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ADP 2022-04-13 agenda.pdf
City of Maple Ridge Advisory Design Panel AGENDA – REGULAR MEETING Wednesday, April 13, 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/86088767152?pwd=K203UGR4WjVZaDlqVzl5VXYyTVNrUT09 Or join the meeting using your phone Dial: 1-778-907-2071 Meeting ID: 860 8876 7152 Password: 009379 1. CALL TO ORDER 2. APPROVAL OF THE AGENDA 3. ADOPTION OF MINUTES – March 23, 2022 4. QUESTION PERIOD 5. NEW AND UNFINISHED BUSINESS 6. PROJECTS 6.1 Development Permit No: 2021-281-RZ 4:15 PM Applicant: Kerkhoff, Bruno Jury Project Architect Formosis Architecture (Scott Proudfoot, Tom Bunting) Project Landscape Architect: Greenway Landscape Architecture, Paul Whitehead Proposal: Apartment building, 178 units Location: 22936 – 22974 Dewdney Trunk Road File Manager: Therese Melser 6.2 Development Permit No: 2020-177-DP 5:00 PM Applicant: Flat Architecture Inc. (Jaswinder Gabri) Project Architect Flat Architecture Inc. (Jaswinder Gabri) Project Landscape Architect: C. Kavolinas & Associates Inc. (Clark Kavolinas) Proposal: 3 storey mixed-use building, commercial at grade with 14 residential units above Location: 12834 232 Street File Manager: Michelle Baski 6.3 Development Permit No: 2019-366-RZ 6:00 PM Applicant: E. Roth Project Architect R. Salcido, Vivid Green Architecture Inc. Project Landscape Architect: Rory Dafoe Proposal: RT-2 Triplex Location: 11960 221 Street File Manager: Michelle Baski Advisory Design Panel Agenda April 13, 2022 Regular Meeting Page 2 of 2 6.4 Development Permit No: 2021-104-RZ/DP 6:45 PM Applicant: Colin Lacey, Focus West Project Architect Emily Kearns, AAAI Project Landscape Architect: Andrew Danielson, VDZ Proposal: Rezoning and DP to permit a 5 storey, 20-unit residential apartment with covered surface and underground parking Location: 22337 St Anne Avenue File Manager: Wendy Cooper 7. CORRESPONDENCE 8. ADJOURNMENT Next Meeting: May 18, 2022 Agenda Items Submission Deadline: May 4, 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 March 23, 2022 Regular Meeting The Minutes of the Regular Meeting of the Maple Ridge Advisory Design Panel (ADP) held via Zoom teleconference on Wednesday, March 23, 2022 at 4:00 pm. PANEL MEMBERS PRESENT Meredith Mitchell, Chair Landscape Architect BCSLA Andrea Scott, Vice Chair Architect AIBC Jaswinder Gabri Architect AIBC Jose Gonzalez Landscape Architect BCSLA Sang Kim Architect AIBC STAFF MEMBERS PRESENT Wendy Cooper Staff Liaison, Planner Mike McLean Committee Clerk PANEL MEMBERS ABSENT 1. CALL TO ORDER – 4:09 p.m. 2. APPROVAL OF AGENDA R/2022-022 It was moved and seconded That the agenda for the March 23, 2022 Advisory Design Panel Regular Meeting be approved as circulated. CARRIED UNANIMOUSLY 3. ADOPTION OF MINUTES R/2022-023 It was moved and seconded That the minutes for the February 16, 2022 Advisory Design Panel Regular Meeting be adopted. CARRIED UNANIMOUSLY Note: Sang Kim joined the meeting at 4:10 p.m. 4. QUESTION PERIOD 5. NEW AND UNFINISHED BUSINESS 6. PROJECTS Note: Jaswinder Gabri joined the meeting at 4:16 p.m. Note: the Project Landscape Architect for 2021-280-DP is Meredith Mitchell, not Tony Doan. Note: Meredith Mitchell recused herself from agenda item 6.1 as she is the Project Landscape Architect. Advisory Design Panel Minutes March 23, 2022 Regular Meeting Page 2 of 4 Doc#2977804 6.1 Development Permit No: 2021-280-DP / 22306 122 Avenue The Chair welcomed the project team to the meeting and the Staff Liaison provided a brief overview of the 2-storey fourplex with unenclosed parking. The project team presented the development plans and answered questions from the Panel. R/2021-024 It was moved and seconded The following concerns be addressed and digital versions of revised drawings & memo be submitted to Planning staff; and further that Planning staff forward this on to the Advisory Design Panel for information. Architectural Comments: • Consider the addition of a ramp and dedicated sidewalk to ensure accessibility to unit 1. • Consider extending colour palette to all sides of the building. • Ensure accessibility clearances are met at washroom. • Considering shortening unit 1 to provide an additional window to unit 3 on the east side. • Consider removing white ribbon element at front entrance. Landscape Comments: • Consider increasing soil volumes for planting on southeast corner. • Consider improving access from unit 2 to parking area. • Investigate improvements to parking stalls for ease of car maneuvering. CARRIED UNANIMOUSLY MEREDITH MITCHELL DID NOT VOTE 6.2 Development Permit No: 2019-091-DP / 21585 River Road The Chair welcomed the project team to the meeting and the Staff Liaison provided a brief overview of a 5-unit courtyard development under the RT-2 Zone. The project team presented the development plans and answered questions from the Panel. R/2021-025 It was moved and seconded The proposal be re-submitted and presented at a future Advisory Design Panel meeting with the following concerns addressed: Architectural Comments: • The current site layout does not meet courtyard typology as defined in bylaw, incorporate and arrange the residential units around a shared open space. • Consider the incorporation of the following design and architectural features when achieving a courtyard configuration, these include: o Elevations and designs that speak to existing neighbourhood context o Design should not feel like a townhouse development o Consider revising elevation on River Road o Consider reducing the prominence of flat roof to match the scale of surrounding buildings o Consider introducing additional colours to accentuate architectural features Landscape Comments: • Consider separation of units by adding plantings between driveway entries. Advisory Design Panel Minutes March 23, 2022 Regular Meeting Page 3 of 4 Doc#2977804 • Arborist presence is required for work within tree protection area. • Consider