circulation Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. Parking and servicing should be located underground or to the rear of buildings, with access from lanes wherever possible. Where lane access is not possible, access should be from streets via narrow driveways to minimize the impact on streetscape appearance and disruption to pedestrian movement. 2. Parking structures should be adequately screened and architecturally compatible with the rest of the building. Large surface parking areas should be divided into smaller sections to avoid a monotonous appearance with landscaping strips, trees, building edges, pedestrian pathways, and pavement treatment to enhance their visual appearance. 3. Developments with large parking areas should provide a direct pedestrian pathway system through the parking area to facilitate convenient and safe pedestrian access between building entrances, parked cars, and sidewalks of adjoining streets. Features such as special landscaping with trees and benches, overhead weather protection and distinct paving should be incorporated where appropriate. Pedestrian movement should be designed to avoid any obstruction by parked vehicles. 4. Shared vehicle access between adjoining sites should be considered where access for parking at the rear of the property is limited. Joint or shared access should also be considered between adjoining developments to minimize disruption of pedestrian sidewalks and to maximize landscaping and permeable surfaces. Integration of driving aisles and pedestrian walkways between adjacent sites is also strongly encouraged. 7 Guidelines 8.7.1 B (Continued) 5. Locate parking spaces allocated for people with disabilities as close as possible to the main entrance to a building. 6. Crime Prevention through Environmental Design (CPTED) principles should be incorporated into the design of all parking facilities with convenient, safe, identifiable and universally accessible access routes to building entrances, lobbies or other principal areas of buildings, and to grade level from any underground or above ground parking structures. 7. To increase safety, consider using electronic security devices and monitoring systems as a supplement to natural surveillance opportunities in parking structures and parking areas. 8. The amount of asphalt surfaces in parking areas should be minimized by integrating a variety of paving materials such as concrete, decorative pavers, etc. or by using alternate surface treatments. 9. Road grades, streets, lanes, and driveways should conform to the existing grades as closely as possible to ensure minimal disruption of slopes and vegetation. On steep terrain, roads should be aligned, wherever possible, to run parallel rather than counter to, natural contours and existing grades. 8 Guidelines 8.7.1 C 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 both within and outside the development should: a) provide definition for pedestrian corridors; b) delineate private and semi private space from public space; c) provide adequate screening between private outdoor spaces; d) present a pleasing street image; e) provide suitable buffering between public road and privacy areas; f) soften the transition between adjacent land uses; g) provide a buffer between residential and non-residential land uses; h) create interesting views and focal points into and out of the site; i) reinforce design continuity with neighbouring properties, the scale and massing of buildings, and the streetscape by providing consistency in street trees, plant materials, and other landscaping elements. 2. Landscape drawings for development applications should include, but are not limited to, the following information: a) the location of mature and existing trees to be retained or removed, b) the location of all protective tree fencing; c) a grading plan or cross section indicating finished grade; and d) a drainage plan for the site. 3. Street trees will be a required component of all development. Incorporate deciduous tree species into streetfront landscaping to define site boundaries, to enhance public space, and to permit light penetration in winter. 9 Guidelines 8.7.1 C (Continued) 4. Energy efficiency and conservation should be considered in the design of landscaped areas and in the selection of plant material. This can be accomplished through: a) using native and/or drought-resistant species; b) designing the landscaping to moderate the effect of wind; c) providing shade in summer; d) allowing natural drainage to occur throughout the site; e) allowing daylight into buildings; and f) redirecting water from rooftop runoff and downspouts into vegetated areas or rain barrels for later irrigation use. 5. Maintain continuous landscaping along abutting streets and minimize the number of interruptions such as driveways and parking entrances. Continue the sidewalk pavement across driveways and parking entrances. 6. Create visual landmarks on significant street corners and at locations of high visibility. Provide landscaping and consider incorporating features such as flag poles, banners, visual art, ornamental trees, fountains, architectural elements, and landscape structures. 7. Any portion of a building site left vacant for future development should be landscaped consistent with the landscape plan for the overall site. The minimum ground surface treatment should be lawn. Where possible, the natural state should be retained for those portions of a property not being developed. 10 Guidelines 8.7.1 C (Continued) 8. Identify, preserve and incorporate stands of mature trees into the overall site landscaping design. Retain unique tree species, significant vegetation, natural landscape features and nesting areas on a site wherever possible. To attain this objective, prior to the design of a project, a detailed survey prepared by a qualified professional indicating the location and condition of existing trees and vegetation on a site should be conducted and provided to the District as part of the development application process. 9. Existing vegetation should be enhanced with new planting wherever construction activity has destroyed vegetation. Replanting with indigenous or native species is encouraged. 10. Consider incorporating rain gardens and vegetated swales into parking lot landscaping to increase the natural absorption of rainwater runoff from paved areas into the ground. 11. The height and location of a landscape screen should ensure that: a) privacy to adjacent properties is adequately protected; b) driving site lines are maintained from adjacent roads, manoeuvring aisles, parking lots; and c) the quality of the streetscape and outdoor living spaces is enhanced. 12. Maximize the amount of landscaped areas and minimize the amount of impervious paved surfaces to increase the natural absorption of rainwater on a site. 11 Guidelines 8.7.1 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. All non-vehicular routes should be fully accessible. Sidewalks and pathways should be wide enough for wheelchair/scooters and should include a tactile strip for the visually impaired. Curb-cuts and curb let-downs should be provided in appropriate locations to facilitate safe, convenient, and direct access from parking spaces to buildings for people with disabilities. 2. Building entries should be: a) clearly addressed with large numbers visible from the street; b) directly accessed from the street without stairs; c) provided with level areas measuring a minimum of 1.5m x 1.5m (4.9 ft. x 4.9 ft.) both inside and outside of doorways; and d) provided with weather protection, exterior lighting, and power-assisted door openers. Guidelines 8.7.1 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. Integrate vents, mechanical rooms, mechanical equipment, and elevator penthouses into the roof design or screen with materials and finishes compatible with the overall architectural design. 2. The design of a roof, placement of mechanical units and satellite dishes, etc. should take into account views of the roof from adjacent buildings. 12 3. Garbage containers and recycling bins must be: a) easily accessible; b) appropriately sized for the building occupants; c) contained within roofed/walled enclosures; d) incorporated into the overall design of the development; or e) screened from public view and weatherproof and animal-resistant within the boundaries of each site. 4. Service areas should be internalized within the development. For developments with multiple buildings, common refuse, recycling and service areas are to be provided. Storage areas should be located to be convenient and readily accessible from most buildings or units on the site. Avoid direct exposure from public streets and allow for adequate manoeuvring space for removal vehicles. 5. Enclose or screen all exterior mechanical units or equipment, including roof top units, equipment, and satellite dishes within upper floors or structures that from part of the overall design of a development. 6. Locate building ventilation systems to minimize noise and exhaust pedestrian areas, residential units, and outdoor spaces and locate less sensitive land uses closer to sources of noise. 7. Buildings should be designed and constructed maximize sound attenuation: a) between units; b) between public roads and units; and c) between adjacent land uses and units. 13 Guidelines 8.7.1 F 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. All signage must conform to the Maple Ridge Sign Bylaw. In the event of a conflict between the Maple Ridge Sign Bylaw and these guidelines, the latter shall take precedent. 2. Signage design, materials and message should be integrated and complement the scale and architectural detail of the building. 3. Pedestrian level lighting is encouraged along all pedestrian routes and pedestrian plazas. The lighting should be pedestrian focused. 4. Lighting should be designed so as to have no direct source of light visible from the public right-of-way or adjacent residential land. Care should be taken to ensure that lighting glare does not pose a nuisance to adjacent residences, pedestrians, or motorists. Guidelines 8.7.1 G Bicycle Parking and Storage 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. Short term and long term bicycle parking facilities should be considered for all developments. Short term bicycle parking should be in well-lit locations and clearly visible from a main building entrance and/or public roads with bicycle racks made of sturdy, theft- resistant material that is securely anchored to the floor or ground. Longer term bicycle storage areas provided as part of a parking structure should be located close to elevators and access points. 14 Project Information To be completed by the Architect on record for this project: File Number ________________________ Date prepared: _______________________ Architect ________________________ ___________________________ Print Name Signature 1 Abbotsford Office Edmonton Office Vancouver Office #400 – 34077 Gladys Avenue #1000 – 10117 Jasper Avenue #210 – 1311 Kootenay Street Abbotsford, BC V2S 2E8 Edmonton, AB T5J 1W8 Vancouver, BC V5K 4Y3 T (604) 853-8831 T (780) 758-2002 T (604) 294-6662 F (604) 853-1580 F (604) 853-1580 F (604) 294-6665 Arborist: Reed Moss, I.S.A. PN-8960A Company: KD Planning and Design LTD. Address: #110 – 34077 Gladys Ave. Abbotsford, BC V2S 2E8 Telephone: (604) 853-1580 Email: reedm@krahn.com Address: 21585 River Road, Maple Ridge, B.C. Client: West Home Design LTD 5605 Hasting Street, Burnaby, B.C. www.krahn.com Page 2 of 12 April 12, 2021 190386-L April 12, 2021 Project No. 190386-L Reference: Courtyard House 21585 River Road, Maple Ridge, B.C. Client: West Home Design LTD 5605 Hasting Street, Burnaby, B.C. TREE INVENTORY We are pleased to submit the following report for a general tree inventory undertaken at the proposed development site at 21585 River Road, Maple Ridge, British Columbia. Date and Time of Inspections: March 13, 2021 Inspection Performed By: Reed Moss, Certified Arborist, I.S.A. #PN-8960A KD Planning and Design Ltd. has been retained to complete a General Tree Inventory Report as part of the approval process for this proposed development in Maple Ridge, British Columbia. The tree inspection and inventory was undertaken within the area of proposed development in relation to proposed removals of protected trees and in support of a Development Permit application. The proposed development includes 3 proposed residential buildings with associated parking and amenity areas. The proposed development works will impact tree vegetation where removals will be required to facilitate the construction and where vegetation could be damaged by equipment movement and material storage within other areas of the site. There will be limited impact to vegetation adjacent to the areas of construction where it will be protected with fencing. The trees were examined with a general tree inventory. The Drawing T1 is part of this report and submission for removal of trees from the site. The drawing is a survey showing the location of the existing trees on and adjacent to the site, and shows trees recommended for removal or retention by location. Trees or groups of trees are indicated with tag numbers or letters where the trees were not accessible for tagging. Trees adjacent to the property on neighbouring lots and on the municipal property adjacent to the roadways were also reviewed during the site visit and/or assessed/tagged where it was accessible to do so. Tree Inventory charts have also been included in this report. www.krahn.com Page 3 of 12 April 12, 2021 190386-L METHODOLOGY A visual assessment of the trees that will be affected by the proposed works was undertaken. Trees were examined to determine species, size by diameter at breast height (d.b.h.) and average health condition. Trees were identified based on bud and bark patterns, shape and colour as well as tree structure. General tree condition was assessed based on observed health indicators which included canopy volume, new growth, live buds, dead wood, structural defects and presence of disease. Due to the time of year, leaves on deciduous trees were not present. OBSERVATIONS GENERAL Information for trees that were assessed and tagged can be found in attached tables, which are part of this report. The tree locations are shown on Drawing T1. There were 16 trees assessed for the report. 1. SITE LOCATION AND DESCRIPTION. 21585 River Road, Maple Ridge, B.C. The property consisted of a single-family residential property, one small out building, and associated hard scaped areas. The lot had manicured grass lawns, and maintained planting beds. The majority of trees were located along the southern property line. The north side of the property was bound by an adjacent single-family residential property. There was an existing wooden fence separating these two properties. 2 trees were located on this adjacent residential property, tree B and E. The east side of the property was bound by the adjacent 216 Street. This area contained a grassed boulevard and a ditch. Along this property line was a row of Cedar Hedging, identified as tree C. The south side of the property was bound by the adjacent River Road. This area consisted of a grassed boulevard, with an existing wooden fence. The majority of trees assessed were located in this area. There was one concrete path connecting River Road to the property. The west side of the property was bound by an adjacent lane. There was a grassed boulevard in this area, along with Cedar Hedging. There was one driveway area off this lane, and it was the primary site access point. One adjacent offsite tree was assessed in this area, tree A. www.krahn.com Page 4 of 12 April 12, 2021 190386-L 2. SPECIES. There was no dominant species identified on site. It appeared as though all trees were planted, and not naturally occurring. Species identified on site included, Douglas Fir (Pseudotsuga menziesii), Western Red Cedar (Thuja plicata), Norway Spruce (Picea abies), Cherry Species (Prunus sp.), Cedar Species (Thuja sp.), Oak Species (Quercus sp.), Holly Species (Ilex sp.), and Eastern Redbud (Cercis canadensis) 3. SIZE. The average size of the trees assessed was 35cm d.b.h. Most of the trees observed were small to medium in size and young in age. The largest tree assessed was at a size of 94cm d.b.h. and was a Norway Spruce, tree tag 215. 4. HEALTH. Most of the trees were generally in good or good to fair condition. There were 5 in fair to poor, or fair condition due to health conditions such as dieback, signs of insect infestation, and leaning. 5. ADJACENT OFF-SITE AND BOULEVARD TREES. Adjacent off-site trees on private residential properties were rated by distant visual review and were not directly accessed for tagging. They have been identified by letters as a result. Boulevard trees were directly assessed and tagged where appropriate. Adjacent Off-site Trees • All Adjacent off-site trees have been proposed for retention where possible. Tree tag B has protection fencing proposed due to the proximity to the development. Tree tags A and E are located far enough away from the development that protection fencing is not warranted. Boulevard Trees • All boulevard trees are recommended for removal due to development, or development and health reasons (tree tag 211) www.krahn.com Page 5 of 12 April 12, 2021 190386-L Figure 1 Adjacent off-site tree A Figure 2 Adjacent off-site tree B Figure 1 Cedar hedges on Property Line tree C Figure 2 Cedar hedges on Property Line tree D www.krahn.com Page 6 of 12 April 12, 2021 190386-L Figure 5 Adjacent off-site tree E Figure 6 Tree F Figure 3 Tree G Figure 4 Boulevard tree 211 www.krahn.com Page 7 of 12 April 12, 2021 190386-L Figure 5 Trees on Property line tags 212 and 213 Figure 6 Tree tag 214 Figure 7 Tree tag 215 Figure 8 Tree tag 216 www.krahn.com Page 8 of 12 April 12, 2021 190386-L Figure 13 Tree tag 217 Figure 14 Tree tag 217 www.krahn.com Page 9 of 12 April 12, 2021 190386-L RECOMMENDATIONS 1. Removals On Site o 8 of the 8 protected trees which were assessed on site are recommended for removal due to proposed development works. The proposed new building, parking lot and servicing/grading construction will require the removal of this vegetation existing within the site. Boulevard o 5 of the 5 trees which were assessed in the boulevard are recommended for removal due to proposed development works. The proposed new driveway entrances require the removal of this vegetation existing within the site. Off Site o All 3 off-site trees are to be retained and protected where required. 2. The construction mitigation measures are recommended to be undertaken to protect retained off-site trees during the works. 3. Prior to tree removals taking place within the Bird Nesting Season (March 15 to August 15) the Owner is to have a QEP report on the presence or absence of nests or nesting activity in the site and to have the report submitted for review to the City prior to the issuance of a tree removal permit and the beginning of tree removal works. The report should be done within 3 days of the proposed tree removals to ensure that the information is current. 4. In instances where the above is not possible, less invasive excavation methods, such as hydro-vacuum or air spade should be employed. 5. Wherever there are tree removals within or impact to TPZs of trees to be retained, stumps should remain in situ and ground down, if necessary. CONCLUSION Based on the recommendations, an application will be made to the City for a Tree Cutting Permit for the removal of 13 trees identified in the tree site inventory. Based on the site area of 0.1157 hectares, and the requirement for 40 permit trees per hectare, replacement numbers are as follows, 4.6 replacement trees are required. The following are notes and guidelines for the protection of trees. www.krahn.com Page 10 of 12 April 12, 2021 190386-L CONSTRUCTION IMPACT MITIGATION AND MANAGEMENT POTENTIAL CONSTRUCTION IMPACTS TO TREES Trees are living organisms that react to changes in their environment. Trees can be damaged during construction without showing signs of damage until some years later. Many of the problems relate to the roots and result in slow death of the tree through its inability to absorb sufficient water and nutrients. SOIL COMPACTION The leading cause of construction damage to trees is compaction of the soil around the roots. Equipment entering into a preservation zone compresses the air pockets around the roots inhibiting the tree from absorbing nutrients and water. This damage ultimately reduces the health of the tree. Accordingly, during the removal stage, equipment use within the preservation zones should be restricted to ensure that the tree’s roots are not disturbed, thereby assisting to maintain their continued health. MECHANICAL DAMAGE Equipment can also physically damage the trees through striking the trunk, limbs and/or roots. Felled trees can also cause damage during the tree removal stage of development. Some damage is unavoidable due to the density of the trees, however, through the use of proper equipment and best management practices the damage can be minimized. The contractor should be held responsible for all avoidable damage to the trees during all stages of development. ROOT DAMAGE Tree preservation is dependent not only on protecting the root zone from compaction and damage, but it is also critical to ensure that the structural roots within the root plate are not disturbed. Impacts to this area may result in a failure of the trees. During construction, there are situations where work must be completed within a protection zone that will have an impact to the root of the preservation trees. The most common root injury is cutting typically caused by trenching for utilities. The feeder roots of a tree are typically situated within the upper 30 cm of the soil profile. Any trenching or excavation within this zone will damage roots. Roots play a critical role in anchoring a tree. If major support roots are severed the tree is more susceptible to wind throw damage and could pose a hazard to adjacent structures and people. SMOTHERING ROOTS WITHIN THE TREE PROTECTION ZONE Tree roots require space and air to absorb water and minerals. When grades are increased the feeder roots are no longer able to effectively function. Grade changes of only ten centimeters can kill the fines roots of some trees. Protecting and Managing Trees During Construction 1. Upon receiving the necessary approvals and prior to the commencement of tree removals, all area designated for preservation must be flagged in the field. All designated preservation areas must be left standing and undamaged during the removals work. All removals must be felled into the development area. The removals are to be completed outside of the migratory bird nesting www.krahn.com Page 11 of 12 April 12, 2021 190386-L season. Removals may take place during this restricted time only if the requirements of the Migratory Birds Convention Act are met and nesting activity is routinely monitored by qualified individuals (ie: wildlife biologists). 2. Upon completion of the tree removals, all felled trees are to be removed from the site, and all brush chipped and removed, unless otherwise directed by the Project Manager. No lumber or brush from the clearing is to be stored on the site, all brush, roots and wood debris must be shredded into pieces. 3. Tree Protection Fencing will be installed along retained tree areas adjacent to areas where construction will encroach into the adjacent tree edge. Refer to the detail on T1. 4. Areas within the drip line of the trees designated for preservation are not to be used for any type of storage (e.g. storage of debris, construction material, surplus soils, and construction equipment). No trenching or tunneling for underground services shall be located within the tree protection zone or drip line of trees designated for preservation within or adjacent to construction zone. 5. Trees shall not have any rigging cables or hardware of any sort attached or wrapped around them, nor shall any contaminants be dumped within the protective areas. Further, no contaminants shall be dumped or flushed where they may come into contact with the feeder roots of the trees. 6. In the event that it is necessary to remove additional limbs or portions of trees, after construction has commenced, to accommodate construction, the Consulting Arborist or project administrator is to be informed and the removal is to be executed carefully and in full accordance with arboricultural techniques, by a certified and licensed Arborist. 7. During excavation operations in which roots are affected, the Contractor is to prune all exposed roots cleanly. Pruned root ends shall point obliquely downwards. The exposed roots should not be allowed to dry out. The Contractor shall discuss watering of the roots with the Owner and Contract Administrator prior to pruning to ensure that so that optimum soil moisture is maintained during construction and backfilling operations. Backfilling must be completed with clean, uncontaminated native topsoil. www.krahn.com Page 12 of 12 April 12, 2021 190386-L DISCLAIMER The assessment of the trees presented within this report has been prepared using accepted arboricultural techniques. These include a visual examination of the above-ground parts of each tree for structural defects, scars, external indications of decay, evidence of insect presence, the general condition if the trees and the surrounding site, as well as the proximity of property and people. None of the trees examined were dissected, cored, probed, or climbed, and detailed root crown examinations involving excavation were not undertaken. Notwithstanding the recommendations and conclusions made in this report, it must be realized that trees are living organisms and their health and vigour is constantly changing. They are not immune to changes in site conditions or seasonal variations in the weather. While reasonable efforts have been made to ensure the trees recommended for retention are healthy, no guarantees are offered or implied, that these trees or any part of them will remain standing. It is both professionally and practically impossible to predict with absolute certainty the behavior of any single tree or group of trees in all circumstances. Inevitably a standing tree will always pose some risk. Most trees have the potential for failure provided with the necessary combinations of stresses and elements. This risk can only be eliminated if the tree is removed. Although every effort has been made to ensure that this assessment is reasonably accurate the trees should be re-assessed periodically. The assessment presented in this report is valid at the time of inspection. Should you have any comments regarding the above, or require clarification or modification, please do not hesitate to contact the undersigned. KD Planning and Design Ltd. Reed Moss ISA, TRAQ Landscape Design Technician, Arborist #PN-8960A www.krahn.com TAG/TREE #BOTANICAL NAME COMMON NAME DBH (cm)CANOPY RAD. (m) CRZ (m) TPZ (m)CONDITION COMMENTS LOCATION RECCOMENDATION A Pseudotsuga menziesii Douglas Fir 70 4 4.2 5.7 Good-Fair Previous broken leader, multiple leaders as a result Off-site Retain, located far enough away from development that protection is not needed B Thuja sp.Cedar Species 5@10 2@15 2 3.5 5 Good-Fair 7 stems, pruned Off-site Retain and Protect C Thuja sp.Cedar Species 5-10 1 1.5 3 Fair Cedar hedging, 9 shrubs, thin canpies, dieback On Property Line Remove for Development D Thuja sp.Cedar Species 5-10 1 1.5 3 Good Cedar hedging, 11 shrubs On Property Line Remove for Development E Prunus sp.Cherry Species 50 4 3 4.5 Good Off-site Retain, located far enough away from development that protection is not needed F Quercus sp.Oak Species 18 2 2.1 3.6 Good-Fair Broken branches On Site Remove for Development G Cercis canadensis Eastern Redbud 4@10 1@15 2 2.3 3.8 Fair Severe lean, previously shade suppressed, fruiting bodies present, decay likey On Site Remove for Development H Quercus sp.Oak Species 8 2 1 2.5 Good On Site Remove for Development I Quercus sp.Oak Species 8 2 1 2.5 Good On Site Remove for Development 211 Prunus sp.Cherry Species 45 4 2.7 4.2 Poor Broken leader, broken branches, decay present, missing bark Boulevard Remove for Health and Development 212 Thuja plicata Western Red Cedar 19, 20 2 2 3.5 Fair Thin canopy, topped, shade suppressed, likely stressed On Property Line Remove for Development 213 Picea abies Norway Spruce 39 3 2.34 3.84 Good-Fair Dieback, vines, broken branches On Property Line Remove for Development 214 Ilex sp.Holly Species 30, 29, 15 4 3.12 4.62 Good Sign nailed to stem On Site Remove for Development 215 Picea abies Norway Spruce 94 8 5.64 7.14 Good-Fair Broken Branches On Site Remove for Development 216 Picea abies Norway Spruce 90 8 5.4 6.9 Good-Fair Broken branches, some canopy dieback On Site Remove for Development 217 Thuja plicata Western Red Cedar 50 3 3 4.5 Fair-Poor Canopy dieback, thin canopy, likely stress induced On Site Remove for Health and Development TABLE 1. TREE INVENTORY *The tree health and structural condition ratings are as follows and are based on factors that could include one or a combination of: Poor Condition – Severe Canopy dieback, significant lean, decayed, missing leader, signficant disease or parasitic plant presence Fair Condition – Moderate Canopy dieback and/or lean, limb defects, multiple stems, moderate foliage damage from stress, moderate damage from disease or parasite. Good condition – Healthy vigorous growth, no or minor visible defects or damage LEGENDLEGEND EXISTING TREE PROPOSED FOR REMOVAL 19 TREE PROTECTION FENCING EXISTING TREE TO BE RETAINED TREE TAG/NO. REPLACEMENT TREE PMT CO V E R E D P A T I O CO V E R E D P A T I O ORW ORW O R W R O W R O W UP 1 6 R HW TW/D 30" R E F D/W UP 14R UP 14R HWT D-7 HW T UP 1 6 R W/D UP 14R UP 14R N N O 30" R E F D/W UP 14R UP 14R HWT A B C D F G H I E 211 212 213 214 215 216 217 EXISTING TREE AND/OR VEGETATION TO BE PROTECTED 1200mm HIGH ORANGE PLASTIC MESH 50 x 100mm WOOD POSTS EXISTING GRADES WITHIN FENCE TO REMAIN UNCHANGED AND UNDISTURBED 100 x 100mm WOOD POSTS, 1200mm HEIGHT MINIMUM AT ALL CHANGES IN HORIZONTAL AND VERTICAL ALIGNMENT PROTECTION FENCE TO BE ERECTED 1000mm BEYOND DRIPLINE 1.0m MIN 1. 2 m 0. 3 m NOTES: 1. ATTACHMENT OF FENCE TO TREES WILL NOT BE PERMITTED. 2. ANY EXPOSED ROOTS ARE TO BE HAND PRUNED USING PROPER ARBORICULTURAL PRACTICES. 3. UNDER NO CIRCUMSTANCES SHALL ANY CONSTRUCTION MATERIALS, EQUIPMENT OR VEHICLES BE PLACES WITHIN THE TREE PROTECTION ZONE. 4. ALL TREE PROTECTION TO BE ERECTED PRIOR TO ANY CONSTRUCTION ACTIVITY AND IS TO REMAIN IN PLACE UNTIL ALL CONSTRUCTION HAS BEEN COMPLETED. OBTAIN WRITTEN APPROVAL FROM CONTRACT ADMINISTRATOR PRIOR TO REMOVAL OF FENCING. 50 x 100mm TOP AND BOTTOM RAIL COVER BRACING AS NECESSARY BEYOND 6.0m PER SIDE ABBOTSFORD OFFICE 400 - 34077 GLADYS AVE ABBOTSFORD, BC V2S 2E8T: 604.853.8831 F: 604.850.1580 www.krahn.com VANCOUVER OFFICE 210 - 1311 KOOTENAY ST VANCOUVER, BC V5K 4Y3 T: 604.294.6662 F: 604.294.6665 www.krahn.com RM 210159-l JT SCALE: DRAWN: CHECKED: PROJECT NO: DRAWING NO: DRAWING TITLE: PROJECT NAME: NO: ISSUES & REVISIONS: DATE: (d/m/y) 1 DESCRIPTION: PROJECT ADDRESS: SEAL: THIS DRAWING IS PROPERTY OF KRAHN GROUP OF COMPANIES AND SHOULD NOT BE COPIED OR DISTRIBUTED WITHOUT PRIOR WRITTEN CONSENT 2 3 ABBOTSFORD OFFICE 400 - 34077 GLADYS AVE ABBOTSFORD, BC V2S 2E8T: 604.853.8831 F: 604.850.1580 www.krahn.com VANCOUVER OFFICE 210 - 1311 KOOTENAY ST VANCOUVER, BC V5K 4Y3 T: 604.294.6662 F: 604.294.6665 www.krahn.com SCALE: DRAWN: CHECKED: PROJECT NO: DRAWING NO: DRAWING TITLE: PROJECT NAME: NO: ISSUES & REVISIONS: 12/04/21 DATE: (d/m/y) 1 ISSUED FOR REVIEW DESCRIPTION: PROJECT ADDRESS: SEAL: THIS DRAWING IS PROPERTY OF KRAHN GROUP OF COMPANIES AND SHOULD NOT BE COPIED OR DISTRIBUTED WITHOUT PRIOR WRITTEN CONSENT 2 3 COURTYARD HOUSE 21585 RIVER ROAD, MAPLE RIDGE, BC 03/05/21 ISSUED FOR PERMIT 19/01/22 ISSUED FOR SITE PLAN REVISIONS 1:200 AT ARCH C SIZE T1 TREE MANAGEMENT PLAN, INVENTORY AND NOTES SUMMARY: MAPLE RIDGE 16 TREES ASSESSED 3 OFF SITE TREES 2 CEDAR HEDGES ON THE PROPERTY LINE 2 TREES ON THE PROPERTY LINE 1 BOULEVARD TREE 8 ON SITE TREES 8 ON SITE TREES 4 UNDER 20cm D.B.H. 4 OVER 20cm D.B.H. 13 TREES PROPOSED FOR REMOVAL 2 CEDAR HEDGES 8 TREES OVER 20cm D.B.H. 3 TREES UNDER 20cm D.B.H. 3 OFFSITE TREES PROPOSED FOR RETENTION Assessment Done March 13, 2021 By Reed Moss, I.S.A. # PN-8960A TREE PROTECTION FENCE DETAIL PROTECTING AND MANAGING TREES DURING CONSTRUCTION 1. Upon receiving the necessary approvals and prior to the commencement of tree removals, all areas designated for preservation must be flagged in the field. All designated preservation areas must be left standing and undamaged during the removals work. All tree removals must be felled into the development area. The removals are to be completed outside of the migratory bird/ nesting season which is generally between mid-March to Mid-April. A Qualified Environmental Professional must provide a report indicating the presence or absence of bird nests for any permit submissions for tree removals during this time of the year. 2. Upon completion of the tree removals, all felled trees are to be removed from the site, and all brush chipped and removed, unless otherwise directed by the Project Manager. No lumber or brush from the clearing is to be stored on the site, all brush, roots and wood debris must be shredded into pieces. 3. Tree Protection Fencing will be installed along retained tree areas adjacent to areas where construction will encroach into the adjacent tree edge. Refer to detail provided by Arborist and/or Municipality. 4. Areas within the drip line of the trees designated for preservation are not to be used for any type of storage (e.g. storage of debris, construction material, surplus soils, and construction equipment). No trenching or tunneling for underground services shall be located within the tree protection zone or drip line of trees designated for preservation within or adjacent to construction zone. 5. Trees shall not have any rigging cables or hardware of any sort attached or wrapped around them, nor shall any contaminants be dumped within the protective areas. Further, no contaminants shall be dumped or flushed where they may come into contact with the feeder roots of the trees. 6. In the event that it is necessary to remove additional limbs or portions of trees, after construction has commenced, to accommodate construction, the Consulting Arborist or project administrator is to be informed and the removal is to be executed carefully and in full accordance with arboricultural techniques, by a certified and licensed Arborist. 7. During excavation operations in which roots are affected, the Contractor is to prune all exposed roots cleanly. Pruned root ends shall point obliquely downwards. The exposed roots should not be allowed to dry out. The Contractor shall discuss watering of the roots with the Owner and Contract Administrator prior to pruning to ensure that so that optimum soil moisture is maintained during construction and backfilling operations. Backfilling must be completed with clean, uncontaminated native topsoil. CONSTRUCTION MITIGATION AND MANAGEMENT POTENTIAL CONSTRUCTION IMPACTS TO TREES Trees are living organisms that react to changes in their environment. Trees can be damaged during construction without showing signs of damage until some years later. Many of the problems relate to the roots and result in slow death of the tree through its inability to absorb sufficient water and nutrients. SOIL COMPACTION The leading cause of construction damage to trees is compaction of the soil around the roots. Equipment entering into a preservation zone compresses the air pockets around the roots inhibiting the tree from absorbing nutrients and water. This damage ultimately reduces the health of the tree. Accordingly, during the removal stage, equipment use within the preservation zones should be restricted to ensure that the tree's roots are not disturbed, thereby assisting to maintain their continued health. MECHANICAL DAMAGE Equipment can also physically damage the trees through striking the trunk, limbs and/or roots. Felled trees can also cause damage during the tree removal stage of development. Some damage is unavoidable due to the density of the trees, however, through the use of proper equipment and best management practices the damage can be minimized. The contractor should be held responsible for all avoidable damage to the trees during all stages of development. ROOT DAMAGE Tree preservation is dependent not only on protecting the root zone from compaction and damage, but it is also critical to ensure that the structural roots within the root plate are not disturbed. Impacts to this area may result in a failure of the trees. During construction, there are situations where work must be completed within a protection zone that will have an impact to the roots of the preserved trees. The most common root injury is cutting typically caused by trenching for utilities. The feeder roots of a tree are typically situated within the upper 30 cm of the soil profile. Any trenching or excavation within this zone will damage roots. Roots play a critical role in anchoring a tree. If major support roots are severed the tree is more susceptible to wind throw damage and could pose a hazard to adjacent structures and people. SMOTHERING ROOTS WITHIN THE TREE PROTECTION ZONE Tree roots require space and air to absorb water and minerals. When grades are increased the feeder roots are no longer able to effectively function. Grade changes of only ten centimeters can kill the fine roots of some trees. DISCLAIMER The assessment of the trees presented within this report has been prepared using accepted arboricultural techniques. These include a visual examination of the above-ground parts of each tree for structural defects, scars, external indications of decay, evidence of insect presence, the general condition of the trees and the surrounding site, as well as the proximity of property and people. None of the trees examined were dissected, cored, probed, or climbed, and detailed root crown examinations involving excavation were not undertaken. Notwithstanding the recommendations and conclusions resulting from the assessment, it must be realized that trees are living organisms and their health and vigour is constantly changing. They are not immune to changes in site conditions or seasonal variations in the weather. While reasonable efforts have been made to ensure that the trees recommended for retention are healthy, no guarantees are offered or implied, that these trees or any part of them will remain standing. It is both professionally and practically impossible to predict with absolute certainty the behavior of any single tree or group of trees in all circumstances. Inevitably a standing tree will always pose some risk. Most trees have the potential for failure provided with the necessary combinations of stresses and elements. This risk can only be eliminated if the tree is removed. Although every effort has been made to ensure that this assessment is reasonably accurate the trees should be re-assessed periodically. The assessment presented here is valid at the time of inspection. ~~L J!!I 0 ~ ►-l 0 .--•-•1 i i 'Lx-1...JI I / l 0 LEGENDLEGEND EXISTING TREE PROPOSED FOR REMOVAL 19 TREE PROTECTION FENCING EXISTING TREE TO BE RETAINED TREE TAG/NO. REPLACEMENT TREE PMT CO V E R E D P A T I O CO V E R E D P A T I O ORW ORW O R W R O W R O W UP 1 6 R HW TW/D 30" R E F D/W UP 14R UP 14R HWT D-7 HW T UP 1 6 R W/D UP 14R UP 14R N N O 30" R E F D/W UP 14R UP 14R HWT ABBOTSFORD OFFICE 400 - 34077 GLADYS AVE ABBOTSFORD, BC V2S 2E8T: 604.853.8831 F: 604.850.1580 www.krahn.com VANCOUVER OFFICE 210 - 1311 KOOTENAY ST VANCOUVER, BC V5K 4Y3 T: 604.294.6662 F: 604.294.6665 www.krahn.com RM 210159-l JT SCALE: DRAWN: CHECKED: PROJECT NO: DRAWING NO: DRAWING TITLE: PROJECT NAME: NO: ISSUES & REVISIONS: DATE: (d/m/y) 1 DESCRIPTION: PROJECT ADDRESS: SEAL: THIS DRAWING IS PROPERTY OF KRAHN GROUP OF COMPANIES AND SHOULD NOT BE COPIED OR DISTRIBUTED WITHOUT PRIOR WRITTEN CONSENT 2 3 ABBOTSFORD OFFICE 400 - 34077 GLADYS AVE ABBOTSFORD, BC V2S 2E8T: 604.853.8831 F: 604.850.1580 www.krahn.com VANCOUVER OFFICE 210 - 1311 KOOTENAY ST VANCOUVER, BC V5K 4Y3 T: 604.294.6662 F: 604.294.6665 www.krahn.com SCALE: DRAWN: CHECKED: PROJECT NO: DRAWING NO: DRAWING TITLE: PROJECT NAME: NO: ISSUES & REVISIONS: 12/04/21 DATE: (d/m/y) 1 ISSUED FOR REVIEW DESCRIPTION: PROJECT ADDRESS: SEAL: THIS DRAWING IS PROPERTY OF KRAHN GROUP OF COMPANIES AND SHOULD NOT BE COPIED OR DISTRIBUTED WITHOUT PRIOR WRITTEN CONSENT 2 3 COURTYARD HOUSE 21585 RIVER ROAD, MAPLE RIDGE, BC 03/05/21 ISSUED FOR PERMIT 19/01/22 ISSUED FOR SITE PLAN REVISIONS 1:200 AT ARCH C SIZE T2 REPLACEMENT TREE PLAN Assessment Done March 13, 2021 By Reed Moss, I.S.A. # PN-8960A NOTE: REPLACEMENT TREE NUMBERS AND LOCATIONS ARE NOT FINAL. FINALIZED LOCATIONS, NUMBERS, AND SPECIES WILL BE INCLUDED WITH THE LANDSCAPE PERMIT DRAWINGS .. _.., ., ." ' .