addition of trees and screen planting between garage units and parking stalls and on internal roads and next to table and chairs. • Provide additional opportunities for rain water infiltration CARRIED UNANIMOUSLY 6.3 Development Permit No: 2021-061-DP/ 21783 Lougheed Highway The Chair welcomed the project team to the meeting and the Staff Liaison provided a brief overview of a 6-storey 121-unit apartment building with some ground floor commercial in the C-7 Zone. The project team presented the development plans and answered questions from the Panel. Note: the Project Landscape Architect for 2021-061-DP is Lazzarin Svisdahl Landscape Architects (Laurelin Svisdahl), not Rosanna Higgs. R/2021-026 It was moved and seconded The proposal be re-submitted and presented at a future Advisory Design Panel meeting with the following concerns addressed: Architectural Comments: • Ensure that bicycle parking bylaw requirements are met. • Ensure that commercial and residential space requirements, separation of and access to garbage refuse are met. • Ensure outdoor amenity bylaws are met in terms of size and function. • Ensure access to commercial and entrance lobby is addressed to ensure that it is barrier- free and visible to the public from the streetscape. • Consider additional architectural response to break up massing. • Consider adding architectural features to blank wall on north end and façade on west end. • Consider addition of loading stall for commercial area. • Provide loading bay for commercial area according to municipal bylaws. • Review requirements for number of elevators and ensure number of elevators are adequate for number of units, recommend second elevator to be provided. • Consider reconfiguring amenity room on second floor to add more natural light. • Address proximity of refuse to patio space and consider enclosed structure. • The building should address the relationship of the facade to the SRW with both daylighting and pedestrian scale, recommend stepping back 5th and 6th floors on SRW side to improve this relationship. • Ensure commercial street frontage is differentiated from residential street through uses of storefront glazing, canopies, signage. • Residential lobby should be differentiated from building massing to improve visibility of front doors. Landscape Comments: • Ensure tree protection fencing is shown on landscape plans for retained trees. • Provide vegetative screening on north property line. • Consider bioswale on north property line at grade planting area. • Consider vegetative buffer between driveway and west property line. Advisory Design Panel Minutes March 23, 2022 Regular Meeting Page 4 of 4 Doc#2977804 • Recommend providing amenity area for residents on roof. • Provide screening for residential patios to ground floor amenity at grade. • Recommend reconfiguring amenity area on ground floor for residential to provide separation between tenant amenity room and exterior associated space. • Provide separation of public and private amenity space on ground floor. • Provide ground floor yard space in relationship to pathway at SRW for residential units on ground floor. • Provide separation of public and private space between lobby entry on Lougheed Highway and first residential unit to east. • Do not support the use of stacked wood planters on slab, recommend using raised precast planters, not wood. • Recommend changing decorative washed rock with 4x4 wood edgers and providing yard space for ground floor residential units. • Ensure barrier-free entry to lobby doors for residential and commercial. • Ensure privacy and noise separation of units facing Lougheed Highway through architectural screening. • Recommend separating bike parking between commercial and residential. • Recommend installation of pathway within SRW to provide access to individual yard spaces and small amenity area in northeast corner of site. CARRIED UNANIMOUSLY Note: Meredith Mitchell left the meeting at 8:40 p.m. 7. CORRESPONDENCE - NIL 8. ADJOURNMENT There being no further business, the meeting adjourned at 8:55 p.m. The next regular meeting of the Advisory Design Panel will be held on Wednesday, April 13, 2022. Meredith Mitchell, Chair /mm 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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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. 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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.) 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 ADP COVERING LETTER Partners: Jordan Kutev | Architect AIBC 180 ‐ 2250 Boundary Road | Burnaby | BC | V5M 3Z3 | T 604 299 3222 Formosis Architecture Inc. Tom Bunting | Architect AIBC 200 ‐ 211 Columbia Street | Vancouver | BC | V6A 2R5 | T 604 688 7582 formosis.ca Page 1 of 4 March 23, 2022 Therese Melser | Planner Land, Planning and Development City of Maple Ridge ADP Covering letter RE: 22936 Dewdney Trunk Road, Maple Ridge [2021‐281‐ RZ] Site The intent of this proposal is to rezone 22936 to 22974 Dewdney Trunk Road from RS‐1 Single Family Residential to RM‐2. Located just to the east of Maple Ridge Town Centre, this development is an assembly of five single detached lots along Dewdney Trunk Road. The site is 91.25m (299’‐4”) by 50.47m (165’‐7”) after dedication, for a site area of 4,604.5m2 (49,563 ft2). Across the road, retail and restaurant buildings are an extension of central commercial land uses out of the Town Centre. To the south, the site is bordered by single detached residential homes. The site edge against these homes has a partial‐width city lane allowance, which this site proposes to complete with a 4.45m dedication and construction of lane. The sites directly to the west are the subject of a current rezoning application for six storey residential use. Architectural and Landscape Design Rationale Detailed design rationale with supporting images is available in the architectural drawings A004 and A005. The