•. •:. . . . 0 0 0 PMT OPEN SPACE: 55.9m2 OPEN SPACE: 50.54m2 OPEN SPACE: 81.8m2 OPEN SPACE: 101.0m2 CO V E R E D P A T I O CO V E R E D P A T I O COURTYARD: 86m2 OPEN SPACE: 56.5m2 ORW ORW O R W R O W R O W Sheet No. Drawn By Reviewed ByDate A1.01 JY2021-12-20 Sheet Title Pr o j e c t T i t l e CONTEXT PLAN CO U R T Y A R D H O U S E Consultant Architect JY ARCHITECTURE INC. 21 5 8 5 R I V E R R O A D , M A P L E R I D G E , B C NO.DATE ISSUE NOTE REV.DATE DESCRIPTION Scale AS NOTED Project ID 200128 CONSULTANT NAME Copyright reserved. The documents and design as an instrument of service are and at all times remain the exclusive property of JY ARCHITECTURE INC. (JYA) and may not be reproduced without the express written consent of JYA. All designs and related information in whole or in part shown on these documents are for the express use for the specified project only and shall not be used otherwise without the express written consent of JYA. The Contractor shall verify and be responsible for all dimensions on site and shall inform JYA of any variations from the dimensions and conditions shown on the documents. Shop drawings shall be submitted to JYA for review and approval prior to fabrication. JYA do not warrant that the drawings are produced to scale. Dimensions may not be scaled from the documents. 2nd Floor, 8661 201 STREET, LANGLEY BC V2Y 0G9 A 2022-02-22 ADP SUBMISSION 1 2 3 4 1 2 3 4 SINGLE HOUSE - 1 STOREY SINGLE HOUSE - 1 STOREY SINGLE HOUSE - 2 STOREY SINGLE HOUSE - 1 STOREY SINGLE HOUSE - 1 STOREY LA N E 21 6 S T R E E T RIVER ROAD N ' ",<! " :: I I I I II Ii' I I I 111 I Ii' I I I I I ', I I II Ii' I II I I I II Ill II " ' I Ii' I II Ii' I I I II Ill I 111 ,:J ,, ... : I ' ' \ Sheet No. Drawn By Reviewed ByDate A1.02 JY2021-12-20 Sheet Title Pr o j e c t T i t l e SITE PLAN CO U R T Y A R D H O U S E Consultant Architect JY ARCHITECTURE INC. 21 5 8 5 R I V E R R O A D , M A P L E R I D G E , B C NO.DATE ISSUE NOTE REV.DATE DESCRIPTION Scale AS NOTED Project ID 200128 CONSULTANT NAME Copyright reserved. The documents and design as an instrument of service are and at all times remain the exclusive property of JY ARCHITECTURE INC. (JYA) and may not be reproduced without the express written consent of JYA. All designs and related information in whole or in part shown on these documents are for the express use for the specified project only and shall not be used otherwise without the express written consent of JYA. The Contractor shall verify and be responsible for all dimensions on site and shall inform JYA of any variations from the dimensions and conditions shown on the documents. Shop drawings shall be submitted to JYA for review and approval prior to fabrication. JYA do not warrant that the drawings are produced to scale. Dimensions may not be scaled from the documents. 2nd Floor, 8661 201 STREET, LANGLEY BC V2Y 0G9 A 2022-02-22 ADP SUBMISSION PMT OPEN SPACE: 55.9m2 OPEN SPACE: 50.54m2 OPEN SPACE: 81.8m2 OPEN SPACE: 101.0m2 CO V E R E D P A T I O CO V E R E D P A T I O COURTYARD: 86m2 OPEN SPACE: 56.5m2 ORW ORW O R W R O W R O W UP 1 6 R HW TW/D 30 " R E F D/ W UP 14R UP 14R D- 7 D-7 HW T UP 1 6 RW/D UP 14R UP 14R N N O 30 " R E F D/ W UP 14R UP 14R 1 A4 .0 1 1A4 .0 1 SITE PLAN Scale: 1/8" = 1'-0"1 UNIT 2 UNIT 3 14'-9 1/2" [4.51m] 6'-6 3/4" [2m] DEDICATION 4' - 1 1 " [1 .5 m ] DE D I C A T I O N 14 ' - 9 1 / 8 " [4 .5 m ] 9'- 5 " [2 .8 7 m ] 7'- 4 5 / 8 " [2 .2 5 m ] 21'-11 5/8"[6.69m] 4'- 1 1 1 / 8 " [1 .5 m ] VISITOR 19'-9 7/8" [6.04m] 12'-10 1/2" [3.92m] RIVER ROAD 21 6 S T R E E T LA N E 5'-9 3/4" [1.77m] L.F.E.34.30 L.F.E.34.30 PROJECT SIGNAGE. SEE LANDSCAPE DWG. 2 A4.01 2 A4.01 9'-10 1/8" [3m] 9'- 1 0 1 / 8 " [3 m ] 114'-4 7/8" [34.87m] 90 ' - 5 1 / 4 " [2 7 .5 6 m ] 115'-2" [35.1m] 10 1 ' - 8 1 / 4 " [3 0 .9 9 m ] 2'-5 1/2" [0.75m]DEDICATION 20 ' - 2 1 / 4 " [6 .1 5 m ] UNIT 4UNIT 5 11'-8 5/8" [3.57m] L.F.E.34.30L.F.E.34.30 UNIT 1 L.F.E.34.30 15 ' - 3 1 / 4 " [4 .6 5 m ] 14 ' - 6 3 / 8 " [4 .4 3 m ] 1 A3.02 1 A3.01 2 A3.01 2 A3.02 1 A3.03 2 A3.03 3 A3.03 4 A3.03 14'-0 5/8" [4.28m] EL. 34.10 EL. 34.10EL. 34.10EL. 34.1 0EL. 34.10EL. 34.1 0 E L . 3 4 . 1 0 EL. 34.1 0EL. 34.10EL. 34.10EL. 34.10 EL. 34 . 1 0 BUILDING #1 BUILDING #2 BUILDING #3 1 A1.03 2 A1.03 N PROJECT DATA LEGAL DESCRIPTION LOT 274 DL 247 GP 1 NWD PLAN 38052 P.I.D.008-497-982 CIVIC ADDRESS 21585 RIVER ROAD. MAPLE RIDGE, BC ZONING EXISTING: RS-1 (SINGLE DETACHED RESIDENTIAL) PROPOSED: RT-2 (GROUND-ORIENTED RESIDENTIAL INFILL) LOT AREA GROSS LOT AREA: 1,157.11SM AFTER ROAD DEDICATION: 1,022.01SM LOT COVERAGE MAX ALLOWED 45% PROPOSED (GROSS AREA): 386.01SM / 1,157.11SM = 33.4% DENSITY PERMITTED: FSR MAX. 0.75 PROPOSED: FSR 0.617 (630.26SM / 1,022.01SM) SETBACKS SOUTH (ESLL): 4.5m (ALLOWED) / 4.5m (PROPOSED) NORTH (ISLL): 2.25m (ALLOWED) / 2.26m (PROPOSED) EAST (FRONT): 6.0m (ALLOWED) / 4.5m (PROPOSED)* WEST (REAR): 7.5m (ALLOWED) / 3.86m (PROPOSED)* BUILDING HEIGHT ALLOWED: 8m PROPOSED: 9.06m* / 7.01m RESIDENT PARKING REQUIRED: 10 SPACES (2 SPACES / UNIT) PROVIDED: 10 SPACES AND 1 VISITOR *Variance required. UNIT DATA AND FLOOR AREA SUMMARY UNIT #GARAGE AREA LOWER LEVEL AREA MAIN LEVEL AREA UPPER LEVEL AREA UNIT LIVING AREA FSR AREA #1 43.93SM 11.84SM 64.9SM 63.7SM 140.44SM 140.44SM #2 24.96SM 45.52SM 66.81SM 0SM 112.33SM 112.33SM #3 24.96SM 46.63SM 66.84SM 0SM 113.47SM 113.47SM #4 43.76SM 9.83SM 61.14SM 61.04SM 132.01SM 132.01SM #5 73.76SM 9.83SM 61.14SM 61.04SM 132.01SM 132.01SM 123.65SM 320.83SM 185.78SM 630.26SM TOTAL 630.26SM -r ;!===--:~~------------~ a e I I I I I ,, '<! I I I I I -, ·-".1 L- ,;'; ' ) I ' I I ' IZl C ' \ _ _1__.:-o_ __ _ ' i _____ -.:-I \ \ \ \ I I I I I I CD I I I I I I , , -, , , , ___________ J 0 e I 1 l I i I i ' ! / I ' ' ! I r I I I / I e ! i I /// j / ! ! I i ' ' \ ' \ ~-, ! I , ' , ! / ! , I I Sheet No. Drawn By Reviewed ByDate A1.03 JY2021-12-20 Sheet Title Pr o j e c t T i t l e STREET ELEVATION CO U R T Y A R D H O U S E Consultant Architect JY ARCHITECTURE INC. 21 5 8 5 R I V E R R O A D , M A P L E R I D G E , B C NO.DATE ISSUE NOTE REV.DATE DESCRIPTION Scale AS NOTED Project ID 200128 CONSULTANT NAME Copyright reserved. The documents and design as an instrument of service are and at all times remain the exclusive property of JY ARCHITECTURE INC. (JYA) and may not be reproduced without the express written consent of JYA. All designs and related information in whole or in part shown on these documents are for the express use for the specified project only and shall not be used otherwise without the express written consent of JYA. The Contractor shall verify and be responsible for all dimensions on site and shall inform JYA of any variations from the dimensions and conditions shown on the documents. Shop drawings shall be submitted to JYA for review and approval prior to fabrication. JYA do not warrant that the drawings are produced to scale. Dimensions may not be scaled from the documents. 2nd Floor, 8661 201 STREET, LANGLEY BC V2Y 0G9 A 2022-02-22 ADP SUBMISSION 33x79 33x79 33x79 33x79 33x79 33x79 216 STREET ELEVATION Scale: 3/32" = 1'-0"1 RIVER ROAD PR O P E R T Y L I N E PR O P E R T Y L I N E PR O P E R T Y L I N E PR O P E R T Y L I N E PROPOSED COURTYARD HOUSE 11653 216 STREET 11663 216 STREET RIVER ROAD ELEVATION Scale: 3/32" = 1'-0"2 216 STREETLANE PR O P E R T Y L I N E PR O P E R T Y L I N E PR O P E R T Y L I N E PROPOSED COURTYARD HOUSE21569 RIVER ROAD of------- II I I II I I II Ii l 1111 ii IH 111 I I Ill 111111 1111 m of------ --------------------------■-■ ",\ \ 1 ,I' / 1111 ",\ \ 1 ,I : I ' ' \ Sheet No. Drawn By Reviewed ByDate A1.04 JY2021-12-20 Sheet Title Pr o j e c t T i t l e SHADOW ANALYSIS CO U R T Y A R D H O U S E Consultant Architect JY ARCHITECTURE INC. 21 5 8 5 R I V E R R O A D , M A P L E R I D G E , B C NO.DATE ISSUE NOTE REV.DATE DESCRIPTION Scale AS NOTED Project ID 200128 CONSULTANT NAME Copyright reserved. The documents and design as an instrument of service are and at all times remain the exclusive property of JY ARCHITECTURE INC. (JYA) and may not be reproduced without the express written consent of JYA. All designs and related information in whole or in part shown on these documents are for the express use for the specified project only and shall not be used otherwise without the express written consent of JYA. The Contractor shall verify and be responsible for all dimensions on site and shall inform JYA of any variations from the dimensions and conditions shown on the documents. Shop drawings shall be submitted to JYA for review and approval prior to fabrication. JYA do not warrant that the drawings are produced to scale. Dimensions may not be scaled from the documents. 2nd Floor, 8661 201 STREET, LANGLEY BC V2Y 0G9 A 2022-02-22 ADP SUBMISSION JUNE - 21ST - 10AM JUNE - 21ST - 12PM JUNE - 21ST - 2PM SEPTEMBER - 21ST - 10AM SEPTEMBER - 21ST - 12PM SEPTEMBER - 21ST - 2PM DECEMBER - 21ST - 10AM DECEMBER - 21ST - 12PM DECEMBER - 21ST - 2PM N ,---, IT . ' ( ,. '~ '\ l l '----- I - I r · ' - - - ,--··, : -\ •. - I ~ t-;=/=\ ;=;=\ 1111 I \ '\ I , / I / \ I ' ;_______J ~ jf;-;__;~~~=~~-~---~--~--=----~--- - .,.--"'' : I ' ' \ Sheet No. Drawn By Reviewed ByDate A2.02 JY2021-12-20 Sheet Title Pr o j e c t T i t l e FLOOR PLAN - LEVEL 1 CO U R T Y A R D H O U S E Consultant Architect JY ARCHITECTURE INC. 21 5 8 5 R I V E R R O A D , M A P L E R I D G E , B C NO.DATE ISSUE NOTE REV.DATE DESCRIPTION Scale AS NOTED Project ID 200128 CONSULTANT NAME Copyright reserved. The documents and design as an instrument of service are and at all times remain the exclusive property of JY ARCHITECTURE INC. (JYA) and may not be reproduced without the express written consent of JYA. All designs and related information in whole or in part shown on these documents are for the express use for the specified project only and shall not be used otherwise without the express written consent of JYA. The Contractor shall verify and be responsible for all dimensions on site and shall inform JYA of any variations from the dimensions and conditions shown on the documents. Shop drawings shall be submitted to JYA for review and approval prior to fabrication. JYA do not warrant that the drawings are produced to scale. Dimensions may not be scaled from the documents. 2nd Floor, 8661 201 STREET, LANGLEY BC V2Y 0G9 A 2022-02-22 ADP SUBMISSION N PMT OPEN SPACE: 55.9m2 OPEN SPACE: 50.54m2 OPEN SPACE: 81.8m2 OPEN SPACE: 101.0m2 CO V E R E D P A T I O CO V E R E D P A T I O COURTYARD: 86m2 ORW ORW O R W R O W R O W UP 1 6 R HW T W/D 30 " R E F D/ W UP 14R UP 14R D- 7 D- 7 HW T UP 1 6 RW/D UP 14R UP 14R N N O 30 " R E F D/ W UP 14R UP 14R FLOOR PLAN - LEVEL 1 Scale: 1/4" = 1'-0"1 21 ' - 1 0 3 / 8 " 25 ' - 4 7 / 8 " 26'-4 5/8" 25 ' - 2 1 / 4 " 26'-4 5/8" 23'-7 1/8" 35 ' - 0 3 / 4 " 34 ' - 7 1 / 4 " 10 " 69 ' - 8 1 / 8 " 23'-7 1/8" 4'-11" 23 ' - 4 3 / 8 " 3' - 7 1 / 8 " 25'-1 7/8" 25'-1 7/8" 23 ' - 4 3 / 8 " 3' - 7 1 / 8 " ~~~~~-----c-----:--:--~--L-: ' ,1 j --J-j I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I ,.,.--------·_ /~ . "" ,,· ' 'j I I I I I I I I I I I I I I I I I I I A I l __ J /...1 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I ' ' ' ' ' ' ' ' ' ' ~-----/--- ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' I I I I I I I I I I I I I I I ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' _________ L I I I I I I ' ' ' ' ' ' ' ' ' ' ' I I I I I I I I I I I I I I I I I I I I I I - - - ---- - - - -,-_c"_ - /_J /2 I ---- -----__ ,_ -------- - ---- --- ' I I I I I I I I I ,j <i I I I ·\ -f' I / I i I ' I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I ,:C-----'--------'---~ ' ' ' ' ' ' ' ' ' L\ _ 1 ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' _____ l __ l_ -----/----- - --\7 ' ' ' ' ' ' ' ' ' ' ' I I I I I I I I I ' ' ' ' ' ' I I I I ----1--- 1 ---1 ___ L-- 1 I I I I I I I ,, ,, ,1 \\ \\ I\ ,, ,,, ,, I, ,, ' ,, " ' I I I I I I I I I I ---1-- 1 ---7 ---~~- \ --7---- _1 __ _ I ___ .L--- 1 I I I I I I ----' ,, I \--- \ I I ~--- \ ----1 I _I __ _ _L-- j_ __ _ I __ _J __ _ I ,, I \\ \\ I\ \\ ,, I ---T--- ,, ,1 \\ \\ I\ ,, ,, ,, I --7- 1 ___ _ I ---+---- \ ----1 __ L-- 1 ___ J__--- I I I I I I I I I -, ---I ---,-_I --I - - ___ \--- \ \\ \\ 1 ------0------- -L--~ __ _, ___ e,----I\ ,, ' 'i'1 t 1 I I 1' I ' ' / I I I I I I I I I I I I I I I I I I I I ------· I I I I I < A / 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 I I', I I I I I I I -----------r-- I I I -----------~---------------- / 1 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I J ~t--=----=---~ ---------'--'-1--_~__:----,J.,=~-~-~'-~-:::}_,---,c le=======,,,,, I \, I I I I I I I -I '. -'>------ ---- I I I _I I I E9 0 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I _, I I I I I I I I I I I I I I I I I I I I I l '0<' / " ,A I A / I I I I I ,_ I i \ I I I I I I I I " / / / ' / V ,- 1 1 I I 1 1 I I I I j ,1 I I I I I I I I f------JJ' - I I I: I I I ----' ' ---_I ' -----T ' ________ .J □ -v r ] l L l ,---------LJ C ' I V ' ' -------1 -' 0 L_ ] u~I I _____l______l__l u l n J C ' 4" ,x- " ·-:i - "'] ,4 "-· ' ' I I I I I I I I I I I , I I I ,1 I I I [Z] , I I I I I I I I h I I J I I I I I [Z] I I I I I I I I I I ,, I I I I I I I 0 _/ // I I ' ' \ ' \ /, ', Sheet No. Drawn By Reviewed ByDate A2.03 JY2021-12-20 Sheet Title Pr o j e c t T i t l e FLOOR PLAN - LEVEL 2 CO U R T Y A R D H O U S E Consultant Architect JY ARCHITECTURE INC. 21 5 8 5 R I V E R R O A D , M A P L E R I D G E , B C NO.DATE ISSUE NOTE REV.DATE DESCRIPTION Scale AS NOTED Project ID 200128 CONSULTANT NAME Copyright reserved. The documents and design as an instrument of service are and at all times remain the exclusive property of JY ARCHITECTURE INC. (JYA) and may not be reproduced without the express written consent of JYA. All designs and related information in whole or in part shown on these documents are for the express use for the specified project only and shall not be used otherwise without the express written consent of JYA. The Contractor shall verify and be responsible for all dimensions on site and shall inform JYA of any variations from the dimensions and conditions shown on the documents. Shop drawings shall be submitted to JYA for review and approval prior to fabrication. JYA do not warrant that the drawings are produced to scale. Dimensions may not be scaled from the documents. 2nd Floor, 8661 201 STREET, LANGLEY BC V2Y 0G9 A 2022-02-22 ADP SUBMISSION W/ D D/W UP 14R DN W/ D D/W Q Q DN Q Q DN UP 14R DN UP 14R DN W / D D/W FLOOR PLAN - LEVEL 2 Scale: 1/4" = 1'-0"1 26 ' - 1 0 7 / 8 " 26'-10 5/8" 16'-7 1/8" 16 ' - 5 3 / 8 " 1'- 6 " 26 ' - 4 1 / 4 " 11 ' - 5 " 25'-0 1/8" 10'-9 3/4" 23'-7 1/8" 12 ' - 8 1 / 2 " 10 ' - 5 5 / 8 " 11 ' - 1 0 3 / 4 " 11 ' - 5 5 / 8 " 9' - 1 1 7 / 8 " 13 ' - 1 3 / 4 " 69 ' - 8 1 / 8 " 12 ' - 0 3 / 4 " 22 ' - 6 1 / 2 " 23 ' - 0 " 12 ' - 0 3 / 4 " 69 ' - 8 1 / 8 " 23'-7 1/8" 13'-9" 12'-2 7/8" 12'-2 7/8" 12'-11" 51'-1 5/8" 12 ' - 8 3 / 4 " 14 ' - 2 7 / 8 " 26 ' - 1 1 5 / 8 " 14'-11 7/8" 10'-2" 10'-2" 14'-11 7/8" 50'-3 5/8" N I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I -x--- 1 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I -)!'--------- \ -)I'-- - - ---- \ I I I I I I I I I I I I I I I I I I I I I :- \ I I I 1------- J) f: •, I I I I I --f----------- 1 V -- - - - - - -- - -;,,---- - - - - - ' 7 --~ ,----, ',---) I I _I__J ___ \ __ \ :1-11 I I 1-·- \ I I I I I -----------------1;--------- -!{---------- \ -----~ -,:------------ □ I' :I ,1 I\ I\ \\ ,-====, ' -' 11 11 / 7 ____ J r~: I\ ~1 \~=I I I I I I - - I ,----\ II I I I I I )._ I I I I EB O I I I I I I I __ I - - -1-- l I I I I I I I -\ I I I I I I I I I I I I I I I - - ----------)f I -------------if ' _--= - - - _--- _--= - - -- --_-- -- ~ --- -_--= - - -- =----1' --- ---~ - - - - 1 -_ - --'= -- - -- --_--- r;: - C---- , --- - -- - -- " - I" \ F di I I I I , ' ' I --- ...':::::JI --- lb ' II ill I I i' I I I I I I 1' 11' 11 I 1 '7 I I . 11 1 1 1 1 11 i' i' I I I I I I I I ------1-J-- -- --- -_ -- -- -f-=---rl-_j_J---_j_}----j~ I-~~--I -~C---- --__ f--_ -- - ~--- ~--- --t--1---1 ---- _"----= L_ = -r---' -_ --~~~ - -= - - _f--_-_f---_ - - = = = - - I ~ ~ I - -_ - - - - - -- - --~ _-~ I _- - -_ ~ - --_ - -- - f-{__J___j ----1-J----= f---= _--f--L_ f----= I:=-= - -C----- -- - ill Cc , 1 I I , , : I ' ' \ Sheet No. Drawn By Reviewed ByDate A2.04 JY2021-12-20 Sheet Title Pr o j e c t T i t l e FLOOR PLAN - LEVEL 3 CO U R T Y A R D H O U S E Consultant Architect JY ARCHITECTURE INC. 21 5 8 5 R I V E R R O A D , M A P L E R I D G E , B C NO.DATE ISSUE NOTE REV.DATE DESCRIPTION Scale AS NOTED Project ID 200128 CONSULTANT NAME Copyright reserved. The documents and design as an instrument of service are and at all times remain the exclusive property of JY ARCHITECTURE INC. (JYA) and may not be reproduced without the express written consent of JYA. All designs and related information in whole or in part shown on these documents are for the express use for the specified project only and shall not be used otherwise without the express written consent of JYA. The Contractor shall verify and be responsible for all dimensions on site and shall inform JYA of any variations from the dimensions and conditions shown on the documents. Shop drawings shall be submitted to JYA for review and approval prior to fabrication. JYA do not warrant that the drawings are produced to scale. Dimensions may not be scaled from the documents. 2nd Floor, 8661 201 STREET, LANGLEY BC V2Y 0G9 A 2022-02-22 ADP SUBMISSION DN Q Q DN Q Q Q DN Q Q Q Q FLOOR PLAN - LEVEL 3 Scale: 1/4" = 1'-0"1 13'-9" 24'-5 5/8" 12'-11" 51'-1 5/8" 11 ' - 4 7 / 8 " 15 ' - 6 1 / 8 " 26 ' - 1 0 7 / 8 " 14'-11 7/8" 20'-4" 14'-11 7/8" 50'-3 5/8" 25'-0 1/8" 15 ' - 1 0 3 / 4 " 11 ' - 0 1 / 8 " 26 ' - 1 0 7 / 8 " 16'-7 1/8"10'-3 3/8" 26'-10 1/2" 10 ' - 5 5 / 8 " 14 ' - 1 1 3 / 8 " 25 ' - 4 7 / 8 " RD N I I I - I, I_ II___). i, ~ ,>' <:.- 7 " r - (;) ' ---- ' ·1 ·c '" - y- ~ ,~ r I I J \ L ' \\ t··") - a ' I L - ' ' I ~ . (i'~~) - - ' _f----_ C-- - '-LC-_---l '-- - Le-- L -' - - - ~ C--- - ~ ~ ~ - ~ Le-- ~ - C--- 7 ' ' ' ,c . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .• • • • • • • • • • • • •• • • • • • • • • • • • • l , .. ·············'···························<················' ' ' ' ' ' ' I I _, ,, 'I I '\ I I ' I I e:=='1=',,:::: ',jj ' I t---k---- EB O I I I I I I I I I 11 I I I I I 11 I I I I I I 11 I I I 11 I I 11 i'i' I i' Ii' I i' i'i' I i' Ii' I I I I I I I I I I' I I I I I I 11 I I I I I I I I I I I i' i'i' II I I I I 11 I I I I I II I I : I ' ' \ Sheet No. Drawn By Reviewed ByDate A2.05 JY2021-12-20 Sheet Title Pr o j e c t T i t l e FLOOR PLAN - ROOF CO U R T Y A R D H O U S E Consultant Architect JY ARCHITECTURE INC. 21 5 8 5 R I V E R R O A D , M A P L E R I D G E , B C NO.DATE ISSUE NOTE REV.DATE DESCRIPTION Scale AS NOTED Project ID 200128 CONSULTANT NAME Copyright reserved. The documents and design as an instrument of service are and at all times remain the exclusive property of JY ARCHITECTURE INC. (JYA) and may not be reproduced without the express written consent of JYA. All designs and related information in whole or in part shown on these documents are for the express use for the specified project only and shall not be used otherwise without the express written consent of JYA. The Contractor shall verify and be responsible for all dimensions on site and shall inform JYA of any variations from the dimensions and conditions shown on the documents. Shop drawings shall be submitted to JYA for review and approval prior to fabrication. JYA do not warrant that the drawings are produced to scale. Dimensions may not be scaled from the documents. 2nd Floor, 8661 201 STREET, LANGLEY BC V2Y 0G9 A 2022-02-22 ADP SUBMISSION FLOOR PLAN - ROOF Scale: 1/4" = 1'-0"2 RD RD RD RD RD RD RD RD RDRD RD RD N I I I I I I ' I I I I I ' I I I I I ' I I I I I I ' 0_ I ' I I I I 1 ' I I I I I I ' I I -', I / ~l---- I I I I I ' I I I I 1 ' 1 I I I I I ' 1 I I I I ' I ' I I I / 0 I I I \ I I I / I ' ' I I I I I I I I I I I ' ' I I I I I I ' I , I I I I I ' I I I I I ' I I I I I 1 I I I ' - I ' ' I I I I I ' I I I I I ' I I I I I I ' I I I I I ' I I I I EB O~- ·1 I I I ' I I I I I I ' I I I I I ' I I I I I ' I I I I I I ' I I I I I I I I 1 11 I I I I I I I I 1 11 I I I 11 I I I I 1 1 I I I 11 I I I I I I I I I I I I I I I I I 1' I I I I I I I I I I I I I I I I I I I I I I I : I ' ' \ EAST ELEVATION Scale: 3/16" = 1'-0"1 12 434 7 6 8 9 13 8 UNIT 2UNIT 3 10 5 EL. 34.10EL. 34.10[7 .0 1 m ] BU I L D I N G H E I G H T Sheet No. Drawn By Reviewed ByDate A3.01 JY2021-12-20 Sheet Title Pr o j e c t T i t l e BUILDING ELEVATIONS CO U R T Y A R D H O U S E Consultant Architect JY ARCHITECTURE INC. 21 5 8 5 R I V E R R O A D , M A P L E R I D G E , B C NO.DATE ISSUE NOTE REV.DATE DESCRIPTION Scale AS NOTED Project ID 200128 CONSULTANT NAME Copyright reserved. The documents and design as an instrument of service are and at all times remain the exclusive property of JY ARCHITECTURE INC. (JYA) and may not be reproduced without the express written consent of JYA. All designs and related information in whole or in part shown on these documents are for the express use for the specified project only and shall not be used otherwise without the express written consent of JYA. The Contractor shall verify and be responsible for all dimensions on site and shall inform JYA of any variations from the dimensions and conditions shown on the documents. Shop drawings shall be submitted to JYA for review and approval prior to fabrication. JYA do not warrant that the drawings are produced to scale. Dimensions may not be scaled from the documents. 2nd Floor, 8661 201 STREET, LANGLEY BC V2Y 0G9 A 2022-02-22 ADP SUBMISSION TOP OF ROOF TOP OF ROOF UPPER FLOOR MAIN FLOOR FINISH GRADE 5' - 1 0 " 8'- 0 3 / 4 " 10 ' - 1 3 / 8 " 8" EL. 41.62 EL. 39.84 EL. 37.39 EL. 34.30 EL. 34.10 SOUTH ELEVATION Scale: 3/16" = 1'-0"2 12 1111103 8 6 13 9 5 8 43 1 7 UNIT 3UNIT 4UNIT 5 1 4 [9 .0 6 m ] BU I L D I N G H E I G H TEL. 34.10E L . 3 4 . 1 0EL. 34.10EL. 34.10TOP OF ROOF U/S OF ROOF TRUSS UPPER FLOOR MAIN FLOOR FINISH GRADE 8'- 3 7 / 8 " 8'- 0 3 / 4 " 10 ' - 1 3 / 8 " 8" EL. 42.58 EL. 40.04 EL. 37.59 EL. 34.50 EL. 34.30 TOP OF ROOF U/S ROOF TRUSS UPPER FLOOR LOWER FLOOR FINISH GRADE MAIN FLOOR 1'- 9 1 / 4 " 8'- 0 3 / 4 " 10 ' - 1 3 / 8 " 9'- 1 3 / 8 " 8" 29 ' - 8 3 / 4 " EL. 43.16 EL. 42.62 EL. 40.16 EL. 37.08 EL. 34.30 EL. 34.10 ELEVATION KEYNOTE 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. ASPHALT SHINGLES ROOFING, MARQUIS WEATHERMAX-WEATHERED GRAY. FASCIA & GUTTER PAINTED WHITE, BENJAMIN MOORE OC-151. DOUBLER GLAZED DOUBLE HUNG VINYL WINDOW. BLACK. PAINTED CEDAR SHINGLES. SW 7019 GAUNTLET GRAY. EXTERIOR WALL SCONE LIGHT. PAINTED HARDIE SIDING. 7" HC 172 REVERE PEWTER. PAINTED SOLID WOOD CORBEL. BENJAMIN MOORE OC-151. NATURAL STONE CLADDING. KENYA MOORECREST BY RINOX. PAINTED ENTRY DOOR. SW 7069 IRON ORE. PAINTED BOARD & BATTEN. HC 172 REVERE PEWTER. SOLIDWOOD FASCIA. HC 166 KENDALL CHARCOAL. 12" OVERHANG WITH PRE-FINISHED METAL CAP FLASHING. PAINTED HARDIE SIDING 4". CC 518 ESCARPMENT. ----i II I II II 11 I E! '-'-1_1 1---½I -el ~I 11 I 11 I 11 ,,!-,/",.,-~ ~~~~-----,!l,--- c"fi I 0- C\ \ --"-----~--'r--->...-------------~-----------~---------------------------------------1--------+----~- C\ ----- C\ C\ -----------·-;=· ""============'="'iTI --,--1 "I -,-,---,--,,-,-,--,,rll -,--,-"""Tc.,.,,.,,====llt======~""'i 1111•·••11 11 11 • m•·•1•·•1•·•1 rr ~I II -------.cc~ '=-,c----,-·' =-,c---~-- ----;=--_----;=--~ -----==---= -<-= s. ,--=--__;;;;:__ ,._;;;;:__ -------.cc~ 0-- J:::::::=========iJ---------------"s------ _----;=-----;=-. -------.cc~ C\ C\ C\ C\ C\ : I ' ' \ Sheet No. Drawn By Reviewed ByDate A3.02 JY2021-12-20 Sheet Title Pr o j e c t T i t l e BUILDING ELEVATIONS CO U R T Y A R D H O U S E Consultant Architect JY ARCHITECTURE INC. 21 5 8 5 R I V E R R O A D , M A P L E R I D G E , B C NO.DATE ISSUE NOTE REV.DATE DESCRIPTION Scale AS NOTED Project ID 200128 CONSULTANT NAME Copyright reserved. The documents and design as an instrument of service are and at all times remain the exclusive property of JY ARCHITECTURE INC. (JYA) and may not be reproduced without the express written consent of JYA. All designs and related information in whole or in part shown on these documents are for the express use for the specified project only and shall not be used otherwise without the express written consent of JYA. The Contractor shall verify and be responsible for all dimensions on site and shall inform JYA of any variations from the dimensions and conditions shown on the documents. Shop drawings shall be submitted to JYA for review and approval prior to fabrication. JYA do not warrant that the drawings are produced to scale. Dimensions may not be scaled from the documents. 2nd Floor, 8661 201 STREET, LANGLEY BC V2Y 0G9 A 2022-02-22 ADP SUBMISSION WEST ELEVATION Scale: 3/16" = 1'-0"1 8 7 9 2 3 5 6 7 9 3 6 45 1 UNIT 5UNIT 1 DRIVEWAY 1EL. 34.10EL. 34.10EL. 34.10EL. 34.10[9 .0 6 m ] BU I L D I N G H E I G H T TOP OF ROOF U/S ROOF TRUSS UPPER FLOOR LOWER FLOOR FINISH GRADE MAIN FLOOR 1'- 9 1 / 4 " 8'- 0 3 / 4 " 10 ' - 1 3 / 8 " 9'- 1 3 / 8 " 8" 29 ' - 8 3 / 4 " EL. 43.16 EL. 42.62 EL. 40.16 EL. 37.08 EL. 34.30 EL. 34.10 TOP OF ROOF U/S ROOF TRUSS UPPER FLOOR LOWER FLOOR FINISH GRADE MAIN FLOOR 1'- 9 1 / 4 " 8'- 0 3 / 4 " 10 ' - 1 3 / 8 " 9' - 1 3 / 8 " 8" 29 ' - 8 3 / 4 " EL. 43.16 EL. 42.62 EL. 40.16 EL. 37.08 EL. 34.30 EL. 34.10 TOP OF ROOF TOP OF ROOF UPPER FLOOR MAIN FLOOR FINISH GRADE 8' - 3 7 / 8 " 8'- 0 3 / 4 " 10 ' - 1 3 / 8 " 8" EL. 42.38 EL. 39.84 EL. 37.39 EL. 34.30 EL. 34.10 ELEVATION KEYNOTE 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. PAINTED CEDAR SHINGLES. SW 7019 GAUNTLET GRAY. DOUBLER GLAZED DOUBLE HUNG VINYL WINDOW. BLACK. ASPHALT SHINGLES ROOFING, MARQUIS WEATHERMAX-WEATHERED GRAY. PAINTED STEEL SERVICE DOOR. NATURAL STONE CLADDING. KENYA MOORECREST BY RINOX. PAINTED HARDIE SIDING. 7" HC 172 REVERE PEWTER. SOLIDWOOD FASCIA. HC 166 KENDALL CHARCOAL. 12" OVERHANG WITH PRE-FINISHED METAL CAP FLASHING. PAINTED BOARD & BATTEN. HC 172 REVERE PEWTER. FASCIA & GUTTER PAINTED WHITE, BENJAMIN MOORE OC-151. GLASS AND ALUMINUM GUARD RAIL. 42". EXTERIOR WALL SCONE LIGHT. NORTH ELEVATION Scale: 3/16" = 1'-0"2 UNIT 1UNIT 2 COURTYARD 3 10 5 2 6 8 7 3 11 6 5 12EL. 34.10E L . 3 4 . 1 0EL. 34.10EL. 34.10[9 .0 6 m ] BU I L D I N G H E I G H T -------·-F====~===;;;;;;;r==t::::· -~·=· ::t· ::::· ::,::;-· ·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-· ·-·-·-·-·-·-·-------~----·-·-·-·-·-·-·-·-·-· -· -·-· -· ~~--,1i---------------,--n-i--r-ir--,--,t-,---n-t-·-·-· -· -· -·-· -· -· -· -· -· -· -· -· -· -·-· -· -· ------,---,,---,---7'r-,--,,--,----------------"-=,·· -· -· -·-· -· -· -·-· -· -·-. I II I II C\ / C\ iil •·•1•·•1•·•Jt•·•J•·•II • C\ C\ o>----- C\ ---~~--------·-·-·-·-·-·-·-·-·-·-·----------------------·-·-·- II I I 11 I I I 11 I I I 11 I I I I I I i'i' I I I • , \Ii' I I I I \Ii' I I I I I I ·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·,--------+-----+-------------,------·-·---·-·-'~----·-·-·-·-·-·-·- ;, r ·-·-·-·-·-·-·-·-·-·-·---·-·-·-·-r"•..L-------¼---""--------------'.-=;--------------------------------- ' I -- I I I I I I I I I I I I I I I I II I I II I I II I I II I I I I I I I I I I II I I I II I I I II I I I I II I I I I I I I I I I I I I I I I I I II I I II I I II I I II I I II I I I I I I C\ II II 1 1 I II II 1 1 I 11 I I II I II ·-·-·-"<-· I I I I I I I I I I I I ---------------------- 1 1 I II I I I I I ---- .----1('"1 ' , • ,1,1 111 \ I , 11 ,1,1 , 111 \ I , 11 \1,1 ·-·-·-·-·-·-·-·-·-·-·---·~~~~~~~~==~:::J-·-·-·-·---·-·--------------·-·-·-·-· •• II II I , .. ll C\ • ·-·-·-'-c-·-·-·-·-·-·-·-·-·-·-·-·-·-•1-l==================i-l-----·-I 11 I I I I " . -1,-1-+,-+1 ,-, -,1-1-t,·fl·, ., -\j --1---·P--·, •171.-1-. --\-1--1 ,--f;---1-111 +~,-~------------------------·-·-·-·-· . . of----- I C\ C\ C\ C\ : I ' ' \ Sheet No. Drawn By Reviewed ByDate A3.03 JY2021-12-20 Sheet Title Pr o j e c t T i t l e BUILDING ELEVATIONS CO U R T Y A R D H O U S E Consultant Architect JY ARCHITECTURE INC. 21 5 8 5 R I V E R R O A D , M A P L E R I D G E , B C NO.DATE ISSUE NOTE REV.DATE DESCRIPTION Scale AS NOTED Project ID 200128 CONSULTANT NAME Copyright reserved. The documents and design as an instrument of service are and at all times remain the exclusive property of JY ARCHITECTURE INC. (JYA) and may not be reproduced without the express written consent of JYA. All designs and related information in whole or in part shown on these documents are for the express use for the specified project only and shall not be used otherwise without the express written consent of JYA. The Contractor shall verify and be responsible for all dimensions on site and shall inform JYA of any variations from the dimensions and conditions shown on the documents. Shop drawings shall be submitted to JYA for review and approval prior to fabrication. JYA do not warrant that the drawings are produced to scale. Dimensions may not be scaled from the documents. 2nd Floor, 8661 201 STREET, LANGLEY BC V2Y 0G9 A 2022-02-22 ADP SUBMISSION NORTH ELEVATION Scale: 3/16" = 1'-0"1 UNIT 4 UNIT 5 2345 6 1 7 89 10 1112 13 EL. 34 . 1 0EL. 34.10[9 .0 6 m ] BU I L D I N G H E I G H T SOUTH ELEVATION Scale: 3/16" = 1'-0"2 UNIT 1 235 6 15 14 7 8EL. 34.10EL. 34.10[9 .0 6 m ] BU I L D I N G H E I G H T WEST ELEVATION Scale: 3/16" = 1'-0"3 UNIT 2 UNIT 3 617 15 16 14 12 18 [7 .0 1 m ] BU I L D I N G H E I G H T EL. 34 . 1 0 E L . 3 4 . 1 0 DN EAST ELEVATION Scale: 3/16" = 1'-0"4 UNIT 1 235 15 12 9 1416 E L . 3 4 . 1 0EL. 34.10[9 .0 6 m ] BU I L D I N G H E I U G H T TOP OF ROOF U/S ROOF TRUSS UPPER FLOOR LOWER FLOOR FINISH GRADE MAIN FLOOR 1'- 9 1 / 4 " 8'- 0 3 / 4 " 10 ' - 1 3 / 8 " 9'- 1 3 / 8 " 8" 29 ' - 8 3 / 4 " EL. 43.16 EL. 42.62 EL. 40.16 EL. 37.08 EL. 34.30 EL. 34.10 TOP OF ROOF U/S ROOF TRUSS UPPER FLOOR LOWER FLOOR FINISH GRADE MAIN FLOOR 1' - 9 1 / 4 " 8'- 0 3 / 4 " 10 ' - 1 3 / 8 " 9'- 1 3 / 8 " 8" 29 ' - 8 3 / 4 " EL. 43.16 EL. 42.62 EL. 40.16 EL. 37.08 EL. 34.30 EL. 34.10 TOP OF ROOF U/S OF ROOF TRUSS UPPER FLOOR MAIN FLOOR FINISH GRADE 8'- 3 7 / 8 " 8'- 0 3 / 4 " 10 ' - 1 3 / 8 " 8" EL. 42.58 EL. 40.04 EL. 37.59 EL. 34.50 EL. 34.30 TOP OF ROOF U/S ROOF TRUSS UPPER FLOOR LOWER FLOOR FINISH GRADE MAIN FLOOR 1'- 9 1 / 4 " 8'- 0 3 / 4 " 10 ' - 1 3 / 8 " 9'- 1 3 / 8 " 8" 29 ' - 8 3 / 4 " EL. 43.16 EL. 42.62 EL. 40.16 EL. 37.08 EL. 34.30 EL. 34.10 ELEVATION KEYNOTE 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. EXTERIOR WALL SCONE LIGHT. SOLIDWOOD FASCIA. HC 166 KENDALL CHARCOAL. 12" OVERHANG WITH PRE-FINISHED METAL CAP FLASHING. DOUBLER GLAZED DOUBLE HUNG VINYL WINDOW. BLACK. PAINTED BOARD & BATTEN. HC 172 REVERE PEWTER. PAINTED CEDAR SHINGLES. SW 7019 GAUNTLET GRAY. PAINTED DOUBLE GARAGE DOOR. SW 7019 GAUNTLET GRAY. PAINTED ENTRY DOOR. SW 7069 IRON ORE. GLASS AND ALUMINUM GUARD RAIL. 42". PAINTED HARDIE SIDING 4". CC 518 ESCARPMENT. PAINTED WOOD PRIVACY SCREEN DOUBLE GLAZED VINYL PATIO SLIDING DOOR. ALUM. FRAME W/ GLASS PRIVACY SCREEN. NATURAL STONE CLADDING. KENYA MOORECREST BY RINOX. ASPHALT SHINGLES ROOFING, MARQUIS WEATHERMAX-WEATHERED GRAY. PAINTED HARDIE SIDING. 7" HC 172 REVERE PEWTER. PAINTED SOLID WOOD CORBEL. BENJAMIN MOORE OC-151. PAINTED SINGLE GARAGE DOOR. I I ---------f--1 I j ___ ,-+~~------------------------- of----- -·-·----~--------+-----~--+-------~--------·-·....::,·-·-· 1 • r ' ::: ::: ::: ::: 11:: ::::::::::::::: :i :i :::::: :: :i :i ::::::::: II II II rr -------------------------+-------,=1---"r_L-h---½ II II I II II I I I I I I I I ( ~ -- -~ --~ _-•• -~ ~~--~ ~. -~ 'E~- ·_C ~~-~-' ' ~-, '--'--,--_~_\-...!.-----+-_ ' --~~~ - - -------~ -, .... . . ' ··1 ... 0,------- C\ C\ _I C\ --C\ C\ _I C\ ---------------------------------'Is~- ---------------'sc----C\ " ---------------'sc--• C\ -------, I C\ o • ,~ :::·· ::.:· ::.:·=·::t::E1..£@-~"2:'i ::.:· ::.:·==· ::.:· ::.:· ::.:·==· ::.:· ::.:· +.:.=.:.::r::4~4:=~~~'.f:4j_·=-::· ::.:· ::.:·=·=-=· ::.:· ::.:·=·.:.=.:.::· ::.:· =-~-...:i.J~::::t:-==· ::.:· ::.:· :t=· -~ -_/ C\ 0-- --------------------------------------------------------------------------------------------------------·-'-· I C-------.j m e------, ffl I m e------, m C-------.j . . . -----------~-~c_--::;.-...aa ;:_""::j----= '-~ ;:_~ 01----- C\ C\ : I ' ' \ 1'- 9 1 / 4 " 8'- 0 3 / 4 " 10 ' - 1 3 / 8 " 9'- 1 3 / 8 " 8" BUILDING SECTION Scale: 3/16" = 1'-0"1 PR O P E R T Y L I N E PR O P E R T Y L I N E 216th STREET UNIT 1 UNIT 4 DRIVEWAY Sheet No. Drawn By Reviewed ByDate A4.01 JY2021-12-20 Sheet Title Pr o j e c t T i t l e SITE SECTIONS CO U R T Y A R D H O U S E Consultant Architect JY ARCHITECTURE INC. 21 5 8 5 R I V E R R O A D , M A P L E R I D G E , B C NO.DATE ISSUE NOTE REV.DATE DESCRIPTION Scale AS NOTED Project ID 200128 CONSULTANT NAME Copyright reserved. The documents and design as an instrument of service are and at all times remain the exclusive property of JY ARCHITECTURE INC. (JYA) and may not be reproduced without the express written consent of JYA. All designs and related information in whole or in part shown on these documents are for the express use for the specified project only and shall not be used otherwise without the express written consent of JYA. The Contractor shall verify and be responsible for all dimensions on site and shall inform JYA of any variations from the dimensions and conditions shown on the documents. Shop drawings shall be submitted to JYA for review and approval prior to fabrication. JYA do not warrant that the drawings are produced to scale. Dimensions may not be scaled from the documents. 2nd Floor, 8661 201 STREET, LANGLEY BC V2Y 0G9 A 2022-02-22 ADP SUBMISSION TOP OF ROOF U/S ROOF TRUSS UPPER FLOOR LOWER FLOOR FINISH GRADE MAIN FLOOR EL. 43.16 EL. 42.62 EL. 40.16 EL. 37.08 EL. 34.30 EL. 34.10 3'- 1 0 5 / 8 " 1.1 9 m 8'- 0 3 / 4 " 2.4 6 m 9' - 1 3 / 8 " 2.7 8 m 9'- 1 3 / 8 " [2 .7 8 m ] 30 ' - 1 0 1 / 8 " [9 .4 m ] BUILDING SECTION Scale: 3/16" = 1'-0"2 PR O P E R T Y L I N E PR O P E R T Y L I N E RIVER ROAD LANE UNIT 2 COURTYARD TOP OF ROOF U/S ROOF TRUSS UPPER FLOOR LOWER FLOOR FINISH GRADE MAIN FLOOR EL. 43.16 EL. 42.62 EL. 40.16 EL. 37.08 EL. 34.30 EL. 34.10 3'- 1 0 5 / 8 " [1 .1 9 m ] 8' - 0 3 / 4 " [2 .4 6 m ] 9' - 1 3 / 8 " [2 .7 8 m ] 9' - 1 3 / 8 " [2 .7 8 m ] 8" [0 .2 m ] 30 ' - 1 0 1 / 8 " [9 .4 m ] TOP OF ROOF U/S OF ROOF TRUSS UPPER FLOOR MAIN FLOOR FINISH GRADE 8'- 3 7 / 8 " 8'- 0 3 / 4 " 10 ' - 1 3 / 8 " 8" EL. 42.58 EL. 40.04 EL. 37.59 EL. 34.50 EL. 34.30 i i i i I i i I i '1 -1--c:========================ri·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·~1·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-· ~~~~~~~~~~----·-·---·-·----·-·----·--·--·--·-·--· ...... ----·-·-·-· I -------,r--,------,~---,-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·+·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-· -·-·--·+·-·-·-·-·-·+-,---------,T--------,·,----,·1 ---·-·-·-·-·-·-·-·---·-·-·-·-·-·-·-·-·-·-·-·-~ I i i i I I ..l' ---;,...LL---------'t:·-·-·-·-·-·-·-.,L_ __ __._ -·-·--· ' ·-·-·-· I r -----~ ---------------------------------------------- J I I J. ______ ___l_'-==-=r------p-----'-·-·-·-·---·-·-·-·-·-·-·-·---·-·-·-·J_·_·_·_·_·_·_·_·_·_·_·_·_·_·_·_·_·_·_· ______ ·--· ' i ::::::; ,S '-, I ' 'i., \'., <c_ I 1 -, ;7 !,> , i ------~ i·-. r~~", i..) •'-;, j l'----..,1, J)'f ;, ',:: I ~ ~ '.. • ! •• -tt-,-:="11-L_~---+-----"----'---'---_J-~ ---~~-,"" ·-·-·-·---~; ,,,~,_,_~-~---J_·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·---·-· I l-l------11'---illt---·-·-·-·-·-·.,,_.1._...!L_-1ll._,__________________________________________ -'-r-:=_-:=_-:=_-=:-::::-::::~===~---J:'==j-------- 7 ------~ ------·1·--------------~ 1 ___ --, -L__ ';,-/'·) i ------~ I:: ;:: s.._._,) <c.-y.JJ"·;) i " I . ------a "'c_ .,-• e:i;, I \ --~ -( /\_/', :-~~,.,"' i ,, ) ' i ~ i '• ' i I I ' ' i I i i I I r 7 '·, • • • • • • • • • • • • • • • • • • ;·",:i "I r 7 r 7 of---- I ~(\--~\ ~, -~ ------------------------·----------------+-· ----------------_:.___ • --------_-;;;;;;;;trr ;;;;;;r ;;;;;;::c ;;;;;;;Jr ;;;;;;;1 ;;;;;;;7r· ~-~-71 :;;;;;·_ :;;;;;·□ :;;;;;c ~c ~J~=~=~=~=iiii~ · -------· -------___________ j ___________ C\ --r---r·-·-·-·-· 11 I ·-·-·-·-·-·-·- I ,, II m ------------------------------------------------------------------,~----C\ i ::': : • I I C\ -·-·-·-·-·-i -·-·-·-·-· i i I I i i : C\ -·-·-·-·-·-·r·-·-·-·-·-· i I i I I i i I I I I I I i' I - - I 11 I i1 11 I I I I I I "' I I ''' ''' I I '''' i' I I I I II I i' I I I I I I II I I m -f \ ·---·-·-·-·-·-·-·-·---4,-+---''----' I I I I I I I l I I I I ---1--- r 7 0-- ! I i i / C\ C\ C\ C\ ' : I ' ' \ \ i _.-, ---------, i i i i I i i ~---------~~ ,:.._ ___ _ ·~ '· -, ' I --·- I •• ,. r" TURF GRASS CONCRETE SIDEWALK PAVING SAW-CUT CONCRETE LEGEND BENCH TREE PROTECTION FENCING EXISTING TREES TO BE RETAINED 1.8m HT. WOODEN SCREEN FENCE 1.0m HT. WOODEN PICKET FENCE PMT CO V E R E D P A T I O CO V E R E D P A T I O ORW ORW O R W UP 1 6 R HW TW/D 30 " R E F D/W UP 14R UP 14R HWT D-7 HW T UP 1 6 R W/D UP 14R UP 14R N N O 30 " R E F D/W UP 14R UP 14R HWT SOD DISTURBED BOULEVARD AREAS 1.0m HEIGHT WOODEN PICKET FENCE, REFER TO D2/L2, TYP. 1.8m HEIGHT WOOD SCREEN FENCE, REFER TO D3/L2, TYP. EXISTING TREE TO REMAIN, REFER TO ARBORIST REPORT. 25 SWORD FERN SITE FIT AROUND EXISTING TREE BENCH, REFER TO D1/L2, TYP. CONCRETE UNIT PAVERS. REFER TO D4/L2, TYP. PAVERS TO HAVE SOLID 200mm CONCRETE BANDING 200mm WIDTH SOLID CONCRETE BANDING. TO BE DARK CHARCOAL COLOUR. TABLE SEATING, REFER TO D6/L2. SITE SIGN, REFER TO D5/L2 1m X 0.3m STONE SLABS SET INTO SODDED LAWN PLANT LIST - ENTIRE SITE KEY QTY BOTANICAL NAME COMMON NAME SIZE SPACING CONDITION DECIDUOUS TREES 2 Cornus alternifolia Pagoda Dogwood 6cm Cal.As Shown W.B. 5 Cercis canadensis Red Bud 6cm Cal.As Shown W.B. SHRUBS 76 Lavandula angustifolia 'Hidcote'English Lavender 40cm ht.0.75m #3 Pot 84 Taxus baccata 'Fastigiata'Irish Yew 40cm ht.1m #3 Pot 41 Ilex glabra Inkberry 50cm ht.1m #3 Pot 27 Sarcococca confusa Sweet Box 50cm ht.1m #3 Pot 2 Juniperus virginiana ‘Skyrocket’Skyrocket Juniper 1m ht.As Shown B & B 5 Euonymus japonicus 'Paloma Blanca'Paloma Blanca Euonymus 30cm ht.0.75m #3 Pot PERENNIALS, GROUND COVERS, AND GRASSES 108 Rudbeckia fulgida var. sullivantii 'Goldsturm' Black Eyed Susan 1 Gallon Potted 69 Festuca glauca 'Elijah Blue'Elijah Blue Fescue 1 Gallon Potted 25 Polystichum munitum Sword Fern 1 Gallon Potted 28 Liriope muscari Lily Turf 1 Gallon Potted 1:150 LANDSCAPE PLAN, AND NOTES ABBOTSFORD OFFICE 400 - 34077 GLADYS AVE ABBOTSFORD, BC V2S 2E8 T: 604.853.8831 F: 604.850.1580 www.krahn.com VANCOUVER OFFICE 210 - 1311 KOOTENAY ST VANCOUVER, BC V5K 4Y3 T: 604.294.6662 F: 604.294.6665 www.krahn.com RM 210159-L JT SCALE: DRAWN: CHECKED: PROJECT NO: DRAWING NO: DRAWING TITLE: PROJECT NAME: NO: ISSUES & REVISIONS: 12/04/2021 DATE: (d/m/y) 1 ISSUED FOR REVIEW DESCRIPTION: PROJECT ADDRESS: SEAL: THIS DRAWING IS PROPERTY OF KRAHN GROUP OF COMPANIES AND SHOULD NOT BE COPIED OR DISTRIBUTED WITHOUT PRIOR WRITTEN CONSENT 2 3 COURTYARD HOUSE 21585 RIVER ROAD, MAPLE RIDGE, BC 03/05/2021 ISSUED FOR PERMIT 10/12/2021 ISSUED FOR ADP 4 19/01/2022 ISSUED FOR SITE PLAN REVISIONS L1 SODDING NOTES: 1. SODDED AREAS AS SHOWN ON THE PLANTING PLAN ARE TO BE CERTIFIED CANADA NO. 1 CULTIVATED TURF SOD, WITH STRONG FIBROUS ROOT SYSTEM, THICK AND HEAVY GROWTH CONFORMING TO REQUIREMENTS OF THE CANADIAN LANDSCAPE STANDARD, AND OF THE FOLLOWING MIX OR APPROVED EQUAL: 40% BLEND OF (3) VARIETIES OF KENTUCKY BLUEGRASS 40% CREEPING RED FESCUE 20% PERENNIAL RYEGRASS USE LATEST APPROVED CULTIVARS OF GRASS IN PROVINCE AREAS TO BE SODDED SHALL HAVE A MINIMUM 150MM TOPSOIL BASE. 2. LOOSEN SOIL SURFACE PRIOR TO SODDING. ELIMINATE BUMPS AND HOLLOWS. ROLL LIGHTLY WHEREVER TOPSOIL IS EXCESSIVELY LOOSE. 3. PRIOR TO SODDING, OBTAIN APPROVAL THAT FINISHED GRADE AND DEPTH OF TOPSOIL ARE SATISFACTORY. 4. DELIVER SOD TO SITE WITHIN 24 HOURS OF BEING LIFTED AND LAY WITHIN 36 HOURS OF BEING LIFTED. DURING DRY WEATHER PROTECT SOD FROM DRYING, AND WATER SOD AS NECESSARY TO ENSURE ITS VITALITY AND PREVENT THE LOSS OF SOIL IN HANDLING. DRY SOD WILL BE REJECTED. 5. LAY SOD DURING GROWING SEASON. LAY SOD IN ROWS, PERPENDICULAR TO SLOPE, AND WITH JOINTS STAGGERED. BUTT SECTIONS CLOSELY WITHOUT OVERLAPPING OR LEAVING GAPS BETWEEN SECTIONS. CUT OUT IRREGULAR OR THIN SECTIONS WITH SHARP IMPLEMENTS. 6. WATER SOD IMMEDIATELY AFTER LAYING TO OBTAIN MOISTURE PENETRATION INTO TOP 150MM OF TOPSOIL. MAINTAIN SODDED AREAS FROM START OF INSTALLATION UNTIL FINAL ACCEPTANCE. GENERAL NOTES 1. EXAMINE SITE AND CONFIRM EXISTING SITE CONDITIONS BEFORE BIDDING. 2. CONFIRM ALL MEASUREMENTS ON SITE. DO NOT SCALE DRAWINGS. 3. CONFIRM EXISTING AND PROPOSED GRADES PRIOR TO BEGINNING CONSTRUCTION WORKS. 4. CONFIRM MUNICIPAL REQUIREMENTS FOR BUILDING PERMITS, SETBACKS, BUILDING CODE WORKS, AND OTHER BY-LAW REQUIREMENTS, OBTAIN REQUIRED PERMITS PRIOR TO BEGINNING CONSTRUCTION WORKS. 