following is an abridged version of that rationale. Architecture Design Rationale Fundamentally the building is apartments massed around a courtyard, with six storeys facing Dewdney Trunk Road, stepping down to 4 stories along the dedicated lane to the south, facing the RS‐1 single family zone adjacent. The courtyard at the centre features a quiet and safe communal area for residents to gather and for children to play. The building is designed for families, with almost three quarters of the 178 units being two or more bedrooms. Along the south lane, these apartments are organized into narrow vertical forms mimicking townhomes, to better meet the smaller scale of detached homes to the south. Ground floor apartments on the east, west, and south also bring natural supervision and a sense of ownership to the lane on those sides of the building. The four storey south‐facing massing includes a rooftop amenity deck with multiple outdoor programming components with optimal orientation as it provides views to the south and sunlight to all the residents. The large building is dissembled into medium scale massing elements by white frames that vary in scale from large at the entry, wrapping around the corner to medium scale along Dewdney and side, to smaller townhouse architecture ADP COVERING LETTER Partners: Jordan Kutev | Architect AIBC 180 ‐ 2250 Boundary Road | Burnaby | BC | V5M 3Z3 | T 604 299 3222 Formosis Architecture Inc. Tom Bunting | Architect AIBC 200 ‐ 211 Columbia Street | Vancouver | BC | V6A 2R5 | T 604 688 7582 formosis.ca Page 2 of 4 scale at the lane. Unit identity is provided by a larger scale pattern to orient the viewer, then smaller windows and a large balcony tied to every unit. Symmetry at the windows and doors scale is balanced by large asymmetrical white frames at the corners, building entry, and varying frame heights. The undersides of balconies and roof overhangs are clad with wood texture cladding which adds warmth and contrast to the project. Ground floor units have larger patios including landscaped surrounds. The planter retaining wall around the perimeter of the building includes shrubs, bushes, and trees, which soften the building edge, create privacy for ground floor units, and clearly identifies where public and private space meet. Regarding accessible design, the ground floor grade of the building is set so there is a gentle slope up from the sidewalk to building entry. The side entrance at garbage room is also level with the surrounding grade so there are multiple accessible entrances choices. Outdoor amenity areas at ground floor courtyard and rooftop deck will have level accessible thresholds. Along with the proposed rear city lane dedication and construction, the development proposes a temporary lane along the west side of the project. This lane out to Dewdney Trunk Road gives access to the rear of the building in the event the neighbouring lane west to Burnett Street is not complete when the building is constructed. It is foreseen that the temporary lane will remain in use for practical purposes of avoiding a dead‐end lane from Burnett St. until the city lane is eventually completed east to 230st. When the temporary lane is no longer needed, it could be repurposed as an amenity (ball hockey court…) or planted as extended landscape area. Landscape Design Rationale The main building entry will be highlighted with coloured unit paving, to improve presence and awareness. Sidewalks and entry to the building will be accessible. Outdoor spaces will be defined and separated, with resident patios separated from the public and common spaces with planters, the perimeter planting separating the project from the public spaces. Podium will be level or up to 4.50’ above street level, with complete and continuous landscaping including trees and shrubs. The wall will have an architectural quality finish. Columnar trees and evergreen hedges will provide shading of ground level windows and patios, but limited space precludes the use of broader shade trees. Resilient and drought resistant plants utilized in the sunny portions of the site, where irrigation demand would be greatest Planters on the structure preclude infiltration and drainage to vegetated areas. For privacy, the site will have lanes to the west and south side, which provides a physical separation. Fencing will be installed along the west and south edges as a physical and visual barrier. Planting beds with trees and hedge on the west side will provide physical separation and screening to the apartment development to the west. The entire site footprint is fully utilized for the parkade structure, limiting opportunities for rainwater infiltration. Planting beds on site will be minimum 450 deep, with absorptive soils, to provide rainwater absorption and delay discharge. Off site trees to the south of the project site will be protected as noted in the arborist report. architecture ADP COVERING LETTER Partners: Jordan Kutev | Architect AIBC 180 ‐ 2250 Boundary Road | Burnaby | BC | V5M 3Z3 | T 604 299 3222 Formosis Architecture Inc. Tom Bunting | Architect AIBC 200 ‐ 211 Columbia Street | Vancouver | BC | V6A 2R5 | T 604 688 7582 formosis.ca Page 3 of 4 DP Guidelines and Key Concepts Compliance Detailed responses to the Multifamily DP concepts can be found in the included checklist. In brief the proposed building works to fit into the neighbourhood context of taller commercial and mixed use on Dewdney Trunk Road bridging down to single family houses at the south. The façade design breaks the large mass of the building into smaller, more relatable elements which highlight balconies and unique moments around the building. Vehicle parking is underground, garbage is stored indoors, and the building is designed with CPTED practices such as defensible ground floor patios and locked stairs from parking into the building. Landscape design works to screen the base of the building, and give varied