5. OBTAIN UTILITY AND SERVICES LOCATES PRIOR TO BEGINNING CONSTRUCTION WORKS. 6. PROTECT FROM DAMAGE ALL EXISTING STRUCTURES, TREES, SURFACES, SITE FURNISHINGS, UNDERGROUND SERVICES AND OTHER EXISTING ELEMENTS THAT EITHER REMAIN ON SITE, ARE PART OF THE SITE ACCESS OR ARE ADJACENT TO THE SITE. PERFORM REPAIR AND MAKE GOOD WORKS FOR ANY DAMAGE THAT IS CAUSED BY THE CONTRACTOR'S WORK AT THE CONTRACTOR'S OWN EXPENSE. 7. UNLESS OTHERWISE SPECIFIED, CONTRACTOR SHALL GUARANTEE ALL WORKS AND MATERIALS FOR A PERIOD OF NOT LESS THAN ONE (1) YEAR. CONTRACTOR SHALL INSPECT THE LANDSCAPE ON A REGULAR BASIS AND REPLACE MATERIALS THAT ARE IN POOR CONDITION WITHIN TWO WEEKS OF INSPECTION OR NOTIFICATION. 8. THE CONTRACTOR SHALL MAINTAIN THE SITE IN GOOD WORKING ORDER WITH A CLEAN AND ORDERED APPEARANCE. DURING THE PERIOD OF WORKS, PEDESTRIAN, PUBLIC AND ROAD AREAS ARE TO BE SWEPT AT THE END OF EACH DAY AND KEPT FREE OF DEBRIS. LANDSCAPE DEBRIS IS TO BE DISPOSED OFF SITE AT LEGAL AND APPROVED LOCATIONS. PLANTING NOTES 1. PLANTS SHALL BE INSTALLED AS DIRECTED BY THE DRAWING, NOTES AND DETAILS. 2. PLANT MATERIAL SUBSTITUTIONS WILL NOT BE ACCEPTED WITHOUT PRIOR WRITTEN APPROVAL. 3. ALL PLANT MATERIAL SHALL BE THOROUGHLY WATERED AND SOAKED AT THE TIME OF PLANTING. 4.TREE PROTECTION: PER THE MUNICIPAL DETAIL IF REQUIRED. 5. ALL LANDSCAPE MATERIAL IS TO COMPLY WITH THE CANADIAN LANDSCAPE STANDARD. 6. SOIL ANALYSIS FOR PROPOSED GROWING MEDIUMS IS TO BE PROVIDED TO LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. 7. ALL PLANTING BEDS TO BE FINISHED WITH 75mm OF BARK MULCH. REFER TO PLANTING DETAILS FOR INSTALLATION AROUND PLANT MATERIAL. 8. PLANT MATERIALS SPECIFIED FOR THIS PROJECT WILL CONFORM TO THE CANADIAN LANDSCAPE STANDARD AND MUNICIPAL LANDSCAPE STANDARD FOR SIZE, VARIETY AND CONDITION AS INDICATED ON THE PLANT LIST SHOWN ON THIS DRAWING. ANY PLANT DISPLAYING POOR GROWTH HABITS, INJURY OR DISEASE WILL BE REJECTED. ANY PLANT THAT IS REJECTED WILL BE REMOVED FROM THE SITE AND REPLACED WITH A PLANT OF ACCEPTABLE QUALITY AT NO ADDITIONAL COST TO THE OWNER. 9. REMOVE DEAD OR DAMAGED BRANCHES. ALL PRUNING SHALL BE PERFORMED IN ACCORDANCE WITH STANDARD HORTICULTURAL PRACTICES AND INTERNATIONAL SOCIETY ARBORISTS (I.S.A.) SPECIFICATIONS WITH APPROPRIATE TIMING FOR EACH SPECIES. 10.PROVIDE A ONE YEAR WARRANTY FOR THE PLANT MATERIAL. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL MAINTENANCE REQUIRED TO KEEP THE PLANTS IN A HEALTHY CONDITION DURING THE WARRANTY PERIOD UNLESS OTHERWISE AGREED UPON, AND FOR REPLACEMENT OF PLANT MATERIALS THAT ARE DEAD OR IN POOR CONDITION DURING THE WARRANTY PERIOD AT THE CONTRACTOR'S OWN EXPENSE. MAINTENANCE INCLUDES BUT IS NOT LIMITED TO: 10.1.Regular schedule of watering of the plants as required and/or as directed by the Project Manager during construction and the warranty period. Plants shall be watered within 48 hours of written request by the Owner or Owner's representative. Failure to do so after the request shall result in the work being undertaken by others. The cost of this work shall be deducted from the total Contract Price or holdback and otherwise recovered from the Contractor. 10.2.Maintenance and additional installation of mulch 10.3.Weed removal 10.4.Disease control IRRIGATION NOTES: 1. IRRIGATION TO BE PROVIDED FOR ALL 'SOFT LANDSCAPE AREAS' SHOWN ON THE DRAWING, USING A HIGH EFFICIENCY IRRIGATION SYSTEM. 2. IRRIGATED AREAS TO BE INSTALLED AS A DESIGN BUILD IRRIGATION SYSTEM FOR THE STUB OUTS PROVIDED. PROVIDE SUBMITTALS OF DESIGN TO CONSULTANT AT LEAST ONE WEEK PRIOR TO INSTALLATION AND AS-BUILT DRAWING WITHIN ONE MONTH OF SUBSTANTIAL PERFORMANCE. 3. THE IRRIGATION SYSTEM DESIGN AND INSTALLATION SHALL BE IN ACCORDANCE WITH THE IRRIGATION INDUSTRY OF BC STANDARDS AND GUIDELINES. 4. ALL IRRIGATION VALVE BOXES TO BE EQUIPPED WITH QUICK COUPLERS. 5. USE POP-UP SPRINKLER HEADS. 6. DO NOT SPRAY WATER ONTO TREE TRUNKS. RIVER ROAD 21 6 S T R E E T Krahn GROUP OF COMPANIES V I (+) 1 1 I I { ~) ~ 0 -$- ~ I . _\ I (•J ---0---- cs, -x- C, ~ ~'r 0 ' CJ) N . LD C 0 er 7 I I ) 0 • 0 N UNIT PAVER SPECIFICATIONS PAVER:AQUAPAVE PATTERN: MAIN DRIVE AISLE-HERRINGBONE UNIT DRIVEWAYS - RUNNING BOND COLOUR:NATURAL MANUFACTURER: ABBOTSFORD CONCRETE CONTACT:WWW.PAVINGSTONES.COM PVC OR ALUMINUM EDGING TO BE INSTALLED AS PER MANUFACTURERS DIRECTIONS AGAINST ANY NON-PERMANENT HARD SURFACE. 200mm COMPACTED 98% S.P.D. GRANULAR 'A' BASE COURSE CONCRETE UNIT PAVER 25-40mm BEDDING SAND SAND GROUT SUBGRADE COMPACTED TO 95% SPD 18 0 0 m m 10 0 m m 15 0 m m 18 0 0 m m 2400mm 2400mm WOOD POSTS TO BE WESTERN RED CEDAR STRINGERS TRIM AND FENCE BOARDS TO BE WESTERN RED CEDAR SCREWS, NAILS AND STAPLES: GALVANIZED OR STAINLESS STEEL PLAN VIEW ELEVATIONSECTION 100 x 150 mm ROUGH SAWN WOOD POST 25 X 150 mm ROUGH SAWN WOOD TRIM ATTACHED TO STRINGER AT 300mm O.C. (2 PER CONNECTION) 50 X 150 mm ROUGH SAWN WOOD TRIM ATTACHED TO STRINGER AT 300mm O.C. (3 POINTS PER CONNECTION) 25 X 150 mm ROUGH SAWN WOOD TRIM ATTACHED TO STRINGER AT 300mm O.C. (2 POINTS PER CONNECTION) 25 X 150 mm ROUGH SAWN WOOD TRIM ATTACHED TO STRINGER AT 300mm O.C. (2 POINTS PER CONNECTION) 50 X 150 mm ROUGH SAWN WOOD TRIM ATTACHED TO STRINGER AT 300mm O.C. (3 POINTS PER CONNECTION) 100 X 150 mm POST 50 X 150 mm WOOD STINGER 25 X 150 mm WOOD TRIM 25 X 150 mm WOOD FENCE BOARDS 25 X 150 mm WOOD FENCE BOARD 25 X 150 mm WOOD TRIM 100 X 150 mm POST 50mm COVER OVER CONCRETE CAST IN PLACE CONCRETE FOOTING. 600mm DEPTH NOTE: 1. ALL WOOD TO WESTERN RED CEDAR 2. ALL BRACKETS AND FASTENERS TO BE HOT DIPPED GALVANIZED 3. FENCE TO BE PAINTED WITH 2 COATS OF FLAT EXTERIOR LATEX (WHITE OR APPROVED EQUIVALENT) 4. THIS SIDE OF FENCE TO FACE THE STREET. 5. ALL DIMENSIONS ARE IN MILLIMETERS UNLESS OTHERWISE NOTED. SOFT CONVERSIONS FROM THE NOMINAL SIZE OF THE MEMBERS HAS BEEN USED. 12 0 0 2275 96 0 15 0 757575 10 0 50 2 10 0 15 8 50 10 0 200 12 0 0 M I N . 10 0 25mm x 75mm PICKETS (TYP.) 50mm X 100mm TOP & BOTTOM RAIL 100mm X 100mm POST (TYP) BACKFILL HOLE WITH GRANULAR 'B' MATERIAL AND PACK TO 95% S.P.D. 2.032m 0.56m SIGN BOARD, BY OTHERS STONE VENEER TO MATCH BUILDING FACADE 0. 9 1 4 m 0.912m 0. 3 9 2 m 0. 3 m 0. 1 m CONCRETE CAP AS NOTED L2 DETAILS ABBOTSFORD OFFICE 400 - 34077 GLADYS AVE ABBOTSFORD, BC V2S 2E8 T: 604.853.8831 F: 604.850.1580 www.krahn.com VANCOUVER OFFICE 210 - 1311 KOOTENAY ST VANCOUVER, BC V5K 4Y3 T: 604.294.6662 F: 604.294.6665 www.krahn.com RM 210159-L JT SCALE: DRAWN: CHECKED: PROJECT NO: DRAWING NO: DRAWING TITLE: PROJECT NAME: NO: ISSUES & REVISIONS: 12/04/2021 DATE: (d/m/y) 1 ISSUED FOR REVIEW DESCRIPTION: PROJECT ADDRESS: SEAL: THIS DRAWING IS PROPERTY OF KRAHN GROUP OF COMPANIES AND SHOULD NOT BE COPIED OR DISTRIBUTED WITHOUT PRIOR WRITTEN CONSENT 2 3 COURTYARD HOUSE 21585 RIVER ROAD, MAPLE RIDGE, BC 03/05/2021 ISSUED FOR PERMIT 10/12/2021 ISSUED FOR ADP 4 19/01/2022 ISSUED FOR SITE PLAN REVISIONS 12 0 0 m m DECIDUOUS TREE 75 mm DEPTH OF BARK MULCH BASIN AROUND TREE PIT. 100 mm HIGH TEMPORARY WATER RING / SOIL 50 mm WIDE WOVEN NYLON BANDING IN FIGURE 8 PATTERN ATTACHED TO WOOD STAKES W/ SHINGLE NAIL OR HEAVY LOOSEN & FOLD BACK BURLAP TO BOTTOM OF PLANTING HOLE CUT OFF & REMOVE ALL STRAPS, TWINE, WIRE BASKETS, ETC. SCARIFY SIDES OF PLANTING HOLE SINGLE STRAIGHT LEADER REQUIRED - DO NOT CUT ROOTBALL PLUS 600 mm 100 mm COMPACTED SOIL MOUND 50/50 MIX SUPPLIED MEDIUM & EXISTING SOIL. DUTY STAPLE OR APPROVED EQUAL. TAPER AT TOP OF ROOTBALL SO TREE BASE EXPOSED. MIN. 300 mm 2 - 50 mm ROUND PRESSURE TREATED STAKES SET VERTICALLY & FIRMLY INTO UNDISTURBED SUBSOIL. ALIGN STAKES PARALLEL WITH ADJACENT SIDEWALKS & PAVEMENT EDGES & WITH PREVAILING WINDS IN OPEN SPACES. STAKES NOT TO DAMAGE OR PENETRATE ROOTBALL. PRUNE ANY DAMAGED OR DEAD BRANCHES. DO NOT REMOVE LEADERS MINIMUM TREE GUARD - TO BE ADJUSTED AS NECESSARY PREPARED PLANTING MEDIUM - FIRMLY PACKED. N.T.S. ROOTBALL + 300 mm MINIMUM SHRUB AND PERENNIAL PLANTING DETAIL 100 mm COMPACTED SOIL MOUND 50/50 MIX SUPPLIED MEDIUM & EXISTING SOIL. 75 mm DEPTH OF BARK MULCH TAPER AT TOP OF ROOTBALL AT BASE OF SHRUB. PREPARED PLANTING MEDIUM - FIRMLY PACKED. SCARIFY SIDES OF PLANTING HOLE BASIN AROUND SHRUB 75-100 mm HIGH TEMPORARY WATER RING / SOIL CUT OFF & REMOVE ALL STRAPS, TWINE, WIRES, CONTAINERS, ETC. SOIL DEPTH 450 mm MINIMUM IN ALL SHRUB PLANTING BEDS. N.T.S. BENCHD1 N.T.S. CONCRETE UNIT PAVERSD4 N.T.S. PICKET FENCED2 N.T.S.WOODEN SCREEN FENCED3 N.T.S. SITE SIGNAGED5 N.T.S. COLOUR: BLACK POWDER COAT. QUANTITY: 2 TABLE SEATINGD6 N.T.S. 1200 SERIES MBE-1200-00019 Legacy# MLB/200-W MATERIALS: Th& Mogfin Powderooot Sy:5fem pwvidW o dwrobkt finish on ,oil metal sorface5. Wood d:it'll are treatedi with pE1rtetrat~g $et1ler$, l~STA!U.TION: TIE. bench is deivered ~-css.embled, Holes (0.5") are provided in each foci for irecuring ta~- TO· SPECI.FY: $elect Mee-1200-0001s C:hoooo; ~ Powdercoat CalOf' HEIGHT: 30.38" (77.2cm) LENGTH: 70" (177.&m) ,,. 1111 '" = ~ DEPTH: 22.38' (56 8cm) i !I ~ 1 WEIGHT: 126.871bs (57.5kg) fllll.l'1i5'.Sllll FUHEOU!i ......,,-gll"-CG"' ..-~~,,.__. -llil*aw'.J1S•--elikn1a>1, ~~m,d deloi[,,11a !his ?"i,>r,eme!" th.el'r-rffcl~ ifife Fumltun,,l~e.,ead """ra..tl.,,ia,Od l>il1mu1Ma~~on~ • Clift,,li,Oil<! ijjo,il!l;,:iliMo -,;1,-,,,,;air)feliO~ Uirilimflll;il ifr;p'Wof!Wii!fi "1-~.,jjllaJi. ttt b E L - L, El Q,-------------------------2-0_0_S_E_R_IE_S ______ _ " ~' ,"-,------+-----------+-------, . MTB-0210-00040 Legacy #MLPT2W-S-W MATERIALS; To bl El frame, is mod8 from 3' ,; 2-Y&' structurol 1-Bearn wi!h mitered carne,n. Horizontol s1.1pporl bee.mi ore vaed for :ruperiotOOobility and iffl'udur-al irulegffly. SuFfoee rnolerial ia lpe ltordwwd. Ali m,e~ componel'itt om protected with E-Ccrn rust proC1fing, Th& Magfjn Powdero,at $yslf!ITI p~id&s o: durable tin Ith on 'lllll mml surfaces. INSTM..LATION: The 200 Series Cluster Seoijrig suffl:rm momt-id:iles ere de,1ivel'Bdi pre-ossembfed TQ,SPECIF't: SeJQCf MTB-WUl-00040 Ch.oOEael: -Powderc:oal Color TABLE HEIGHT: 29.75" (75 6cm) SEAT HEIGHT: 17.5"(-4.A 5cm) LENGTH: 66 <I" (169cm) WEIGHT: 3771bs (171kg) r-10· ------, I 1"'•-1 I =~======::::::;;t-r==~ ~-.i -~ • 8 MAGLIN" 5i~FUm,Wi'il .. ,,,,. ~ [1688mn] L_. :31 7/IG' ___J I [79Pmm] I fp:,n1115!scb< Fllil"i" <~G ~9.\ ........ tnogfi"1>.<art, mi~I/- -All,._l~•.~-flilg.n...,ddolmu.o:,n ltu?"ll"""mal"th.oF'cportir<lf~-f•ml'"'•lnc."'ndmaynotba,.._,witl,auiMcijllna~ .w.,,1,;.,o,;1~r-.,,,.~-..;r,;dia"lcl""'ni<all"'irtr,-"""'"'..f-ii,,n,d...t•. Krahn GROUP OF COMPANIES Page 1111 of 5555 City of Maple RidgeCity of Maple RidgeCity of Maple RidgeCity of Maple Ridge TO:TO:TO:TO: Advisory Design Panel MEETING DATE:MEETING DATE:MEETING DATE:MEETING DATE: March 18, 2022 FILE NO:FILE NO:FILE NO:FILE NO: 2021(061(DP SUBJECT:SUBJECT:SUBJECT:SUBJECT: 21783 Lougheed Highway PURPOSE:PURPOSE:PURPOSE:PURPOSE: An Advisory Design Panel (the “ADP”) submission has been received for the above cited application and property to permit the future construction of a six storey, purpose(built rental apartment building. The building will contain approximately 685 m2 of commercial space on the ground floor and 124 rental apartment units from the ground floor to sixth storey. The rezoning application being processed in conjunction with this proposal was given First Reading by Council on March 30, 2021. The subject property is designated Commercial Mixed Use within the Lougheed Transit Corridor Area Plan, that has recently been endorsed by Council. This site is being rezoned from C(2 (Community Commercial) to C(7 (Lougheed Transit Corridor High Density Mixed(Use) to accommodate the proposal. The development permit application made to the City is subject to Section 8.5 Commercial Development Permit. BACKGROUND:BACKGROUND:BACKGROUND:BACKGROUND: Applicant: Sarah Alexander Owner: 1065823 BC LTD Legal Description: Parcel A District Lot 247 Group 1 New Westminster District Plan EPP73031 OCP: Existing: Commercial Mixed(Use under Lougheed Transit Corridor Area Plan Within Urban Area Boundary: Yes Area Plan: Lougheed Transit Corridor OCP Major Corridor: Yes Zoning: Existing: C(2 (Community Commercial) Proposed: C(7 (Lougheed Transit Corridor High Density Mixed(Use) Surrounding Uses: North: Use: Single Family Residential Zone: RS(1 (One Family Urban Residential) Designation: Urban Residential South: Use: Commercial and Residential Zone: CS(1 (Service Commercial) and RS(1 (One Family Urban Residential) Designation: Commercial and Urban Residential I ~.-~---- mapleridge.ca Page 2222 of 5555 East: Use: Single Family Residential Zone: RS(1 (One Family Urban Residential) Designation: Urban Residential West: Use: Commercial Zone: CS(1 (Service Commercial) Designation: Commercial Existing Use of Property: Vacant Proposed Use of Property: Mixed Use (Commercial and Residential) Site Area: 0.51 ha (1.3 acres) Access: Lougheed Highway Servicing requirement: Urban Standard DEVELOPMENT PERMIT AREA:DEVELOPMENT PERMIT AREA:DEVELOPMENT PERMIT AREA: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. Explain:Explain:Explain:Explain: Impact on neighboring properties is minimized through concentrating traffic flow adjacent to existing commercial use property and in underground parking, sound attenuation through landscaping and building placement, and breaking up building massing with varied visual components, and compact building footprint with generous setbacks. 2. Encourage a pedestrian scale through providing outdoor amenities, minimizing the visual impact of parking areas, creating landmarks and visual interest along street fronts. Explain:Explain:Explain:Explain: The high quality materials and design will provide a positive visual landmark, as well as landscaping with trees and shrubs along sidewalks and street front. One driveway will serve the entire site, with the majority of parking underground. Surface parking will be hidden from the street by the building. Sidewalks through the site will re enforce the pedestrian scale. 3. Promote sustainable development with multimodal transportation circulation, and low impact building design. Explain:Explain:Explain:Explain: Project placement will allow residents to easily access local and regional public transport, and encourage walking and cycling to nearby shops and parks. 4. Respect the need for private areas in mixed use development and adjacent residential areas. Explain:Explain:Explain:Explain: Landscaping and building placement will maximize privacy for neighboring properties. All apartments within the building will have a private deck. Page 3333 of 5555 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. Explain:Explain:Explain:Explain: The building will employ a 'west coast style architecture with wood trim features, colors in natural tones, and a sloped roof line for added interest. Varied but repeated patterns will provide interest and cohesion. Private decks for each apartment will allow for personal access to outdoor space. Design Guidelines: The Design Guidelines and a full explanation of how the project complies with them or the reasons why they are not applicable are attached in Appendix E to this memo. PLANNING COMMENTS:PLANNING COMMENTS:PLANNING COMMENTS:PLANNING COMMENTS: 1. Proposal: The current application seeks to construct a building with approximately 686 m² (7,384 ft²) of commercial space on the ground floor and 124 rental apartment units from the ground floor to the sixth floor. The design intends to have the bulk of the six storey building fronting Lougheed Highway, with a smaller portion on the east side continuing north. A 9.0 metre (30 ft) setback along the majority of the northern lot line, to act as a buffer between the site and the adjacent residential lots has been incorporated into the design. Along the east property line a 3 metre public walkway has been incorporated to provide pedestrian connection from Lougheed Highway to the neigbourhood to the north. This public walkway will be located in a Statutory Right(of(Way (SRW). The building is setback an additional 3 metre from this walkway to provide a 6 metre sseparation from the eastern property line. To the west the building is setback from the property line 4.5 metres. Loughheed Highway at this location is a controlled access highway, therefore, the Ministry of Transportation and Infrastructure (MOTi) must approval is required before the rezoning can be adopted. 2. Context: The subject property, located at 21783 Lougheed Highway, is approximately 0.51 ha (1.3 acres) in area and is currently vacant (see Appendices A). The subject property is relatively flat with low( lying vegetation located throughout the site and trees along the eastern property boundary. Japanese Knotweed has been identified on the subject property; however, mitigation and removal measures have been implemented. 3. OCP and Zoning Compliance: The subject site is located within the Lougheed Transit Corridor Area Plan and designated as Commercial Mixed Use. The Commercial Mixed Use designation permits a mixed(use form of development with ground floor commercial and residential apartments above. Office use is also permitted above ground level. The Commercial Mixed Use designation is supported by the following policies: 4444((((10101010 Maple Ridge will support a minimum of four storeys. Page 4444 of 5555 4444((((11111111 Maple Ridge will require a minimum lot consolida'on of 3,000m2 for commercial and mixed(use developments. 4444((((12121212 Maple Ridge will create a new commercial mixed(use zone for specific applica'on in the Lougheed Transit Corridor. 4444((((13131313 Maple Ridge will permit commercial mixed(use buildings at Transit Nodes and along Complete Streets with ground floor commercial. 4444((((14 14 14 14 Compact neighbourhoods are desired and encouraged through high density development, wherein a variety of land uses are located such that residents and workers are within walking distance of many destinations. 4444((((15151515 Commercial uses in mixed(use buildings should serve the basic, everyday needs of residents, such as grocery, convenience and personal services, as well as des'na'ons for residents within a five minute walking distance or 400m radius, such as retail and restaurants. 4444((((16161616 Commercial uses with extended hours such as cinemas, restaurants, bars and other evening entertainment venues are encouraged at the 203 Street Transit Node to create night life opportunities. 4444((((17171717 Complimentary health services to the Ridge Meadows Hospital are encouraged at the Laity Street node, including medical offices, pharmacies, medical imaging, laboratories, convenience retail, childcare, assembly, and restaurant. 4444((((18 18 18 18 Ground(floor commercial is required at Transit Nodes and along Complete Streets for the Commercial Mixed(Use land use designation. 4444((((19 19 19 19 Locate an event plaza in the 203 Street Transit Node for gatherings such as farmer’s markets, concerts, and community festivals. The subject site is being rezoned to C(7 (Lougheed Transit Corridor High Density Mixed(Use) (Appendix G) and Development Data Sheet (Appendix F) analyses the compliance of the project with the applicable zone regulations. Parking and bicycle storage: The required parking for the proposed use is analyzed in the Development Data Sheet (Appendix F) 4. Environmental, Sustainability & Stormwater Management: MOTI will not allow any stormwater to be directed to Lougheed Highway and all stormwater will have to be directed to a municipally maintained storm system. As part of the development, the applicant will be required to meet the City’s requirements for Tier A. This site is located within Fraser River Escarpment Area and Policies 6.23 applies to this site. Page 5555 of 5555 5. Issues requiring comments from ADP: Can ADP advise and provide their opinion on the following: • The developments interface with the singleThe developments interface with the singleThe developments interface with the singleThe developments interface with the single((((family residential uses to the north;family residential uses to the north;family residential uses to the north;family residential uses to the north; • The interface of the walkway to the east with the building and landscaping; and The interface of the walkway to the east with the building and landscaping; and The interface of the walkway to the east with the building and landscaping; and The interface of the walkway to the east with the building and landscaping; and • The interaction with the Lougheed Highway.The interaction with the Lougheed Highway.The interaction with the Lougheed Highway.The interaction with the Lougheed Highway. CONCLUSION:CONCLUSION:CONCLUSION: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 Appendix C ADP Submission Form Appendix C ADP Applicant Checklist (signed by Architect) Appendix D Development Data Sheet (signed by Architect) Appendix E DP Area Guidelines Checklist Appendix F Architectural and Landscaping Plans Appendix G C(7 (Lougheed Transit Corridor High Density Mixed(Use) Zone. DATE: Jun 7, 2021FILE: 2021-061-DP 21783 LOUGHEED HIGHWAY030-610-371 PLANNING DEPARTMENT 21 7 S T . CA R S H I L L S T . HOWISON AVE. ACA D I A S T . DOV E R S T . 119 AVE. LOUGHEED HWY. DONOVAN AVE. HA L L S T . AC A D I A S T . CA R R S T . 117 AVE. LAURIE AVE. 21 8 S T . HA L L S T . EV A N S S T . WIC K L O W W A Y WIC K L O W W A Y 119 AVE. 21 8 S T . 117 AVE. DOVER RD. 11696 21 9 0 8 11714 21 6 6 8 21 7 4 1 2192 9 11670 11738 11721 11691 21 6 8 3 11928 11951 21 8 5 4 21 7 5 0 21 7 1 6 2192 4 21 7 6 8 11958 11947 11829 21 8 1 8 21 7 0 5 21 7 4 2 21 8 6 4 21 8 1 0 21 7 3 3 11767 11747 21 6 7 4 11748 21 7 8 5 11939 21 7 2 8 21 7 6 9 11729 21 7 3 4 11889 21 8 1 9 11706 11681 21 8 0 1 21 7 7 1 21 7 6 4 1193 9 11707 21 8 9 6 21 7 8 4 11962 21 6 6 5 21 6 9 2 2194 8 11726 11952 11720 21 6 8 5 21 7 9 6 21 7 3 0 21 7 1 5 / 1 9 11942 21 8 8 0 21 8 1 1 /83 11968 21 6 2 0 21 7 1 1 21 8 5 1 2 1 8 0 2 21 9 3 8 11989 21 7 5 6 2191 1 11739 21 8 0 6 21 7 1 0 21 6 3 8 / 4 4 21 8 0 3 11732 11941 21 8 0 8 11709 11958 11740 21 6 3 3 216 4 9 11977 11741 21 8 5 0 21 6 6 7 21800 11936 11873 11979 11719 21 8 4 0 11935 21 6 8 0 21 8 4 8 11961 21 7 5 9 21 6 9 1 11935 11961 21 7 0 7 21 8 2 7 21 7 4 4 11759 /9 8 11749 11690 2 1 8 1 6 11670 21 7 9 5 21 8 4 2 11762 1193611939 1192 0 11699 11945 21 6 5 6 21 6 4 0 21 7 3 3 21 6 6 8 11684 11714/16 21 7 1 4 2195 1 21 7 3 2 21 6 7 5 P 3 1 1 8 0 21 7 3 5 21 7 5 5 21 8 0 1 21 7 9 1 11722 21 6 5 0 21 8 2 6 11965 11709 21 6 4 4 11753 21 6 5 5 11737 21 6 8 4 21 6 7 0 11708 11718/20 21 7 6 8 21 6 6 2 11957 21 7 4 4 21 9 2 0 11863 11941 11967 21 6 9 7 21 6 3 7 11772 11985 11729 21 6 2 6 11704 11953 21 7 7 8 21 7 4 7 2192 0 21 7 8 9 21 7 9 9 21 6 7 4 11884 11923 21 7 9 6 11762 21 6 4 6 21 8 3 7 11951 21 7 8 4 11712 11968 21 7 7 9 21 6 9 2 2191 0 21 8 7 6 21795 21 6 7 1 11738 21 8 2 8 21 6 5 6 11988 1193 0 21 8 6 8 11750 11895 21 7 2 0 21 6 2 3 11757 21 8 0 0 11936 11699 11717 11964 21 8 0 8 21 8 1 7 21 6 9 8 21799 21 8 1 5 11931 21 7 3 6 11728 21 7 3 1 11773 21 8 3 0 11948 118 8 3 21 8 7 1 2190 1 11841 11696 21 7 1 1 21 7 2 4 21 7 7 4 11713 21 8 8 8 21 7 1 0 11973 11956 11702 21 6 6 5 21 9 0 9 21 6 3 2 11754 21 6 4 9 21 6 9 0 11921 11691 21 7 5 6 11888 1175 2 21 7 4 6 21 8 0 7 11922 11765 21 8 0 7 21 8 0 8 21 8 3 8 21 6 9 4 2188 0 11683 21 7 2 3 21 8 2 5 21 8 1 6 11975 2193 9 11662 21 8 9 2 11930 21 7 8 3 21 6 7 3 11938 21 7 0 1 21 8 1 4 21 8 9 1 11851 21 7 8 7 SUBJECT PROPERTY 2020-301-RZ 2018-349-RZ 2018-444-RZ´ Scale: 1:3,000 BY: BD Legend Active Applications (RZ/SD/DP/VP) I I I I ~\ I -~ V ~ ' /~ < L--- --- 1ffe i,.-------., H - '-J I'-,, ....._ >O X xx rT ~ X X X A ~><x . X ?-,t X ">~1' ) ) ~><x X )< X )cl' X X ,,.. ~~ I' - i .. ~ ~ ---,__ I It ----,___ ----~ ----1---r--- -~ ------,___ 1---1--- r--. r--r--- -f---- ~ - I I ' ' - ~ 'yv i ( " ----• DATE: Jun 7, 2021FILE: 2021-061-DP 21783 LOUGHEED HIGHWAY030-610-371 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 SUBJECT PROPERTY Aerial Imagery from the Spring of 2020´ Scale: 1:3,000 BY: BD map eridge.ca 1 TANIS FRAME Architect AIBC, LEED AP 41289 Horizon Dr Squamish BC, V8B 0Y7 250.650.7901 THUJA architecture studio Ltd May 5, 2021 Planning Dept. City of Maple Ridge 11995 Haney Place, Maple Ridge, BC V2X 6A9 Dear Maple Ridge planners, RE: ADP Submission for 21783 LOUGHEED HWY This cover letter is to accompany the ADP Submission package for 21783 Lougheed Hwy. 1. Project description/analysis The proposed project is a mixed commercial and multi-family development consisting of a six storey apartment building with 120 market rental units and 680 SQ.M. (7,319 SQ.FT.) of commercial space. The project is located in the Lougheed Transit Corridor, two blocks West from the B-Line Rapid Bus service stop at Laity St, and two blocks East from the edge of Maple Ridge town centre. The proposed location in across from the intersection of Lougheed Hghway and 218th Ave., where it will support many of the recommendations in the draft “Lougheed Transit Corridor Concept Plan,” including locating higher-density residential along ‘high-streets’ in mixed commercial zones, creating an attractive streetscape, creating new multi-family housing units in an existing commercial area, increasing and enhancing the stock of rental housing, ensuring affordable housing units exist for current residents, and creating attractive, efficient infill along Lougheed Highway. The local neighbourhood combines a variety of low-to-middle density housing types and larger-mass buildings, consisting a mix of single houses, multi-family townhouse developments, commercial, and institutional uses. Commercial and institutional buildings tend to be located directly along Lougheed Hwy, while the single residences are in the blocks north and south of the Highway. The existing neighbourhood includes a variety of design themes and architectural elements, being a mix of different building types and uses, constructed during different eras, mostly before 2000. The proposed project will feature high-quality finishing materials and design elements to introduce a landmark building with a high aesthetic standard to the neighbourhood. It will also be designed to avoid conflicts with adjacent uses through sound attenuation, appropriate lighting, landscaping, traffic calming and the transition of building massing to fit with adjacent development. ~THUJA I architecture + design 2 TANIS FRAME Architect AIBC, LEED AP 41289 Horizon Dr Squamish BC, V8B 0Y7 250.650.7901 THUJA architecture studio Ltd The building will include a mix of studio, one-bed and two-bedroom units to cater to a variety of tenants. The apartments will remain in the rental pool, and not be stratified, to ensure that it will address ‘market-rate’ housing needs in perpetuity. The building location provides easy access to both local and regional public transit for residents, as well as a park, daycare centre and restaurants within close proximity, and the 5th Ave grocery store just over 10 minutes’ walk away. West Maple Ridge is currently the most populated of the Maple Ridge sub-regions, closely followed by the Town Centre, and is projected to require 33% of the commercial growth projected for the whole district in the next 30 years, driven by population growth and anticipation of increased flow-through spending along the Lougheed and Dewdney corridors. (Maple Ridge Commercial and Industrial Strategy, 2012 to 2042; G.P Rollo & Associates, Land Economists Ltd.) The proposed mixed-use project will support both population growth and the need for additional commercial space, representing very efficient use of land. A zoning change is being requested from C-2 to C7 zoning, to allow for increased residential use potential. 2. Architectural and Landscaping Design rationale A. Form and Character The form and character of the development provides a varying scale throughout the development by way of varying building massing and form typologies. The building utilizes similar high-quality materials to create a cohesive development, although the juxtaposition and variation of these materials creates visual interest and eliminates any monotony. The building has canopies at entry points, and plentiful decks and windows overlooking the sidewalks and open areas to engage the public realm. Building entrances are connected to sidewalks and show clear entry points to the building. The location of the building on site allows for a buffer dedicated to landscaping and pedestrian pathways around. The building placement also addresses neighbouring sites, solar paths and vehicular movement within the site. B. Signage The signage for the development will be located directly on the building facade to identify the building, close to ground level as appropriate. Lighting will be directed to only illuminate the signage when required. All signage will be consistent with the architectural style of the development. C. Siting, Landscaping and Screening The site is subject to development permit guidelines for commercial buildings as well as being in a ‘major corridor’ zone. The lot is essentially flat, with no unusual challenges to construction. Existing vegetation consists mainly of grass, and will have to be removed to construct the underground parking garage, but 3 TANIS FRAME Architect AIBC, LEED AP 41289 Horizon Dr Squamish BC, V8B 0Y7 250.650.7901 THUJA architecture studio Ltd extensive landscaping will be undertaken after construction to provide green space around three sides of the property. All landscape and screening has been designed by a registered Landscape Architect, and the plan incorporates appropriate plant species and locations for the area of the development. Trees, shrubs and other plantings will be along the road frontage on Lougheed Hwy to enhance the pedestrian experience. The perimeter of the property on the north and east sides has a landscape buffer to provide a barrier to the private balconies at ground level and protect the privacy of neighbouring properties, as well as to provide sound attenuation from the ground-level parking spaces. All commercial space will be located on the ground level of the west wing of the building, adjacent to the existing commercial-use lot on the west side of the proposed project. Vegetated swales and tree plantings will help absorb storm water. The refuse service area and mechanical services will be screened by hard landscaping features, to mitigate impacts on public view and noise pollution. The site plan minimizes shadowing of neighboring properties by using a compact footprint, honoring wide setbacks, and placing the building right along the southern setback of the site plan. D. Lighting All lighting will be full cut off luminaries. The building will have soffit lighting that operates on a solar activated lens, and provides a warm glow to the underside of the roof line. Lighting will be provided at the entry canopies of the apartment by way of solar activated soffit lighting. The underground parking area and pedestrian pathways will be lit with full cut off lights providing security and safety at night. E. Parking The parking within the development consists of an underground parking garage with the majority of the residential parking, as well as a surface lot with 19 residential stalls and 17 commercial stalls. The commercial stalls will be located on the western half of the property, closest to the planned commercial space within the proposed building, and the existing commercial property to the west. All on-site traffic will use a single entrance point to the property, adjacent to the commercial lot to the west, to minimize vehicle-pedestrian interactions. The entrance to the underground parkade is beneath the west side of the building, so that the majority of vehicle traffic noise will be contained to the west side of the lot, with the proposed building and landscaping providing sound attenuation to the neighorboring residential properties from the traffic associated with the building. The apartment building itself will also effectively shield adjacent residential properties in the neighborhood to the North from Lougheed Highway traffic noise. Short term bicycle parking is located at bike racks outside, while long term secure bicycle parking is provided within the underground parkade. Handicap stalls are provided as required. The parkade also 4 TANIS FRAME Architect AIBC, LEED AP 41289 Horizon Dr Squamish BC, V8B 0Y7 250.650.7901 THUJA architecture studio Ltd houses the electrical and mechanical rooms, as well as a janitor closet, and a dog wash station for residents’ use. 3. Statement in brief: a. DP Key Concepts Compliance In many respects the project complies with commercial area development guidelines and key concepts, especially as the neighbourhood already combines a variety building types. The most obvious theme of the neighbourhood is significant plantings along the main road, to protect the privacy and quiet of properties behind trees and shrubs. This project will also have significant landscaping, including shrubs and trees along the road side of the lot. b. DP Guideline Compliance The project also conforms strongly to DP guidelines, with well-thought-out design and landscaping. Refer to Compliance checklist. c. Storm water management strategy Refer to civil letter. d. Amenities Amenity areas for residents will be built on site, which will include bench seating, two amenity rooms with covered outdoor patios (on ground and 2nd floors), a dog wash station in the underground parkade, and many trees around the perimeter of the property which will provide beauty and shade. e. Sustainability practices This building, targeted at a rental base, must adhere to a strict construction budget, and as such cannot include many extra costs. It will conform to all BC building code guidelines for insulation and energy efficiency. Also, by locating a population base within walking distance of schools, parks, shops and major bus routes, it will help reduce single rider vehicle trips in the area, a major contributor to pollution. In Conclusion In almost all respects, the development conforms to the key concepts and guidelines for development permits in this category. The project is seeking rezoning from C2 to C7 zoning in order to make the most efficient space of the available land, while providing much needed commercial space and rental apartments in a transportation corridor. Overall the building will positively contribute toward the 5 TANIS FRAME Architect AIBC, LEED AP 41289 Horizon Dr Squamish BC, V8B 0Y7 250.650.7901 THUJA architecture studio Ltd character of the neighbourhood and address rental pool shortages within the city. Should you require and further information or clarification, please do not hesitate to contact me. Sincerely, Tanis Frame Architect AIBC, LEED AP 1~•-·· ADP Submission Checklist mapleridge.ca Application No. ______________ File Manager ____________ _ This checklist is being provided to you by your File Manager, to assist in preparing the materials for submission to the Advisory Design Panel (ADP). Please refer to the ADP Submission Form and the ADP Requirements Brochure for submission requirements in terms of explanatory letters, plans, supporting information and specifications on size and numbers of copies to be submitted. Address your questions to the File Manager or the Planning Liaison to the ADP. Certification of Complete ADP Submission: Architect's Certification: Project Landscape Architect's Certification: f/4 Mar 01 2022 ~~ _,.._ 03 122 Signature Date Signature Date Print name_... Tanis Frame Print name Laurelin Svisdahl Submission Materials Required (FIie Manacer to Provided Indicate If required} A. ADP Submission Form (Submitted and signed by Architect) □ X □ 8, Covering Letter including explanations about: 1. Project description/analysis (Detailed information Required) □ X □ 2. Architectural and Landscaping Design rationale □ □ (Detailed information Required) X 3. Statement in brief about the following: a. DP Key Concepts Compliance □ X □ b. DP Guideline Compliance □ X □ C. Stormwater management strategy with emphasis on Tier A □ □ requirements integrated into landscaping plans X d. Public Art/ Amenities, etc. □ X □ e. Sustainability practices □ □ f. Other □ □ C. Site and Neighbourhood Context 1. Context Review-Context Plan with existing/proposed X 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. □ X □ D. Develo~ment Permit Area Checklist X (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.) X 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 DEVELOPMENT DATA SHEET Existing /Proposed Zone _____________ Date Prepared __________ Proposed (Complies or state variance needed) Required Development Data Minimum Required or Maximum Allowed LOT AREA* (in square metres) Gross Total Less Road Widening / Truncations Less Park Net Total LOT COVERAGE (in % of net lot area) Total Site Coverage SETBACKS (in metres) Front Rear Side #1 (N,S,E, or W) Side #2 (N,S,E, or W) Side #3 (N, S, E or W) SETBACKS – Underground Structures (in metres) Front Rear Side #1 (N,S,E, or W) Side #2 (N,S,E, or W) Side #3 (N, S, E or W) BUILDING HEIGHT (in metres/storeys) Principal 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. l~-mapleridge.ca Proposed (Complies or variance needed?) OTHER – state YES or NO for each. If YES describe on separate sheet. Heritage Site Tree Survey/Assessment Provided Watercourse/Steep Slopes Covenants, Stat ROW & Easements 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: ___________________________ __________________________________ 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. Required Development Data Minimum Required or Maximum Allowed DENSITY # of units/ha (gross) # of units/ha (net) Gross Floor Area Floor Space Ratio (net) AMENITY SPACE (area in square metres) Common Activity Area Useable Open Space PARKING (number of spaces) Residential and Multi-Residential Uses Multi-Residential Town Centre (Bach Units) Multi-Residential Town Centre (1 Bdr Units) Multi-Residential Town Centre (Added Bdr) Commercial Uses Educational & Assembly Uses Institutional Use Industrial Use Business Park Uses Comprehensive Other Number of spaces for visitors TOTAL NUMBER OF PARKING SPACES Number of total for disabled Number of total (and %) small cars % Number of total (and %) tandem spaces % TOTAL OFF STREET LOADING SPACE(S) BICYCLE PARKING (number of spaces) Short Term Bicycle Parking Long Term Bicycle Parking I I LOUGHEED HWY 21783 LOUGHEED HWY, MAPLE RIDGE PREPARED BY THUJA ARCHITECTURE STUDIO LTD. DECEMBER 2021 ISSUED FOR DEVELOPMENT PERMIT SET NO. THUJA I architecture + design DRAWING INDEX PR1 LOCATION PLAN & CONTEXT IMAGES PR2 SITE PLAN & PROJECT DATA PR3 PARKADE & MAIN PLAN PR4 2ND TO 6TH PLAN PR5 ELEVATIONS NORTH & SOUTH PR6 ELEVATIONS EAST & WEST PR7 UNIT PLANS PR8 SECTIONS PR9 MATERIAL BOARD PR10 RENDERINGS PR11 SHADOW STUDY PR12 LOUGHEED HWY STREETSCAPE CONSULTANTS LIST NO.DATE PROJECT NO. SHEET SCALE DATE DRAWING PROJECT DRAWN BY 20-- TS / JS / SW AS NOTED CONTRACTOR TO VERIFY ALL LINES, LEVELS, SURVEYS, DIMENSIONS, LOCATION OF BUILDING ON SITE AND LOCATION OF ALL SERVICES PRIOR TO CONSTRUCTION. ALL WORK TO BE DONE IN ACCORDANCE WITH THE B.C. BUILDING CODE, CURRENT EDITION AND ALL LOCAL BUILDING BYLAWS. COPYRIGHT RESERVED. THESE PLANS ARE THE PROPERTY OF THUJA ARCHITECTURE STUDIO. TO BE USED SOLELY FOR THE PROJECT SHOWN. UNAUTHORIZED REPRODUCTION OR USE IN ANY MANNER IS NOT PERMISSIBLE. Tanis Frame Architect AIBC LEED AP PO Box 1326 Cumberland BC V0R 1S0 T: 250.650.7901 E:info@thujaarchitecture.ca LOUGHEED HWY MULTIFAMILY MAR 01, 2022 ISSUED FOR REVIEW DEC 18 2020 ISSUED FOR REZONE MAY 10 2021 ISSUED FOR REZONE MAY 18 2021 AREA UPDATE NOV 22 2021 REISSUED FOR REZONE/DP FEB 01 2022 REISSUED FOR REZONE/DP MAR 01 2022 PR1 LOCATION PLANS & CONTEXT IMAGES DEVELOPER/OWNER WESTURBAN DEVELOPMENTS LTD. Sean Roy, CEO 111-2036 South Island Hwy, Campbell River, BC V9W 0E8 250.914.8485 sroy@westurban.ca ARCHITECT THUJA ARCHITECTURE STUDIO LTD. Tanis Frame, Architect AIBC, LEED AP PO Box 1326 Cumberland BC V0R 1S0 250.650.7901 info@thujaarchitecture.ca LANDSCAPE ARCHITECT LAZZARIN SVISDAHL LANDSCAPE ARCHITECTS Laurelin Svisdahl 202- 1300 St Ave, Prince George BC, V2L 2Y3 250.563.6158 laurelin@lsla-landarch.com LOCATION PLAN N.T.S. SITE LOCATION 1 1 6 2 3 4 5 2 3 4 5 6 ------------------ .1!l_THUJA I architecture + design LA N E LANE (UNCONSTRUCTED) 57 . 9 2 M 92.01M 91.51M 55 . 5 0 M EXISTING BUILDING Offsite Design Refer To Civil Eng. Rh Rh Lawn Lawn Lawn 16 17 18 19 20 21 LOUGHEED HWY. 6M SETBACK RESIDENTIAL PARKING 27 STALLS INC 1 ACCESSIBLE 7M 7M ACCESS 7. 3 M 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 X 4.5M SETBACK 7. 5 M SE T B A C K 7. 5 M SE T B A C K LINE OF PARKADE BELOW LI N E O F P A R K A D E B E L O W LINE OF PARKADE BELOW LIN E O F P A R K A D E B E L O W COMMERCIAL PARKING 23 STALLS INC 1 ACCESSIBLE 14.34M BLDG SETBACK HYDRO KIOSK REFUSE 7. 5 M SE T B A C K PR O P O S E D 3 M S R W 38 39 40 41 42 43 44 45 46 47 48 49 50 LINE OF PARKADE BELOW PROPOSED BUILDING 6 FLOORS COMMERCIAL SPACE 121 UNITS 22232425262728293031323334353637 ENTRY REFUSE RAMP DOWN SMALL CARS SMALL CARS LI N E O F R O O F A B O V E LINE OF ROOF ABOVE LINE OF ROOF ABOVE LI N E O F R O O F A B O V E LINE OF FLOORS ABOVE LINE OF FLOORS ABOVE 1. 