outdoor amenity space on the roof and central courtyard. Stormwater Management Strategy Stormwater will be managed on site or released slowly into Maple Ridge storm sewers. The lot‐line to lot‐line parking garage that supports this higher density building does not leave any room for other passive rainwater features like infiltration or swales. The building is not designed to retain water on the roof due to the cost of holding wet soil on the roof, with attendant increased structure, roofing, and unsuitability of the light wood frame structure to resisting seismic forces with a shallow pool of water on the roof. For stormwater management Tier A, the development uses landscape planters on the ground level and occupied level 5 roof deck to retain rainwater in absorbent soils. At the ground level, paved areas will drain into deep planters where possible. Where rainwater cannot be retained, it will be slowly released through a rate control device. For Stormwater management Tiers B and C, the development proposes to detain rainwater in a tank below grade and release it slowly into storm sewer. The applicant proposes to build a sewer line to Burnett Street on the future city lane ROW, sending stormwater to a downstream creek in a system with excess capacity instead of the overloaded Morse creek drainage. Amenities The development provides various indoor and outdoor amenities. A gym is conveniently located directly adjacent the entry lobby with views to Dewdney Trunk as well as adjacent outdoor space. Walking straight in the building front doors there is a wide path through to outdoor common courtyard. The courtyard is envisioned as a family oriented, safe, multipurpose play space with landscape screening to adjacent apartments. Facing the courtyard is a multipurpose amenity room for birthday parties, get togethers, with accessible washroom right beside. On the roof at level 5 there is a shared outdoor roof deck with views south and lots of sun. This is designed for adults and family gathering activities, barbecue, lounge, and garden plots while being flexible for child play. The roof deck is supported by an adjacent amenity room with a large kitchen and function rooms. Green Building Techniques and Sustainability Practices The proposal is for a dense residential building near Maple Ridge downtown along a transit line, reducing travel emissions and greenfield land use. The light wood frame structure is at the upper bound for building size in that architecture ADP COVERING LETTER Partners: Jordan Kutev | Architect AIBC 180 ‐ 2250 Boundary Road | Burnaby | BC | V5M 3Z3 | T 604 299 3222 Formosis Architecture Inc. Tom Bunting | Architect AIBC 200 ‐ 211 Columbia Street | Vancouver | BC | V6A 2R5 | T 604 688 7582 formosis.ca Page 4 of 4 structural material with low embodied carbon. Integrated rainwater management strategies are being used to reduce runoff and control runoff for large storms. Please contact myself or Scott Proudfoot (sproudfoot@formosis.ca) with any questions or clarifications to this application. Regards, Tom Bunting Architect AIBC, FRAIC LEED AP Principal | Formosis Architecture Inc. 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. For 22936 to 22974 Dewdney Trunk Road Rezoning and Development Permit Submission The proposed development is located in a single family neighbourhood on the edge of an arterial road. At the west side and rear it is separated from existing houses by proposed lanes, and large trees on the neighbours lots. At the south, the building is lowered to four storeys and finished like townhomes to better fit into the residential neighbourhood. The development will meet Dewdney Trunk Road with a strong six storey street face and main entry. This development mediates the taller and more commercial scale of downtown and Dewdney Trunk Road, with the single family residential to the south. Six storeys on Dewdney Trunk is consistent with downtown developments to the west and as recommended by council for the western neighbouring development. This proposal steps to four storeys at the south along a proposed lane, to soften and better meet the residential scale of houses with a townhome-scale massing. Shading from the proposed development only minimally effects the single family houses directly to the east and west for brief periods of the morning and evening. 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. This development is neighbours with a proposed six storey development to the west of a similar scale. It will fit into the existing taller commercial across Dewdney Trunk and coming four to six storey arterial residential developments. The development aims to improve the Dewdney Trunk streetscape with decorative landscaping along the front, a clear main entry, and underground parking accessed from the rear. The building is a closed courtyard typology which steps down to four storeys along the south to optimize solar access into the common courtyard as well as interior facing units. The four storey south-facing massing includes an amenity deck with multiple outdoor programming components wit optimal orientation as it provides views to the south and sunlight to all the residents. The front of the project faces Dewdney Trunk Road, with a clear entry and lobby location indicated by building massing, landscaping and number signage. Residences face out on all four sides of the building, there is no dirty 'back' of the building to conceal. The building's sides and rear break down the massing scale for a smaller grained feel better suited to the residential neighbours. Parking and bicycle storage occurs undergound, and garbage room is concealed in the building at the south-west corner. 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. Locating six storeys of these dwellings along Dewdney Trunk Road is an appropriate use of the land, isolating single family residential to the south from the traffic on that arterial road. The proposal: a) Matches height and massing of proposed western neighbouring development at 6 storeys. b) Is sited on Dewdney Trunk Road, a very busy street for a transition to residential behind, and to carry the development's traffic flow. c) Higher (6 storey) portions of the development face north to Dewdney, while the build steps down south to existing single family residential. d) In addition to stepping, proposed lanes at the west and south of the site separate the building from existing single family residential. e) Pedestrian and vehicle access from Dewdney Trunk road does not affect the surrounding small streets. f) Privacy is achieved by setbacks and screening between decks for side views. Tall trees on neighbouring lots will stop many overlook views entirely. The development: a) Varies the length of the facade through a repeating in-and-out pattern accentuated by balconies and white frames, and then the pattern is modulated at the entry and corners. b) Is broken into large blocks by mass and colour on the north face to Dewdney Trunk Road, and smaller blocks on the south face to smaller residential neighbourhood. c) Provides unit identity with a larger scale pattern to orient the viewer, then smaller windows and a large balcony tied to every unit. Ground floor units have larger patios and landscape surrounds. 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. The development's form is articulated with crisp white frames that set up a medium scale pattern within the larger building form. These frames shift between floors to break up the regular smaller pattern of residential windows into a larger play of light and dark elements. Balconies identify each unit and bring a splash of wood colour from their soffits. Roof forms are flat as befits a taller building, and are lifted the corners and entry for emphasis. Hard landscaping of a planter retaining wall around the perimeter of the building clearly identifies where public and private space meet. Ground floor units have larger patios including landscaped surrounds. The planter retaining wall around the perimeter of the building includes shrubs, bushes, and trees, which soften the building edge, create privacy for ground floor units, and clearly identifies where public and private space meet. The exposed undersides of balconies and roof overhangs are treated as a feature in this project, with wood colours. Paired with a few coloured vertical fins, these subtle accents appear only on oblique or low views of the building, and disappear when viewed head-on. The project utilises planting for infiltration where possible, and detains stormwater in a tank for Tiers B and C of Maple Ridge's stormwater design standards. The lot-line to lot-line parking garage that supports this higher density building does not leave any room for other passive rainwater features like infiltration or swales. The white frames that set the intermediate scale in the project work to assemble repetitive unit types into compositions of units that are self-similar, but vary in proportion and height around the building. Symmetry at the windows and doors scale is balanced by large asymmetrical white frames at the corners, building entry, and varying frame heights. 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. Parking is located underground and accessed via the lane. the only vehicle door will be recessed down the ramp. There is one overhead door at the rear of the building for garbage bin access to the garbage room. An overhead door on the garbage room prevents the dents and scrapes from moving bins that deface swing doors. The level 5 rooftop is intensively landscaped for superb outdoor amenity space with level, accessible doors to corridors and adjacent indoor amenity room. 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. Parking is underground, accessed from the rear lane to the south. A temporary side lane along the west property line is proposed for access to the rear lane, to let the project operate independently from a future permanent lane west to Burnett Street. Parking is located underground and the edge of that parking at grade is concealed in planter walls. The central elevator visible upon entering the parking garage aids with wayfinding and reduces walking distances through the parking garage. In a residential building with assigned parking spaces, residents become very familiar with their route to parking space. One dedicated parking entry is suitable for the large amount of parking on the site. The temporary lane turning off Dewdney Trunk Road eliminates four of the five existing curb cut driveways, and will eventually be removed for an uninterrupted sidewalk. 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. Parking spaces for persons with disabilities are located directly adjacent the elevators. Parking CPTED is improved through flat floors and consistent lighting below grade, few demising walls, glazing on the elevator lobby, and access controls on the automatic garage door. The parking egress staircases are located within the building envelope at grade which eliminates recessed stair nooks in the landscape, and encourages more frequent occupant use Access control systems and cameras will supplement natural surveillance of the parking. Parking is below grade and will be concrete or traffic coating. The site is nearly flat and regrading is not planned. 