1 1 M RO O F P R O J E C T I O N SMALL CARS SMALL CARS 3M PARKADE SETBACK 1. 2 3 M RO O F P R O J E C T I O N 1.6M PARKADE SETBACK 3. 2 7 M PA R K A D E S E T B A C K 2.5M 2.4M 4. 9 M 5.5M 2. 5 M 6.0M SETBACK 1.23M ROOF PROJECTION 28 . 4 9 M BL D G S E T B A C K DOG RUN SITE PLAN Scale: 1:200 1 PR2 REFER TO LANDSCAPE PLAN BY LAZZARIN SVISDAHL LANDSCAPE ARCHITECTS FOR MORE DETAILS ON LANDSCAPING LEGAL ADDRESS: DL 247: NWD: PL EPP73031 CIVIC ADDRESS: 21783 LOUGHEED HWY, MAPLE RIDGE, BC ZONING: C-7 PROPOSED LOT SIZE ± 5090 SQ.M. (54788 SQ.FT.) BUILDING AREA: PROPOSED FOOTPRINT1733 SQ.M. (18,654 SQ.FT.) FLOOR AREAS: PARKADE 4079 SQ.M. COMMERCIAL (MAIN) 675 SQ.M. MAIN 568 SQ.M. SECOND 1371 SQ.M. THIRD 1371 SQ.M. FOURTH 1371 SQ.M. FIFTH 1267 SQ.M. SIXTH 1267 SQ.M. TOTAL (NET) 7890 SQ.M. EXCLUDING PARKADE COMMON (MAIN) 287 SQ.M. COMMON (SECOND) 270 SQ.M. COMMON (THIRD) 270 SQ.M. COMMON (FOURTH) 270 SQ.M. COMMON (FIFTH) 263 SQ.M. COMMON (SIXTH) 263 SQ.M. TOTAL (NET)1623 SQ.M. EXCLUDING PARKADE TOTAL (GROSS) 9,513 SQ.M. EXCLUDING PARKADE FLOOR AREA RATIO: ALLOWED: 1.75 PROPOSED: 1.55 [7890/5090] DENSITY: PROPOSED: 121 UNITS COMMERCIAL SPACE LOT COVERAGE: 34% PROPOSED (OPEN DECKS INCLUDED) COMMON OPEN AREA: REQUIRED: 5%OF LOT = 255 SQ.M. PROVIDED: 685 SQ.M. AT REAR YARD COMMON AMENITY : REQUIRED: 1 SQ.M. PER UNIT = 121 SQ.M. PROVIDED: 2 AMENITY ROOMS = 140 SQ.M. PRIVATE OUTDOOR AREA: REQUIRED: 4.6 SQ.M. PER UNIT PROVIDED: 4.6 SQ.M. AT DECKS BUILDING HEIGHT: NO RESTRICTION UNIT COUNT:MAIN 2-4 FL. 5&6 FL. TOTAL STUDIO 1 1 (*3) 1 (*2) 6 ONE BEDROOM 7 17 (*3) 15 (*2) 88 TWO BEDROOM 2 5 (*3) 5 (*2) 27 TOTAL 10 69 42 121 SETBACKS FRONT 7.5M ALLOWABLE / PROPOSED 7.5M REAR 7.5M ALLOWABLE / PROPOSED 7.5M (N.E. LEG) 28.5 (MAIN) SIDE (E)6M ALLOWABLE / PROPOSED 6M SIDE (W)4.5M ALLOWABLE / PROPOSED 14.3M PARKING: REQUIRED: RESIDENTIAL 1.25 PER UNIT 151 REQUIRED: COMMERCIAL 1 per 30 SQ.M of FA 23 TOTAL 174 PROVIDED: STANDARD: 140 HANDICAP STALLS (3 REQ.) 4 SMALL CAR (10% = 15.5) 30 (VARIANCE TO 17.2%) TOTAL 174 BICYCLE PARKING REQUIRED: 1 PER 4 UNITS LONG TERM 31 6 PER 20 UNITS SHORT TERM 37 PROVIDED >31 LONG TERM IN BIKE STORAGE ROOM SHORT TERM TO BE PROVIDED WITHIN LANDSCAPE PROJECT DATA NO.DATE PROJECT NO. SHEET SCALE DATE DRAWING PROJECT DRAWN BY 20-- TS / JS / SW AS NOTED CONTRACTOR TO VERIFY ALL LINES, LEVELS, SURVEYS, DIMENSIONS, LOCATION OF BUILDING ON SITE AND LOCATION OF ALL SERVICES PRIOR TO CONSTRUCTION. ALL WORK TO BE DONE IN ACCORDANCE WITH THE B.C. BUILDING CODE, CURRENT EDITION AND ALL LOCAL BUILDING BYLAWS. COPYRIGHT RESERVED. THESE PLANS ARE THE PROPERTY OF THUJA ARCHITECTURE STUDIO. TO BE USED SOLELY FOR THE PROJECT SHOWN. UNAUTHORIZED REPRODUCTION OR USE IN ANY MANNER IS NOT PERMISSIBLE. Tanis Frame Architect AIBC LEED AP PO Box 1326 Cumberland BC V0R 1S0 T: 250.650.7901 E:info@thujaarchitecture.ca LOUGHEED HWY MULTIFAMILY MAR 01, 2022 ISSUED FOR REVIEW DEC 18 2020 ISSUED FOR REZONE MAY 10 2021 ISSUED FOR REZONE MAY 18 2021 AREA UPDATE NOV 22 2021 REISSUED FOR REZONE/DP FEB 01 2022 REISSUED FOR REZONE/DP MAR 01 2022 SITE PLAN & PROJECT INFO PR2 I I I I I I I ·+ +. L ----------ii I I I i I ______ _L _____ _ , ______ _L ____ _ = = +-= -+ ,----t------------4-----1----L--------------~- ;:,;.::;;,Ji~~;.;,;.;:,;:;;~~,;;:;,, c--~~ cQ', c~;,-QCi:-- ·-·-·-'--·-·-·-----------·------- ' ' ' ' c---, I 7 1 --------·- ~THUJA I architecture + design NO.DATE PROJECT NO. SHEET SCALE DATE DRAWING PROJECT DRAWN BY 20-- TS / JS / SW AS NOTED CONTRACTOR TO VERIFY ALL LINES, LEVELS, SURVEYS, DIMENSIONS, LOCATION OF BUILDING ON SITE AND LOCATION OF ALL SERVICES PRIOR TO CONSTRUCTION. ALL WORK TO BE DONE IN ACCORDANCE WITH THE B.C. BUILDING CODE, CURRENT EDITION AND ALL LOCAL BUILDING BYLAWS. COPYRIGHT RESERVED. THESE PLANS ARE THE PROPERTY OF THUJA ARCHITECTURE STUDIO. TO BE USED SOLELY FOR THE PROJECT SHOWN. UNAUTHORIZED REPRODUCTION OR USE IN ANY MANNER IS NOT PERMISSIBLE. Tanis Frame Architect AIBC LEED AP PO Box 1326 Cumberland BC V0R 1S0 T: 250.650.7901 E:info@thujaarchitecture.ca LOUGHEED HWY MULTIFAMILY MAR 01, 2022 ISSUED FOR REVIEW DEC 18 2020 ISSUED FOR REZONE MAY 10 2021 ISSUED FOR REZONE MAY 18 2021 AREA UPDATE NOV 22 2021 REISSUED FOR REZONE/DP FEB 01 2022 REISSUED FOR REZONE/DP MAR 01 2022 PARKADE & MAIN PLAN UP 105 106 107 108 LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE LIN E O F B U I L D I N G A B O V E LI N E O F B U I L D I N G A B O V E 10 1 10 2 10 3 10 4 787980818283848586878889909192 74757677 222336373839 58596061 54555657 50515253 46474849 434445 28293031 10111213 32333435 6789 24252627 181920 123 4142 12 1 12 2 12 3 12 4 141516 7. 3 M C L R 7M C L R PARKADE 124 STALLS ► 17 SMALL CAR ► 2 ACCESSIBLE 7M CLR LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE MECHANICAL 7M CLR 5 4 BIKE STORAGE ELECTRICAL JANITOR DOG WASH 5.5 5. 5 5. 5 5. 5 2.5 2. 5 21 7M CLR 17 40 70717273 66676869 62636465 97 98 99 10 0 96 939495 11 7 11 8 11 9 12 0 11 3 11 4 11 5 11 6 10 9 11 0 11 1 11 2 SMALL CARS 2.1 m C L R T . O . S L A B T O B . O . R A M P 7. 6 1 M C L R LINE OF BUILDING ABOVE 7.5 M C L R 7 M C L R 7 M CL R LINE OF BUILDING ABOVE LIN E O F B U I L D I N G A B O V E LIN E O F B U I L D I N G A B O V E 7 M CL R 7M R A M P 2.1 C L R T . O . R A M P T O B . O . S L A B SMALL CARS SMALL CARSSMALL CARS 2.4 4. 9 SMALL CARS UP 0.3 TYP. 1. 7 1. 8 0.6 1. 8 0.3 0.3 0. 3 TY P . 2.5 5. 5 0.3 0.3 STORAGE 0. 3 1 PARKADE Scale: 1:192 1 PR3 PATIOW1 LOBBY AMENITY 70 M2 1. 3 OV E R H A N G 2.2 1 OV E R H A N G MA I L B O X E S COMMERCIAL SPACE 675 SQMMAIN FLOOR BA T H KITCHEN BED R O O M LIV I N G DECK BED R O O M BA T H KITCHEN BE D R O O M BA T H LIVING DECK 2 BDRM 'A3' BE D R O O M BATH BED R O O M BATH LIV I N G DEC K KIT C H E N ' B ' BA T H KITCHEN BED R O O M LIV I N G DECK KIT C H E N BEDROOM LIVING DE C K BATH KIT C H E N BEDROOM LIVING DE C K BATH KIT C H E N BEDROOM LIVING DEC K BATH KIT C H E N BEDROOM LIVING DEC K BATH W D KIT C H E N BEDROOM LIVING DE C K BATH 1.4 4 B 7.1 C 6.9 3 D 6.9 3 E 9.2 9 F 8.7 2 G A 9.4 2 6.91 3 6.93 4 8.85 5 6.93 6 6.93 7 8.79 8 6.92 9 7.05 10 2.44 11 1 UP DN UP DN MAIL RM OFFICE MAIN Scale: 1:192 2 PR3 PR3 ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' --~_J____.__L_l_~-~~~~~-~~~~~~-~~-~~-~ /--_,_J;t=-~~~~~-~~~~~~-~~-~~-~ \_> I I I '""'"· ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' I I ·~ I ' ' ' ' ' ' ' ' ' ' ' ' ' : ,: --;-I -1 - - -I -' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' L \ ---. -L---~--- --t lr(/ \ \ I\ ,\·\ \\\\\\\ \\ \J ' <~ I \\\\I ~\ I I -/ ' f---+-➔, / - II ;1 ' -c:'. > I i i:v; /1//1/ I ! 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SHEET SCALE DATE DRAWING PROJECT DRAWN BY 20-- TS / JS / SW AS NOTED CONTRACTOR TO VERIFY ALL LINES, LEVELS, SURVEYS, DIMENSIONS, LOCATION OF BUILDING ON SITE AND LOCATION OF ALL SERVICES PRIOR TO CONSTRUCTION. ALL WORK TO BE DONE IN ACCORDANCE WITH THE B.C. BUILDING CODE, CURRENT EDITION AND ALL LOCAL BUILDING BYLAWS. COPYRIGHT RESERVED. THESE PLANS ARE THE PROPERTY OF THUJA ARCHITECTURE STUDIO. TO BE USED SOLELY FOR THE PROJECT SHOWN. UNAUTHORIZED REPRODUCTION OR USE IN ANY MANNER IS NOT PERMISSIBLE. Tanis Frame Architect AIBC LEED AP PO Box 1326 Cumberland BC V0R 1S0 T: 250.650.7901 E:info@thujaarchitecture.ca LOUGHEED HWY MULTIFAMILY MAR 01, 2022 ISSUED FOR REVIEW DEC 18 2020 ISSUED FOR REZONE MAY 10 2021 ISSUED FOR REZONE MAY 18 2021 AREA UPDATE NOV 22 2021 REISSUED FOR REZONE/DP FEB 01 2022 REISSUED FOR REZONE/DP MAR 01 2022 2ND TO 6TH PLAN UP DN UTILITY (3RD & 4TH FLOOR) LOBBY BA T H KITCHEN BED R O O M LIV I N G DECK BA T H KITCHEN BED R O O M LIV I N G DECK BA T H KITCHEN BED R O O M LIV I N G DECK BED R O O M BA T H KITCHEN BE D R O O M BA T H LIVING DECK 2 BDRM 'A3'2 BDRM 'A3' BE D R O O M BATH BED R O O M BATH LIV I N G DE C K KIT C H E N ' B ' 2 BEDROOM 'B' DECK BED R O O M BA T H KITCHEN BE D R O O M BA T H LIVING 2 BEDROOM 'B' DECK BED R O O M BA T H KITCHEN BE D R O O M BA T H LIVING 2 BEDROOM 'B' DECK BED R O O M BA T H KITCHEN BE D R O O M BA T H LIVING BA T H KITCHEN BED R O O M LIV I N G DECK BA T H KITCHEN BED R O O M LIV I N G DECK BA T H KITCHEN BED R O O M LIV I N G DECK BA T H KITCHEN BED R O O M LIV I N G DECK BA T H KITCHEN BED R O O M LIV I N G DECK BATH KITCHEN BE D R O O M LIV I N G DECKMEDIA BA T H KITCHEN BED R O O M LIV I N G DECK BA T H KITCHEN BED R O O M LIV I N G DECK BA T H KITCHEN BED R O O M LIV I N G DECK BA T H KITCHEN BED R O O M LIV I N G DECK KIT C H E N BEDROOM LIVING DE C K BATH KIT C H E N BEDROOM LIVING DEC K BATH KIT C H E N BEDROOM LIVING DE C K BATH KIT C H E N BEDROOM LIVING DE C K BATH W D KIT C H E N BEDROOM LIVING DE C K BATH 1.4 4 B 7.1 C 6.9 3 D 6.9 3 E 9.2 9 F 8.72 G A 9.4 2 6.91 3 6.93 4 8.85 5 6.93 6 6.93 7 8.79 8 6.92 9 7.05 10 2.44 11 1 AMENITY (2ND FLOOR) UP DN L2-L4 Scale: 1:192 1 PR4 UP DN UTILITY LOBBY BA T H KITCHEN BE D R O O M LIV I N G DECK BA T H KITCHEN BE D R O O M LIV I N G DECK BA T H KITCHEN BE D R O O M LIV I N G DECK BE D R O O M BA T H KITCHEN BE D R O O M BA T H LIVING DECK 2 BDRM 'A3'2 BDRM 'A3' BED R O O M BATH BE D R O O M BATH LIV I N G DEC K KIT C H E N ' B ' 2 BEDROOM 'B' DECK BE D R O O M BA T H KITCHEN BED R O O M BA T H LIVING 2 BEDROOM 'B' DECK BE D R O O M BA T H KITCHEN BED R O O M BA T H LIVING 2 BEDROOM 'B' DECK BED R O O M BA T H KITCHEN BE D R O O M BA T H LIVING BA T H KITCHEN BE D R O O M LIV I N G DECK BA T H KITCHEN BE D R O O M LIV I N G DECK BA T H KITCHEN BE D R O O M LIV I N G DECK BA T H KITCHEN BE D R O O M LIV I N G DECK BA T H KITCHEN BE D R O O M LIV I N G DECK BA T H KITCHEN BE D R O O M LIV I N G DECK BA T H KITCHEN BE D R O O M LIV I N G DECK BATH KITCHEN BE D R O O M LIV I N G DECKMEDIA BA T H KITCHEN BE D R O O M LIV I N G DECK BA T H KITCHEN BE D R O O M LIV I N G DECK KIT C H E N BEDROOM LIVING DE C K BATH KIT C H E N BEDROOM LIVING DEC K BATH W D KIT C H E N BEDROOM LIVING DE C K BATH 1.4 4 B 7.1 C 6.9 3 D 6.9 3 E 9.2 9 F 8.7 2 G A 9.4 2 6.91 3 6.93 4 8.85 5 6.93 6 6.93 7 8.79 8 6.92 9 7.05 10 2.44 11 1 LINE OF ROOF ABOVE UP DN L5 & L6 Scale: 1:192 2 PR4 PR4 tj~" Jo~ --' ;' •, \ ~o n ' ~LL -11rr , ' ' r\ ' .,.-> ·. ____ ' ' L___J ' . 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UNAUTHORIZED REPRODUCTION OR USE IN ANY MANNER IS NOT PERMISSIBLE. Tanis Frame Architect AIBC LEED AP PO Box 1326 Cumberland BC V0R 1S0 T: 250.650.7901 E:info@thujaarchitecture.ca LOUGHEED HWY MULTIFAMILY MAR 01, 2022 ISSUED FOR REVIEW DEC 18 2020 ISSUED FOR REZONE MAY 10 2021 ISSUED FOR REZONE MAY 18 2021 AREA UPDATE NOV 22 2021 REISSUED FOR REZONE/DP FEB 01 2022 REISSUED FOR REZONE/DP MAR 01 2022 ELEVATIONS NORTH & SOUTH SECOND FLOOR T.O. ply 38.89M THIRD FLOOR T.O. PLY 41.67M FOURTH FLOOR T.O. PLY 44.45M MAIN FLOOR T.O. SLAB 35.5M FIFTH FLOOR T.O. PLY 47.23M SIXTH FLOOR T.O.W. 50M ROOF T.O.W. 52.79M PAKRGADE T.O. SLAB32.76M TOP OF ROOF 55.29M 19 . 7 7 8 [1 9 . 7 7 8 m ] BL D G H E I G H T SECOND FLOOR T.O. ply 38.89M THIRD FLOOR T.O. PLY 41.67M FOURTH FLOOR T.O. PLY 44.45M MAIN FLOOR T.O. SLAB 35.5M FIFTH FLOOR T.O. PLY 47.23M SIXTH FLOOR T.O.W. 50M ROOF T.O.W. 52.79M PAKRGADE T.O. SLAB32.76M TOP OF ROOF 55.29M 19 . 7 7 8 [1 9 . 7 7 8 m ] BL D G H E I G H T PR O P E R T Y L I N E PR O P E R T Y L I N E PR O P E R T Y L I N E PR O P E R T Y L I N E NORTH ELEVATION SOUTH ELEVATION MATERIAL LEGEND FIBRE CEMENT LAP - SHOU SUGI BAN FIBRE CEMENT LAP - WEATHERED WOOD METAL SIDING PANELS IN BLACK SOFFIT - ALUMINIUM - CEDAR SOLUTIONS - TIMBERLINE FASCIA - FIBRE CEMENT BLACK RAILINGS - BLACK ALUMINIUM STEEL COLUMNS 12 1 2 3 4 5 6 7 8 9 VINYL WINDOWS - BLACK10 1 1 1 11121 2 2 2 2 3 5 82 2 DECK SOFFIT - KAYCAN PERFORATED ALUMINIUM BLACK ROOFING - SBS 2 PLY MEMBRANE - BLACK 9 10 PR5 L ' I ' t . -·' ~ ----------------------------- i ' I ' I ' + ' I ' T ' l I ' t ' I ' I ---·--- J I ' i ---, 1-, I ' I ' -1-, I ' -1- , _I_ ~THUJA I architecture + design NO.DATE PROJECT NO. SHEET SCALE DATE DRAWING PROJECT DRAWN BY 20-- TS / JS / SW AS NOTED CONTRACTOR TO VERIFY ALL LINES, LEVELS, SURVEYS, DIMENSIONS, LOCATION OF BUILDING ON SITE AND LOCATION OF ALL SERVICES PRIOR TO CONSTRUCTION. ALL WORK TO BE DONE IN ACCORDANCE WITH THE B.C. BUILDING CODE, CURRENT EDITION AND ALL LOCAL BUILDING BYLAWS. COPYRIGHT RESERVED. THESE PLANS ARE THE PROPERTY OF THUJA ARCHITECTURE STUDIO. TO BE USED SOLELY FOR THE PROJECT SHOWN. UNAUTHORIZED REPRODUCTION OR USE IN ANY MANNER IS NOT PERMISSIBLE. Tanis Frame Architect AIBC LEED AP PO Box 1326 Cumberland BC V0R 1S0 T: 250.650.7901 E:info@thujaarchitecture.ca LOUGHEED HWY MULTIFAMILY MAR 01, 2022 ISSUED FOR REVIEW DEC 18 2020 ISSUED FOR REZONE MAY 10 2021 ISSUED FOR REZONE MAY 18 2021 AREA UPDATE NOV 22 2021 REISSUED FOR REZONE/DP FEB 01 2022 REISSUED FOR REZONE/DP MAR 01 2022 ELEVATIONS EAST & WEST LOUGHEED HWY. LOUGHEED HWY. SECOND FLOOR T.O. ply38.89M THIRD FLOOR T.O. PLY41.67M FOURTH FLOOR T.O. PLY44.45M MAIN FLOOR T.O. SLAB35.5M FIFTH FLOOR T.O. PLY 47.23M SIXTH FLOOR T.O.W. 50M ROOF T.O.W. 52.79M PAKRGADE T.O. SLAB 32.76M TOP OF ROOF55.29M 19 . 7 7 8 [1 9 . 7 7 8 m ] BL D G H E I G H T SECOND FLOOR T.O. ply 38.89M THIRD FLOOR T.O. PLY 41.67M FOURTH FLOOR T.O. PLY 44.45M MAIN FLOOR T.O. SLAB 35.5M FIFTH FLOOR T.O. PLY 47.23M SIXTH FLOOR T.O.W. 50M ROOF T.O.W. 52.79M PAKRGADE T.O. SLAB32.76M TOP OF ROOF 55.29M 19 . 7 7 8 [1 9 . 7 7 8 m ] BL D G H E I G H T PR O P E R T Y L I N E PR O P E R T Y L I N E PR O P E R T Y L I N E PR O P E R T Y L I N E WEST ELEVATION EAST ELEVATION 1 1 1 1 1 122 22 2 3 10 55 5 6 2 MATERIAL LEGEND FIBRE CEMENT LAP - SHOU SUGI BAN FIBRE CEMENT LAP - WEATHERED WOOD METAL SIDING PANELS IN BLACK SOFFIT - ALUMINIUM - CEDAR SOLUTIONS - TIMBERLINE FASCIA - FIBRE CEMENT BLACK RAILINGS - BLACK ALUMINIUM STEEL COLUMNS 1 2 3 4 5 6 7 8 9 VINYL WINDOWS - BLACK10 DECK SOFFIT - KAYCAN PERFORATED ALUMINIUM BLACK ROOFING - SBS 2 PLY MEMBRACE - BLACK PR6 I I ' ' J J ________________________________________ _ ' I ' ------------------------------------------~--------------------------~-----~----------------- ' I '~"~· _,i.~ -.. ,_. ~-- ---------------------------------------------------------------------------------------I ~:~.'-~i ~".~ ~ ::; -~-: -.<~ I ~THUJA I architecture + design I ' ' 1-1-, , I I ' ' I I ' ' -1--1-, , I I ' ' -1- D -1- ~--□ _c:::::::l:j-= = -= -□------- [] D NO.DATE PROJECT NO. SHEET SCALE DATE DRAWING PROJECT DRAWN BY 20-- TS / JS / SW AS NOTED CONTRACTOR TO VERIFY ALL LINES, LEVELS, SURVEYS, DIMENSIONS, LOCATION OF BUILDING ON SITE AND LOCATION OF ALL SERVICES PRIOR TO CONSTRUCTION. ALL WORK TO BE DONE IN ACCORDANCE WITH THE B.C. BUILDING CODE, CURRENT EDITION AND ALL LOCAL BUILDING BYLAWS. COPYRIGHT RESERVED. THESE PLANS ARE THE PROPERTY OF THUJA ARCHITECTURE STUDIO. TO BE USED SOLELY FOR THE PROJECT SHOWN. UNAUTHORIZED REPRODUCTION OR USE IN ANY MANNER IS NOT PERMISSIBLE. Tanis Frame Architect AIBC LEED AP PO Box 1326 Cumberland BC V0R 1S0 T: 250.650.7901 E:info@thujaarchitecture.ca LOUGHEED HWY MULTIFAMILY MAR 01, 2022 ISSUED FOR REVIEW DEC 18 2020 ISSUED FOR REZONE MAY 10 2021 ISSUED FOR REZONE MAY 18 2021 AREA UPDATE NOV 22 2021 REISSUED FOR REZONE/DP FEB 01 2022 REISSUED FOR REZONE/DP MAR 01 2022 2 BEDROOM ' A 2 ' 2 BDRM 'A3' 2 BEDROOM 'B' LIVING ROOM 12' X 19-2" 783 SQ.FT. KITCHEN 8'-8" X 11'-2"BATH 8'-11" X 5'-0" MASTER BEDROOM 8'-11" X 12'-6" BEDROOM8'-6" X 10'-8" BATH 5'-0" X 8'-4" ENTRY DECK 8'-10" X 4'-8" WALK-IN WALK-IN 8. 7 9 - B U I L D I N G D I M E N S I O N 9.39- BUILDING DIMENSION BEDROOM BATH 5'-0" X 8'-10" 9'-10" X 9' DECK 10'-6" X 4'-6" KITCHEN 11-7" X 8-7" LIVING ROOM 11'-7" X 16'-7" ONE BEDROOM - "1B" SCALE: 3/16" = 1'-0" LINEN 536 SQ.FT. BEDROOM BATH 5'-0" X 8'-10" 9'-10" X 9'-7" DECK 11'-9" X 5'-0" WALK-IN6'-10" X 4'-0" KITCHEN 11-7" X 8-7" LIVING ROOM 11'-7" X 19'-2" 595 SQ.FT. ONE BEDROOM - "1A" SCALE: 3/16" = 1'-0" LINEN DECK 10'-10" X 4'-6" LIVING ROOM 12'-1" X 13'-1" 642 SQ.FT. ONE BEDROOM - "1C" SCALE: 3/16" = 1'-0" BEDROOM 9'-10" X 9'-1" KITCHEN 13'-6" X 8'-4" BATH5'-0" X 9'-10" LINEN LIVING ROOM BEDROOM BATH 11'-11" X 19'-2" 8'-8" X 5'-0" 8'-8" X 12'-5" DECK 9'-4" X 4'-6" 835 SQ.FT. LINEN WALK-IN 8'-8" X 5'-2" KITCHEN 10'-8" X 8'-7" BEDROOM 8'-6" X 10'-1" WALK-IN5'-0" X 7'-8" BATH5'-0" X 9'-3" TWO BEDROOM - "2A" SCALE: 3/16" = 1'-0" TWO BEDROOM - "2B" SCALE: 3/16" = 1'-0" LIVING ROOM 12'5" X 16'-6" 710 SQ.FT. KITCHEN 11'-2" X 8'-8" BATH 8'-5" X 5'-0" MASTERBEDROOM 8'-5" X 10'-10" BEDROOM8'-6" X 9'-8" BATH 5'-0" X 8'-6" DECK 8'-10" X 4'-8" WALK-IN WALK-IN 8 - B U I L D I N G D I M E N S I O N 9.32- BUILDING DIMENSION TWO BEDROOM - "2C" SCALE: 3/16" = 1'-0" ENTRY ENTRYENTRYENTRY ENTRY 8. 7 9 - B U I L D I N G D I M E N S I O N 9.34- BUILDING DIMENSION 8. 7 9 - B U I L D I N G D I M E N S I O N 8.86- BUILDING DIMENSION 7. 9 9 - B U I L D I N G D I M E N S I O N 6.94- BUILDING DIMENSION 8. 7 9 - B U I L D I N G D I M E N S I O N 6.94- BUILDING DIMENSION 8'-11" X 5' 8'-6" X 3'-7" 8'-5" X 4'-1" 5' X 6'-4" WALK-IN 5'-0" X 9'-10" STUDY5'-6" X 6'-10" W D STUDIO - "D" SCALE: 3/16" = 1'-0" 8. 0 4 - B U I L D I N G D I M E N S I O N 4.71- BUILDING DIMENSION STUDIO 14'-6" X 17'-5" BATH 6'-7" X 7'-5" ENTRY DECK 383 SQ.FT. UNIT PLANS PR7 1[ ::cJ ('~I ,, ,) C, 1 1 / l ' I ' 7 _J _J 1, lJ I I r __ :L [] ~I ~I 111 . rc7 II 111 1711~•.·11 Ill "~· I --C--- g g 1 LI n_J g 7 :1 Sc .111 I 'C, II \ .• Ill -•-Ill LJ ,/A, I \ __ / ► ,---, I ' '' ' '' ' " ' " ' ' ~THUJA I architecture + d • es1gn NO.DATE PROJECT NO. SHEET SCALE DATE DRAWING PROJECT DRAWN BY 20-- TS / JS / SW AS NOTED CONTRACTOR TO VERIFY ALL LINES, LEVELS, SURVEYS, DIMENSIONS, LOCATION OF BUILDING ON SITE AND LOCATION OF ALL SERVICES PRIOR TO CONSTRUCTION. ALL WORK TO BE DONE IN ACCORDANCE WITH THE B.C. BUILDING CODE, CURRENT EDITION AND ALL LOCAL BUILDING BYLAWS. COPYRIGHT RESERVED. THESE PLANS ARE THE PROPERTY OF THUJA ARCHITECTURE STUDIO. TO BE USED SOLELY FOR THE PROJECT SHOWN. UNAUTHORIZED REPRODUCTION OR USE IN ANY MANNER IS NOT PERMISSIBLE. Tanis Frame Architect AIBC LEED AP PO Box 1326 Cumberland BC V0R 1S0 T: 250.650.7901 E:info@thujaarchitecture.ca LOUGHEED HWY MULTIFAMILY MAR 01, 2022 ISSUED FOR REVIEW DEC 18 2020 ISSUED FOR REZONE MAY 10 2021 ISSUED FOR REZONE MAY 18 2021 AREA UPDATE NOV 22 2021 REISSUED FOR REZONE/DP FEB 01 2022 REISSUED FOR REZONE/DP MAR 01 2022 SECTIONS SECOND FLOOR T.O. ply 38.89M THIRD FLOOR T.O. PLY 41.67M FOURTH FLOOR T.O. PLY 44.45M MAIN FLOOR T.O. SLAB 35.5M FIFTH FLOOR T.O. PLY 47.23M SIXTH FLOOR T.O.W. 50M ROOF T.O.W. 52.79M PAKRGADE T.O. SLAB32.76M TOP OF ROOF 55.29M 19 . 7 7 8 [1 9 . 7 7 8 m ] BL D G H E I G H T PR O P E R T Y L I N E SECTION B RESIDENTIAL RESIDENTIAL COMMERCIAL PARKADE 3. 0 5 2. 4 4 2. 4 4 2. 4 4 PR O P E R T Y L I N E DECK PR O P E R T Y L I N E PR O P E R T Y L I N E SECTION A RESIDENTIAL RESIDENTIAL COMMERCIAL PARKADE RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL LIFTSTAIR RESIDENTIAL RESIDENTIAL RESIDENTIAL 2. 4 4 2. 4 4 2. 4 4 LOBBY LOUGHEED HWY. SECOND FLOOR T.O. ply38.89M THIRD FLOOR T.O. PLY41.67M FOURTH FLOOR T.O. PLY44.45M MAIN FLOOR T.O. SLAB35.5M FIFTH FLOOR T.O. PLY47.23M SIXTH FLOOR T.O.W.50M ROOF T.O.W.52.79M PAKRGADE T.O. SLAB 32.76M TOP OF ROOF55.29M 19 . 7 7 8 [1 9 . 