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. a) Pedestrian corridors will be shown, for main entry and secondary exiting. b) Spaces will be defined and separated, with resident patios separated from the public and common spaces with planters, the perimeter planting separating the project from the public spaces. c) Private out door spaces will be separated with screens between adjacent patios, and public/common spaces with planting beds and hedges. d) Podium will be at or up to 4.50' above street level, with complete and continuous landscaping including trees and shrubs. The wall will have an architectural quality finish. e) Raised podium and planting will provide buffering to street. f) Property to west to have similar apartment building development, temporary lane to west will be landscaped when removed, providing a buffer to the west. g) not applicable. h) not applicable. i) Property to west to have similar apartment building development, with similar landscape and streetscape improvements. Residential properties to east may be redeveloped, at which time the streetscape improvements could be continued. a) Location of trees to be removed will be shown on the landscape plan. b) protective fencing will be for off site trees south of the project, with no on site trees to be retained. c) typical sections will be provided, with the parkade at or above existing grade. d) drainage plan will be prepared during detail design as the landscape is fully on the parkade structure, so grades will be relative to the height of the parkade and all rainwater will drain to the mechanical system or detention tank. Street trees will be shown for DP, and subject to the off site submission to engineering. 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. a) resilient and drought resistant plants utilized in the sunny portions of the site, where irrigation demand would be greatest. b) Wind effect would be greatest in the sunny south side and roofdeck, with heat and wind tolerant species specified. Resilient evergreen hedging will reduce wind for the south facing patios. c) Columnar trees and evergreen hedges will provide shading of ground level windows and patios, but limited space precludes the use of broader shade trees. d) due to the extent of the parkade structure, natural drainage is not feasible, but deep absorbent soils will mitigate site runoff. e) Varying planting with hedges and tall/short shrubs will allow day light and partial view/screening to windows. f) Planters on the structure preclude infiltration and drainage to vegetated areas. Landscape on the parkade structure will be continuous along the street frontage, with interruptions limited to the main building entry and access lane. Main building entry will be highlighted with coloured unit paving, to improve presence and awareness. No part of the site will be left vacant. 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. Existing on site tree retention is not applicable due to extent of parkade. Off site trees to the south of the project site will be protected as noted in the arborist report. Opportunity for vegetation enhancement is not applicable on this site. The parking garage extends from lot line to lot line leaving no space for infiltration. Site will have lanes to the west and south side, which provides a physical separation. Fencing will be installed along the west and south edges as a physical and visual barrier. Planting beds with trees and hedge on the west side will provide physical separation and screening to the apartment development to the west. Site is fully utilized for the parkade structure, limiting opportunities for rainwater infiltration. Planting beds on site will be minimum 450 deep, with absorptive soils, to provide rainwater absorption and delay discharge. 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. Sidewalks and entry to the building will be accessible. Outdoor amenity areas at ground floor courtyard and rooftop deck will have level accessible thresholds. The building entry is recognisable by massing on the face of the building, and will be accented by name and street number. The path to entry from sidewalk to front doors will be near-level and an entry canopy covers the front doors and waiting area. Rooftop structures will be designed in a considered manner and finished in the same way as lower building elements. Rooftop mechanical equipment is located at roof level, set back from the building edge and out of view from adjacent neighbouring two-storey buildings. The height of the building conceals rooftop mechanical equipment which is set back from the edge from adjacent view of neighbouring two-storey 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. The garbage room is interior at the south-west corner of the building. Garbage room is located interior on the lane for easy access to bin collection trucks, and storage areas are located below grade. Rooftop mechanical equipment will be grouped together and screened. Building ventilation systems will be located on the roof, away from residential windows and above other buildings in the neighbourhood. Sound attenuation between units will be designed to exceed the BCBC STC 50 separation. Road noise from Dewdney Trunk Road will be considered in the design of windows and walls on the north building face. 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. Signage will comply. Residential address and building name signage will be integrated in the building design. Pedestrian lighting for safety will be provided. Lighting will comply. Short-term bicycle parking racks will be provided at the main building entrance. Long term bicycle parking is located centrally in a secured room in the underground parking garage. 14 Project Information To be completed by the Architect on record for this project: File Number ________________________ Date prepared: _______________________ Architect ________________________ ___________________________ Print Name Signature McElhanney 100 – 8837 201 Street, Langley BC Canada V2Y 0C8 Tel. 604-596-0391 | Fax. 1-855-407-3895 | www.mcelhanney.com Page 1 Our File: 2110-00089-00 TECHNICAL MEMO To Riley Philips Development Coordinator From Mike Canning, P.Eng. Project Manager Re 22936 – 22974 Dewdney Trunk Road Redevelopment Stormwater Management Plan Rev. 3 Date May 3, 2022 1. Introduction McElhanney Ltd. (McElhanney) was retained by the KC (MR Dewdney) Limited Partnership to provide a civil design for the proposed redevelopment of five (5) single family properties in Maple Ridge, BC. The proposed redevelopment will include a 6-storey, 178-unit rental building fronted by Dewdney Trunk Road. As part of the civil design, McElhanney has prepared the following stormwater management plan in support of the proposed redevelopment. The technical memorandum summarises existing conditions, design criteria, methodology, and the proposed design. The proposed design includes storm servicing that utilizes the storm sewer along Burnett Street. A downstream capacity analysis was completed for Burnett Street and is summarised in this technical memorandum. 2. Background 2.1. EXISTING CONDITIONS The proposed redevelopment is located at 22936 – 22974 Dewdney Trunk Road (subject property) in the City of Maple Ridge (the City) and is fronted by Dewdney Trunk Road to the north and single-family housing to the west, east, and south. The subject property encompasses five (5) legal properties in the City and is approximately 0.5 ha in size. In general, the subject property drains from southeast to northwest at 1.4% slope and is currently serviced by the City’s storm sewer on Dewdney Trunk Road. Flows that enter the storm sewer are conveyed west along Dewdney Trunk Road to 227th Street. Flows are then directed north Our File: 2111-05754-00 | May 3, 2022 Technical Memo | Prepared for KC (MR Dewdney) Limited Partnership 22936 – 22974 Dewdney Trunk Road Redevelopment Stormwater Management Plan Page 2 along 227th Street, west along Brown Avenue, and then north adjacent to Garden Street to an outlet at Morse Creek. The subject property is illustrated in Figure 1. Figure 1: Subject Property 2.2. GEOTECHNICAL REPORT A geotechnical report was completed by GeoPacific Consulting Ltd (GeoPacific) titled Geotechnical Investigation Report – Maple Ridge PBR 22936, 22944, 22952, 22964, and 22974 Dewdney Trunk Road, Maple Ridge, BC, dated January 20, 2021. GeoPacific determined that underlying surficial geology for the subject property consists of silty clay soils with low permeability. Based on GeoPacific’s report, silty clay was assumed as the underlying subsurface soils for modelling infiltration. Modelling is discussed in Section 3.2 of the report. 3. Design Criteria and Methodology 3.1. DESIGN CRITERIA The City’s Design Criteria Manual (Manual), dated October 2015, was referenced for the purpose of this analysis. The Manual requires all drainage systems to incorporate three-tier and conveyance criterion. It should be noted that the City requires a modified rate control criterion for storm sewers that drain to Morse Creek. This is due to the sensitive nature of Morse Creek and downstream erosion concerns. Design criteria is summarized below: · Tier A: Retain 50% of the Mean Annual Rainfall event. · Tier B: Reduce the 2-year Post-development peak discharge rate to the 2-year Pre-development (forested condition) peak discharge rate. N Our File: 2111-05754-00 | May 3, 2022 Technical Memo | Prepared for KC (MR Dewdney) Limited Partnership 22936 – 22974 Dewdney Trunk Road Redevelopment Stormwater Management Plan Page 3 · Tier C: Reduce the 10-year Post-development peak discharge rate to the 2-year existing condition peak discharge rate. For storm sewers draining to Morse Creek, reduce the 100-year peak discharge rate to the 2-year existing discharge rate. · Detain and convey the 10-year event in minor systems. · Convey the 100-year event in major systems. 3.2. DESIGN MODEL Single Event computational modelling was undertaken to evaluate the pre-development, existing, and proposed drainage conditions. The hydrologic / hydraulic model was developed in PCSWMM 7.2, an adaptation and enhancement of the well-known and widely used United States Environmental Protection Agency’s (EPA) Stormwater Management Model (SWMM) version 5.1 developed by Computational Hydraulics International (CHI). PCSWMM requires input parameters to simulate the rainfall-to-runoff and routing processes. Key global catchment parameters used are presented in Table 1. A full breakdown of the catchment parameters is shown in Appendix B. Table 1: Key Catchment Parameters Parameters Value Development Condition Pre-Development (forested condition) Existing Development Post-Development Slope (%) 1.4 1.4 1 Percent Impervious (%) 5 49 79 Manning’s n Impervious 0.05 0.013 0.013 Manning’s n Pervious 0.8 0.15 0.15 Depression Storage Impervious (mm) 5 1.6 1.6 Depression Storage Pervious (mm) 7.6 3.8 3.8 Saturated Hydraulic Conductivity* (mm/hr) 1 Suction Head* (mm) 292.2 Initial Moisture Deficit* 0.092 *Green-ampt infiltration parameters for Silty Clay As discussed in Section 2.2, subsurface soils are assumed to be silty clay, thus green-ampt parameters for silty clay have been selected to represent infiltration. 3.3. DESIGN STORM Single event design storms were created with the City’s Golden Ears Elementary School Design Storm Hyetographs as per Section 6.2 of the Manual. The 2-, 10-, and 100-year return period hyetographs for various durations storms (1-, 2-, 6-, 12-, and 24-hours) were input in PCSWMM and used to determine pre- Our File: 2111-05754-00 | May 3, 2022 Technical Memo | Prepared for KC (MR Dewdney) Limited Partnership 22936 – 22974 Dewdney Trunk Road Redevelopment Stormwater Management Plan Page 4 development and existing development target peak discharge rates for the Tier B and C criterion. Design storms were then used to assess the proposed design in the post-development condition. 