7 7 8 m ] BL D G H E I G H T PR8 / - - --,--------------------r----i;:::==========~r- -,~=============~=~=====~~================-========~~========1~--~===-======-=======~===~1- ~THUJA I architecture + design ' ' I I II II II I I I I II II I II I II II II II II II I II II II II II II I I -------------------------------------------------------------·-·-···-------------------------------------------------------I--------------------------------·-·-···------------------------ -----------------------------------------------------------~--------------------- -------------------------------------------------------------·-·-···-------------------------------------------------------I--------------------------------·-·-···------------------------ ----------------------------------------------------------------------------------------------I--------------------------------·-·-···------------------------ I ' ' ' ' ' ---------------------------------·-·-·---------•-----------·-·-·-···---------·--·-------------------·----·-·---·-·-·-------I--·-·-·----I--·-·-···---------·--·------------------·----·-·---·-·-·--------·-·-·- NO.DATE PROJECT NO. SHEET SCALE DATE DRAWING PROJECT DRAWN BY 20-- TS / JS / SW AS NOTED CONTRACTOR TO VERIFY ALL LINES, LEVELS, SURVEYS, DIMENSIONS, LOCATION OF BUILDING ON SITE AND LOCATION OF ALL SERVICES PRIOR TO CONSTRUCTION. ALL WORK TO BE DONE IN ACCORDANCE WITH THE B.C. BUILDING CODE, CURRENT EDITION AND ALL LOCAL BUILDING BYLAWS. COPYRIGHT RESERVED. THESE PLANS ARE THE PROPERTY OF THUJA ARCHITECTURE STUDIO. TO BE USED SOLELY FOR THE PROJECT SHOWN. UNAUTHORIZED REPRODUCTION OR USE IN ANY MANNER IS NOT PERMISSIBLE. Tanis Frame Architect AIBC LEED AP PO Box 1326 Cumberland BC V0R 1S0 T: 250.650.7901 E:info@thujaarchitecture.ca LOUGHEED HWY MULTIFAMILY MAR 01, 2022 ISSUED FOR REVIEW DEC 18 2020 ISSUED FOR REZONE MAY 10 2021 ISSUED FOR REZONE MAY 18 2021 AREA UPDATE NOV 22 2021 REISSUED FOR REZONE/DP FEB 01 2022 REISSUED FOR REZONE/DP MAR 01 2022HANDRAILS + FASCIAS BLACK ALUMINIUM METAL SIDING PANELS FIBRE CEMENT STAINED WOOD LOOK PANEL HARDIE "WEATHERED WOOD" FIBRE CEMENT STAINED WOOD LOOK PANEL HARDIE "SHOU SUGI BAN" MATERIAL BOARD PR9 ~THUJA I architecture + design NO.DATE PROJECT NO. SHEET SCALE DATE DRAWING PROJECT DRAWN BY 20-- TS / JS / SW AS NOTED CONTRACTOR TO VERIFY ALL LINES, LEVELS, SURVEYS, DIMENSIONS, LOCATION OF BUILDING ON SITE AND LOCATION OF ALL SERVICES PRIOR TO CONSTRUCTION. ALL WORK TO BE DONE IN ACCORDANCE WITH THE B.C. BUILDING CODE, CURRENT EDITION AND ALL LOCAL BUILDING BYLAWS. COPYRIGHT RESERVED. THESE PLANS ARE THE PROPERTY OF THUJA ARCHITECTURE STUDIO. TO BE USED SOLELY FOR THE PROJECT SHOWN. UNAUTHORIZED REPRODUCTION OR USE IN ANY MANNER IS NOT PERMISSIBLE. Tanis Frame Architect AIBC LEED AP PO Box 1326 Cumberland BC V0R 1S0 T: 250.650.7901 E:info@thujaarchitecture.ca LOUGHEED HWY MULTIFAMILY MAR 01, 2022 ISSUED FOR REVIEW DEC 18 2020 ISSUED FOR REZONE MAY 10 2021 ISSUED FOR REZONE MAY 18 2021 AREA UPDATE NOV 22 2021 REISSUED FOR REZONE/DP FEB 01 2022 REISSUED FOR REZONE/DP MAR 01 2022 RENDERINGS PR10 ~THUJA I architecture + design D D MARCH 21 - 9:00 JUNE 21 - 9:00 DECEMBER 21 - 9:00 MARCH 21 - 12:00 JUNE 21 - 12:00 DECEMBER 21- 12:00 MARCH 21 - 17:00 JUNE 21 - 17:00 DECEMBER 21 - 17:00 SHADOW STUDY 02/28/2022 DRAWING SCALE PROJECT NO. DATE DRAWN BY SHEET PROJECT LOUGHEED NO.DATE PROJECT NO. SHEET SCALE DATE DRAWING PROJECT DRAWN BY 20-- TS / JS / SW AS NOTED CONTRACTOR TO VERIFY ALL LINES, LEVELS, SURVEYS, DIMENSIONS, LOCATION OF BUILDING ON SITE AND LOCATION OF ALL SERVICES PRIOR TO CONSTRUCTION. ALL WORK TO BE DONE IN ACCORDANCE WITH THE B.C. BUILDING CODE, CURRENT EDITION AND ALL LOCAL BUILDING BYLAWS. COPYRIGHT RESERVED. THESE PLANS ARE THE PROPERTY OF THUJA ARCHITECTURE STUDIO. TO BE USED SOLELY FOR THE PROJECT SHOWN. UNAUTHORIZED REPRODUCTION OR USE IN ANY MANNER IS NOT PERMISSIBLE. Tanis Frame Architect AIBC LEED AP PO Box 1326 Cumberland BC V0R 1S0 T: 250.650.7901 E:info@thujaarchitecture.ca LOUGHEED HWY MULTIFAMILY MAR 01, 2022 ISSUED FOR REVIEW DEC 18 2020 ISSUED FOR REZONE MAY 10 2021 ISSUED FOR REZONE MAY 18 2021 AREA UPDATE NOV 22 2021 REISSUED FOR REZONE/DP FEB 01 2022 REISSUED FOR REZONE/DP MAR 01 2022 SHADOW STUDY PR11 L L LL.--L , I [J 7 --, -, I I I , 1 , 1 ... I 177 "4) 77;7 ,I • ...... •• ' "' ----- ~THUJA 1 architecture + design --...... -( -.. NO.DATE PROJECT NO. SHEET SCALE DATE DRAWING PROJECT DRAWN BY 20-- TS / JS / SW AS NOTED CONTRACTOR TO VERIFY ALL LINES, LEVELS, SURVEYS, DIMENSIONS, LOCATION OF BUILDING ON SITE AND LOCATION OF ALL SERVICES PRIOR TO CONSTRUCTION. ALL WORK TO BE DONE IN ACCORDANCE WITH THE B.C. BUILDING CODE, CURRENT EDITION AND ALL LOCAL BUILDING BYLAWS. COPYRIGHT RESERVED. THESE PLANS ARE THE PROPERTY OF THUJA ARCHITECTURE STUDIO. TO BE USED SOLELY FOR THE PROJECT SHOWN. UNAUTHORIZED REPRODUCTION OR USE IN ANY MANNER IS NOT PERMISSIBLE. Tanis Frame Architect AIBC LEED AP PO Box 1326 Cumberland BC V0R 1S0 T: 250.650.7901 E:info@thujaarchitecture.ca LOUGHEED HWY MULTIFAMILY MAR 01, 2022 ISSUED FOR REVIEW DEC 18 2020 ISSUED FOR REZONE MAY 10 2021 ISSUED FOR REZONE MAY 18 2021 AREA UPDATE NOV 22 2021 REISSUED FOR REZONE/DP FEB 01 2022 REISSUED FOR REZONE/DP MAR 01 2022 LOUGHEED STREETSCAPES PR O P E R T Y L I N E PR O P E R T Y L I N E D R I V E A I S L E D R I V E A I S L E LOUGHEED HIGHWAY STREETSCAPE PR12 PR O P E R T Y L I N E PR O P E R T Y L I N E D R I V E A I S L E LOUGHEED HIGHWAY ELEVATION d~ ',-~ === ~THUJA I architecture + design ByRevisionsDate Project Sheet Title Date Drawing No. Scale Drawn By Project No. Copyright reserved. This drawing and the design are, and at all times remain the exclusive property of Lazzarin Svisdahl Landscape Architects and cannot be used without the Landscape Architect's written consent. LOUGHEED HWY MULTIFAMILY 21783 LOUGHEDD HWY MAPLE RIDGE, BC Landscape Planting Plan July 29, 2019 1:150 METERS LS/SD L 1 LEGEND EXISTING TREES TO BE RETAINED. REFER TO ARBORIST REPORT. CS BRUSH FINISH CONCRETE WALKWAYS DECORATIVE COBBLE DRAIN ROCK 100 MM DEPTH 1" - 4" DIM WASHED COBBLE ROCK ON FILTER FABRIC CW PT 4x4 WOOD EDGER. GRASS - SEED IN BLVD AND SOD ON SITE CW 150 MM MIN DEPTH APPROVED GROWING MEDIUM - REFER TO CIVIL ENG DWGS PLANTING BED CW 60 MM OF BARK MULCH OR WASHED ROCK GROUNDCOVER ON FILTER FABRIC ON APPROVED GROWING MEDIUM. 450 MM MIN DEPTH FOR SHRUBS 700 MM MIN FOR TREES PROPERTY LINES WOOD BENCH SECURED TO CONCRETE WALKWAY EXPO SERIES BIKE RACK BY CORA BLACK COLOUR (OR APPROVED EQUIV) SECURED TO CONCRETE WALKWAY PT 4x4 WOOD EDGER TO SEPARATE PLANTING FROM LAWN 1.8 METER HT. PRESSURE TREATED WOOD PRIVACY FENCE, STAINED TO MATCH BUILDING LOCALLY AVAILABLE BOULDERS. 3/4 BURIED BELOW GRADE. UNDERGROUND PARKADE INSULATED RAISED PLANTERS ON SLAB - STACKED 4x4 PRESSURE TREATED WOOD CONSTRUCTION, STAINED TO COMPLIMENT BUILDING. HEIGHTS & SIZES RANGE APPROX. 500 MM - 1,000 MM 3/4" WASHED CRUSH ROCK - MIN 70 MM DEPTH 1.2 METER HT. BLACK VINYL COATED CHAIN LINK FENCESYMBOLBOTANICAL NAME COMMON NAME COUNT SIZE TreesAmAcer ginnala Amur Maple - Mix of Single & Multi Stem 2 6cm Cal. Ag Acer griseum Paperbark Maple 1 5cm Cal.WR Cercis occidentalis Western Redbud 6 6cm Cal.CaS Caragana arborescens 'Sutherland'Sutherland Caragana 13 #5potCnCornus nuttallii 'Eddie's White Wonder'Pacific Dogwood Eddie's White Wonder 1 6cm Cal.TB Crataegus x mordenensis 'Toba'Toba Hawthorn 7 6cm Cal.Fs Fagus sylvatica 'Fastigiata'Upright European Beech 13 6cm Cal.Pu Pinus uncinata Mountain Pine 1 #5potMMagnolia 'Sunspire'Sunspire Magnolia 7 5cm Cal. ShrubsgvBuxus 'Green Velvet'Green Velvet Boxwood 21 #2potJbpJuniperus horizontalis 'Blue Prince'Blue Prince Juniper 38 #2potLogMahonia nervosa Low Oregon Grape 46 #2potPjPieris japonica 'Compacta'Compact Japanese Pieris 8 #2potPlPrunus laurocerasus 'Otto Luyken'Otto Luyken English Laurel 8 #2potRhRhododendron x 'Haaga'Haaga Rhododendron 30 #2potSdrSpiraea 'Darts Red'Darts Red Spirea 38 #2potSjSkimmia japonica 'Rubella'Compact Skimmia 7 #2pot Ornamental GrassesDcDeschampia cespitosa Tufted Hairgrass 146 #1potHHelictotrichon sempervirens Blue Oatgrass 16 #1potHmHakonechloa macra 'Aureloa'Japanese Forest Grass 25 #1pot Perennials, Ferns & GroundcoverskArctostaphyllos uva-ursi Kinnickinnick 8 10cm potbHeuchera micranthra 'Bressingham Bronze'Bressingham Bronze Coral Bells 80 #1potsfPolystichum munitum Sword Fern 13 #1potOfMatteuccia struthiopteris Ostrich Fern 4 #1pot MULCH RING RETAIN EXISTING GRASS/ BRUSH IN ROW EXISTING TREES TO BE REMOVED. REFER TO ARBORIST REPORT. SYMBOL BOTANICAL NAME COMMON NAME COUNT SIZE Trees Am Acer ginnala Amur Maple - Mix of Single & Multi Stem 2 6cm Cal. Ag Acer griseum Paperbark Maple 1 5cm Cal.WR Cercis occidentalis Western Redbud 6 6cm Cal. CaS Caragana arborescens 'Sutherland'Sutherland Caragana 13 #5potCnCornus nuttallii 'Eddie's White Wonder'Pacific Dogwood Eddie's White Wonder 1 6cm Cal. TB Crataegus x mordenensis 'Toba'Toba Hawthorn 7 6cm Cal.Fs Fagus sylvatica 'Fastigiata'Upright European Beech 13 6cm Cal. Pu Pinus uncinata Mountain Pine 1 #5pot M Magnolia 'Sunspire'Sunspire Magnolia 7 5cm Cal. Shrubs gv Buxus 'Green Velvet'Green Velvet Boxwood 21 #2pot Jbp Juniperus horizontalis 'Blue Prince'Blue Prince Juniper 38 #2pot Log Mahonia nervosa Low Oregon Grape 46 #2pot Pj Pieris japonica 'Compacta'Compact Japanese Pieris 8 #2pot Pl Prunus laurocerasus 'Otto Luyken'Otto Luyken English Laurel 8 #2pot Rh Rhododendron x 'Haaga'Haaga Rhododendron 30 #2pot Sdr Spiraea 'Darts Red'Darts Red Spirea 38 #2pot Sj Skimmia japonica 'Rubella'Compact Skimmia 7 #2pot Ornamental Grasses Dc Deschampia cespitosa Tufted Hairgrass 146 #1pot H Helictotrichon sempervirens Blue Oatgrass 16 #1pot Hm Hakonechloa macra 'Aureloa'Japanese Forest Grass 25 #1pot Perennials, Ferns & Groundcovers k Arctostaphyllos uva-ursi Kinnickinnick 8 10cm pot b Heuchera micranthra 'Bressingham Bronze'Bressingham Bronze Coral Bells 80 #1pot sf Polystichum munitum Sword Fern 13 #1pot Of Matteuccia struthiopteris Ostrich Fern 4 #1pot PLANT LIST CORA BIKE RACK (OR APPROVED EQUIVALENT) POWDER COATED ALUMINIM (COLOUR TO BE DETERMINED) BIKE RACK ALL WORK AND MATERIALS SHALL BE TO CANADIAN LANDSCAPE STANDARD LARSON BENCH BY WISHBONE OR APPROVED EQUIVALENT (COLOUR TO BE DETERMINED) BENCH HAUL-ALL EQUIPMENT SYSTEMS DISCOVERY 70 GAL CAPACITY SURFACE MOUNTED TO CONCRETE WALKWAY OR MOUNTING PAD AS SHOWN ON DRAWINGS POWDER COATED COLOUR BLACK (NO PLASTIC WOOD PANELS) WOOD PRIVACY FENCE STAIN TO MATCH ARCHITECTURAL BEAR PROOF GARBAGE BIN 04 05 2021 DRAFT FOR REVIEW SD/LS 10 05 2021 Issue for DP LS 12 03 2021 Update For Coordination Review ES/LS VALLEY STONE RETAINING WALL BY BASALITE (COLOUR TO BE DETERMINED) RAISED PRECAST PLANTER 12 08 2021 Update For Coordination Review SD/LS CR DR Offsite Design Refer To Civil Eng. Parking Curb Edges, Line Painting, Layout Refer to Civil Eng. Dwgs. CS FD161718192021123456789101112131415 LI N E O F P A R K A D E B E L O W 38 39 40 41 42 43 44 45 46 47 48 49 50 22232425262728293031323334353637 Jbp Jbp Jbp Jbp DC DC DCDC PATIO LOBBY UTILITYAMENITY 70 M2MAIN & 2ND FLOOR 1. 3 OV E R H A N G 2.2 1 OV E R H A N G MA I L B O X E S COMMERCIAL SPACE 680 SQMMAIN FLOOR BA T H KITCHEN D8 D2 D8 BE D R O O M LIV I N G DECK D2 BE D R O O M BA T H D2 D2 D8 D4 D2 KITCHEN BE D R O O M D3 BA T H LIVING DECK 2 BDRM 'A3' BE D R O O M BATH D3 D2 D8 D4 D2 D4 BE D R O O M D8 D3 BATH LIV I N G DE C K KIT C H E N ' B ' BA T H KITCHEN D8 D2 D8 BE D R O O M LIV I N G DECK KIT C H E N D4 D2 D2 D6 BEDROOM D4 LIVING DEC K BATH KIT C H E N D4 D2 D2 D6 BEDROOM D4 LIVING DE C K BATH KIT C H E N D4 D2 D2 D6 BEDROOM D4 LIVING DE C K BATH KI T C H E N D4 D2 D2D6BEDROOM D4 LIVING DE C K BATH W D KIT C H E N D4 D2 D2D6BEDROOM D4 LIVING DE C K BATH Pj Pj Pj PjPjPjPjPj LOg LOg Hm Hm Hm HmHm Hm Hm LOg Hm HmHm Hm Hm LOgLOg LOg LOgHmLOgLOg Hm Ofsf Of sfOf Of LOg sfsfsfsfsf sf sf Hm Hm Hm Hm Hm DC DCDC Hm Hm LOg LOg LOg Rh Rh DC DC DC DC gvgvgvgvgvgvgv gvgvgvgvgvgvgv Pl Pl Pl PlHHHHHHHH Pl Pl Pl PlHHHHHHHHJbpJbpJbpJbpJbpJbpJbpJbpJbpgvgvgvgvgvgvgv Sdr Sdr Sdr Sdr Sdr Sdr Sdr Sdr Sdr Sdr Sdr Jbp Jbp Jbp Jbp Jbp Jbp Jbp Jbp Jbp Sdr Sdr Sdr Sdr Sdr Sdr Sdr Sdr Sdr Sdr Sdr Jbp Jbp Jbp Jbp Jbp Jbp Jbp Jbp Jbp Sdr Sdr Sdr Sdr Sdr Sdr Sdr Sdr Sdr Sdr Sdr k k k kk k k k b b b b b b SjSjSjSjSj sfsfsf DC DC DC DCDC DC DCb bb b b Hm Hm Hm Hm DC DC DC DCDC DC DCb bb b b DC DC DC DCDC DC DCb bb b b DC DC DC DCDC DC DCb bb b b DC DC DC DCDC DC DCb bb b b DC DC DC DCDC DC DCb bb b b sf Sdr Sdr SdrSdr Jbp Jbp JbpJbp Sdr LOg DCDC DC DCDC DC DC DC DCDC DC DC DC JbpJbp Jbp DCDCDC DC DC DC DC DC DC DC DC DC DC SjSj DC DC DCDC DC DC DC DC DC DC DC DC DC DC Rh Rh Rh Rh Rh Rh Rh Rh RhRhRh Rh Rh RhRhRh Rh Rh Rh Rh Rh Rh Rh RhRh LOg LOg LOg LOg LOgLOgLOgLOgLOg LOg LOgLOgLOgLOgLOgLOg LOg LOgLOg LOg LOg LOg LOg LOg b b b b b b b b b bb LOg LOg DC b bb b b b b b b bb b b b bDC DC DC DC DC DC DC DCLOg LOg LOgDCDC DC DC DC DC DC DCDC DC DC b DC Rh DC DCDCDCDC DCDC bb LOg Rh Rh DC DCDC DC DC DC DC DC DC b b b b bbDC DC DC DC DC b bb b bb b bbLOgLOg DC DC DC DC DC DC DC DC DC DC DC W W Cn Fs M M Fs Fs AmAm Pu CaS CaS CaS CaS CaS CaS CaS CaS M M M M Fs Ag TBTB TBTBTB WR TBTB Fs Fs Fs Fs Fs Fs Fs Fs Fs WR WR WR WR WR M CaS CaS CaS CaS CaS LINE OF PARKADE BELOW LINE OF PARKADE BELOW LI N E O F P A R K A D E B E L O W LI N E O F P A R K A D E B E L O W Brushed Concrete Utilizing Coloured Concrete & Control Joints to Create Banding Pattern Effect for Walkway at Main Entry Benches Dog Run with 3/4" Washed Crush Surface Over Slab Of Parkade & Seeded Lawn Off Slab 1"- 4" Decorative Washed Rock cw 4x4 PT Wood Edger Along Building Perimeter 1.8m (6') Ht. Pressure Treated Wood (PTW) Privacy Fence Stain To Complement Bld. Precast Block Planter 350-500mm Ht. (Growing Medium Total Depth to Drain Board = 600 mm To Support Small Tree On Slab) Bench & Bikerack Bike Rack CS CS CS CS CS Lawn LawnLawn Space For Moveable Table & Chairs By Other NOTE: Area Drains on Slab Refer to Mechanical Eng. Dwgs. WE 4x4 WE 4x4 WE 4x4 WE 4x4 Stairway Entry Railing As Required (Refer To Arch Plans) Retain Existing ves. Lawn Area 2.6 3.78 6x6 Stacked Wood Planter (Growing Medium To Depth of 700 mm To Support Small Tree On Slab) Columnar Trees For Screening Lawn PROPOSED BUILDING 6 FLOORS COMMERCIAL SPACE 121 UNITS Amenity Entry Lift Entry LOUGHEED HWY. RESIDENTIAL PARKING 27 STALLS INC 1 ACCESSIBLE COMMERCIAL PARKING 23 STALLS INC 1 ACCESSIBLE HYDRO KIOSK PROPOSED BUILDING 6 FLOORS COMMERCIAL SPACE 121 UNITS ENTRY REFUSE RAMP DOWN SMALL CARS SMALL CARS NO R T H 0m 2.5 5 10 CS CS Lawn PR O P O S E D 3 M S R W 3.1 1.5 2 1.51.5 3.1 3.6 1.5 3.6 3.62.4 4.2 Benches 4.1 Bike Racks 03 01 2022 DP Resubmission LS L 0 0 1 ---<I ~il~~t.l.t~~~~ I ! ,- <7 I __ _L 1 --------------------------- ,r ;,'Jc' . le /,;-:/ l =J 11111 11 ~ \ \ \ \ \ \ \ \ \ \ \ -----r-----r---- 1 I I I I I I I I I I I ' ■ ---1 I I lic======='=~,e,,J I I _J f'_'i ' -Ir] ..ri<Jl.!'1!! '\he < C 6, ,_ C.-· I ' !) '~I I n c,J~I ~t I I -'11 0 0 0 0 _J -' 0 D I 1111 ] ----101--- )( 0 203-1300 1st Avenue, Prince George B.C. V2L 2Y3 250-563-6158 www.lsla-landarch.com CITY OF MAPLE RIDGE BYLAW NO. 7721-2021 A Bylaw to amend the text of Maple Ridge Zoning Bylaw No. 7600-2019 as amended ____________________________________________________________________________________ WHEREAS, it is deemed expedient to amend the Maple Ridge Zoning Bylaw No. 7600-2019 as amended: NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows: 1. This bylaw may be cited as “Maple Ridge Zone Amending Bylaw No. 7721-2021”. 2. Maple Ridge Zoning Bylaw No. 7600-2019 is hereby amended as follows: 3. By inserting the following zone after C-6 Community Gaming Facility and re-ordering all subsequent numbering in sequential order. 707 ZONE: C-7 LOUGHEED TRANSIT CORRIDOR HIGH DENSITY MIXED-USE 707.1 PURPOSE 1.This Zone provides for a range of Commercial, service and Residential Uses in the Lougheed Transit Corriodr Area. 701.2 PRINCIPAL USES 2.The following Principal Uses shall be permitted in this Zone: a.Assembly, b.Business Services; c.Cannabis Retail; d.Convenience Store; e.Financial Services; f.Indoor Commercial Recreation; g.Licensee Retail Store; h.Liquor Primary Establishment; i.Personal Repair Services; j.Personal Services; k.Place of Worship; l.Private Hospital; m.Professional Services; n.Restaurant; o.Retail, excluding Highway Commercial; and p.Tourist Accommodation 707.3 ACCESSORY USES 3.The following shall be permitted as Accessory Uses to one of the permitted Principal Uses in this Zone: a.Apartment Residential; b.Home Occupation. c.one or two Dwelling Units; and d.Outdoor Display or sales area. 4.Refer to Section 402 of this Bylaw for additional information. 707.4 LOT AREA and DIMENSIONS 5.Minimum Lot Area and dimensions shall be not less than: a.in Lot Area 1,672.00 square metres b.in Lot Width 36.0 metres c.in Lot Depth 27.0 metres. 6.Refer to Section 407 (Building Envelope) of this Bylaw for required minimum Building Envelope dimensions. 707.5 DENSITY 7.The Residential Floor Space Ratio shall not exceed a base Density of 1.0 times the Lot Area(Refer to Section 403 (Gross Floor Area Exemptions) of this Bylaw); 8.Additional Density may be added to the Residential Floor Space Ratio, up to a maximum of 4.0 times the Lot Area, with the following provisions: a.an amount equal to 0.25 times the Lot Area may be added for providing a minimum of 90% of the required Residential parking spaces in an Underground Structure or Concealed Parking; b.an additional amount equal to 0.25 times the Lot Area may be added for providing all parking spaces, excluding visitor parking spaces, in an Underground Structure or Concealed Parking; c.an amount equal to 0.25 times the Lot Area may be added for each Storey above the third (3) Storey, but in no case shall this amount exceed 2.0 times the Lot Area; d.for Lots Designated as “Major Corridor Residential” in the Maple Ridge Official Community Plan Bylaw No. 7060-2014 (as identified in Chapter 3 and Figure 4 of the Maple Ridge Official Community Plan Bylaw No. 7060-2014), an amount not to exceed 0.5 times the Lot Area may be added to the Residential Floor Space Ratio for providing a cash contribution at a rate of $161.46 per square metres ($15.00 per square foot) as a Density Bonus. Refer to Section 402 (Density Bonus for Town Centre Area and Major Corridor Residential) of this Bylaw. 9.Refer to Section 403 (Gross Floor Area Exemptions) of this Bylaw for Gross Floor Area requirements. 707.6 LOT COVERAGE 10.All Principal Buildings and Principal Structures and Accessory Buildings and Accessory Structures together shall not exceed a Lot Coverage of 90% except: a.the Lot Coverage may be 100% where all the required parking is provided in accordance with Part 3 (Off-Street Parking Requirements) of the Maple Ridge Off-Street Parking and Loading Bylaw No. 4350-1990. 707.7 SETBACKS 11.Minimum Setbacks for all Buildings and Structures shall be not less than: a.from a Front Lot Line 3.0 metres b.from a Rear Lot Line 6.0 metres, except this may be reduced to 0.0 metres provided that: (i)a Structure occupying the rear 6.0 metres shall be only used for Accessory Off-Street Parking; (ii)the Off-Street Parking Structure shall be the only Structure on that portion of the Lot; and (iii)a Residential Use shall be provided above the Off-Street Parking Structure; c.from an Interior Side Lot Line 6.0 metres d.from an Exterior Side Lot Line 6.0 metres. 12.Minimum Setbacks for all Buildings and Structures shall meet the requirements of Section 403 (Visual Clearance at Intersections) of this Bylaw. 707.8 HEIGHT 13.Building Height for Principal Buildings and Principal Structures shall be not less than 15.0 metres. 14.Building Height for Accessory Buildings and Accessory Structures shall not exceed 4.5 metres. 15.Refer to Section 403 (Building Height) of this Bylaw. 707.9 LANDSCAPING and SCREENING 16.Landscaping and screening shall be provided in accordance with Section 405 (Landscaping, Screening and Fencing Requirements) of this Bylaw of this Bylaw. 707.10 PARKING and LOADING 17.Off-Street Parking and Off-Street Loading shall be provided in accordance with Maple Ridge Off-Street Parking and Loading Bylaw No. 4350-1990. 18.An Off-Street Parking Use shall be sited to the rear of a Building, concealed within a Building or located in an Underground Structure for parking. 707.11 OTHER REQUIREMENTS 19.A Residential Use shall: a.be the only Use in a Storey so Used; b.shall be limited exclusively to the Storeys above the First Storey, ------------- ----------------- ------------- c.provide a separate and independent access from the ground floor front elevation if located together in a Building or Structure with other Uses, except that on a corner Lot access may be from the ground floor exterior side elevation. d.be permitted only where all parking for such Use is Concealed Parking; e.provide Common Open Area(s) on the Lot for Apartment Residential Use at a minimum of 5.0% of the Lot Area and which may be provided as balconies, terraces, patios, Rear Yards, courtyards or roof decks; f.provide Indoor Amenity Area(s) based on the following ratio: (i)1.0 square metres per apartment Dwelling Unit; and g.provide Private Outdoor Area(s) for each Dwelling Unit at a minimum of 5.0% of the Dwelling Unit area or 4.6 square metres, whichever is greater. 20.An Off-Street Parking Structure occupying the rear 6.0 metres of the Lot shall be entirely covered by a Landscaped recreation or amenity deck. 21.Every Use, except Outdoor Display or sales area and Commercial Off-Street Parking and Off-Street Loading Uses shall be located and undertaken wholly within an enclosed Building. 4. Maple Ridge Zoning Bylaw No. 7600-2019 as amended is hereby amended accordingly. READ a first time the 30th day of March, 2021. READ a second time the day of , 20 READ a third time the day of , 20 ADOPTED, the day of , 20 PRESIDING MEMBER CORPORATE OFFICER