3.4. MODEL VERIFICATION Modelling verification was completed using a sensitivity analysis to confirm computed peak discharge rates fall within typical ranges calculated with the rational method. Rational method parameters were taken from the City’s Manual to calculate unit discharge rates (L/s/ha) from different land uses. Rational method unit discharge rates were compared with unit discharge rates from the modelled catchment. The verification confirmed the peak discharge rates from the modelled catchment were reasonable and aligned with typical values for this area using the rational method. The discharge rates determined from the modelled catchment and from the rational method are shown in Appendix C. 4. Pre- and Existing Development Model Results Computational modelling was completed to determine the pre-development and existing development 2- year peak flow rates for the 0.5 ha site. The peak flow rates were set as the target flow rates for the proposed design. Pre-development and existing development peak flow rates for various durations are presented in Table 2. Table 2: Pre-Development and Existing Development Peak Discharge Rates Development Condition 2-year Peak Flow Rate (L/s) 1-hour 2-hour 6-hour 12-hour 24-hour Pre-Development 1.5 1.1 2.6 3.0 2.8 Existing Development 15.5 13.1 8.1 7.3 20.5 5. Proposed Design 5.1. PROPOSED SITE CONDITIONS The proposed redevelopment will consist of a 6-storey, 178-unit rental building that will encompass five (5) legal properties within the City of Maple Ridge. Approximately 0.04 ha of the site will be rededicated to the City for a proposed lane along the south perimeter of the site. Therefore, the proposed redevelopment subject property will have an approximate area of 0.46 ha. Underground parking will be located underneath the majority of the subject property with access via the proposed City-owned lane along the south perimeter of the subject property. A temporary lane will be constructed along the western perimeter of the subject property to provide access to the south lane until the future connection of the proposed lane with Burnett Street to the west. Landscaping will be incorporated around the perimeter of the building, center amenity courtyard, amenity deck, and will replace the temporary lane following its decommissioning. Our File: 2111-05754-00 | May 3, 2022 Technical Memo | Prepared for KC (MR Dewdney) Limited Partnership 22936 – 22974 Dewdney Trunk Road Redevelopment Stormwater Management Plan Page 5 5.1.1. Storm Servicing The storm service for both the subject property and the proposed lane will utilize a storm sewer to be constructed within the proposed lane. As discussed with the City, Morse Creek is inundated with storm flow and experiences erosion issues, thus utilizing the rear lane and Burnette Street catchment will relieve storm flows that would otherwise be routed to Morse Creek. The subject property will have runoff directed to an underground detention tank which will outlet to the future storm sewer along the proposed lane. The proposed lane storm sewer will then connect to the Burnett Street storm sewer. Proposed catchment areas and outlet locations for the site are presented in Table 3. Table 3: Catchment Distribution Outlet Location Catchment Designation Catchment Area Future Lane / Burnett Street Proposed Lane (City Property) 0.07* ha Subject Property 0.46 ha *0.04 ha of the redevelopment site will be added to 0.03 ha of existing City property along the south perimeter of the site for the proposed City lane A downstream analysis was completed to determine the capacity of the existing Burnett Street storm sewer under design flows. A summary of this analysis is provided in Section 6. 5.2. TIER A DESIGN Tier A requirements were determined for the subject property and are based on retaining 50% of the Mean Annual Rainfall (MAR), which is equivalent to 50% of the 2-year 24-hour rainfall depth. The 2-year 24-hour rainfall depth of 76.16mm was obtained from the Golden Ears Design Storm Hyetograph and used to calculate the required volume of rainfall to retain onsite. The Tier A requirement will be achieved using absorbent landscaping. The requirements for the subject property are summarized in Table 4. Appendix D shows a breakdown of the Tier A calculations. Table 4: Proposed Tier A Design Summary Catchment Designation Catchment Area (ha) Required Rainfall Depth to Retain (mm) Required Retention Volume (m3) Equivalent Absorbent Landscaping Topsoil Volume* (m3) Subject Property 0.46 38.08 175 700 *Assumed soil porosity of 0.25 With an absorbent landscaping volume of 678m3 incorporated into the design, approximately 97% of the Tier A requirements are achieved for the site. Our File: 2111-05754-00 | May 3, 2022 Technical Memo | Prepared for KC (MR Dewdney) Limited Partnership 22936 – 22974 Dewdney Trunk Road Redevelopment Stormwater Management Plan Page 6 5.3. TIER B AND C Tier B and C will be achieved utilizing an underground detention tank for the subject property. The detention tank will outlet to Burnett Street through a future storm sewer. Flows will be released at target flow rates using orifices, and an overflow weir will be provided for larger storm events. The target peak release rates from the site were limited to the pre-development and existing development peak flows. Since the size of the subject property is being reduced from 0.5 ha to 0.46 ha, all the target peak release rates were scaled down proportionally. The Tier C requirement of reducing the 10-year peak discharge rate to the 2-year existing discharge rate was applied to the detention tank. Target flow rates for the site are presented in Table 5. A breakdown of the target flow rate calculations is shown in Appendix E. Table 5: Target Flow Rates Tier Outlet Location Target Flow Rate (L/s) 1-hour 2-hour 6-hour 12-hour 24-hour Tier B Dewdney Trunk Road 1.4 1.0 2.3 2.7 2.6 Tier C Dewdney Trunk Road 14.2 12.1 7.5 6.7 18.8 Computational modelling was completed to determine detention size and proposed release rates to match the target release rates in Table 5. The results of this modelling are shown in Appendix F. The 2-year 2- hour and 10-year 12-hour design storms yielded the governing release rates to achieve Tier B and C. The 10-year 12-hour design storm produced the governing detention volume. The other duration storm events were also modelled and were reduced to or below the target release rates (see Appendix F). Proposed detention volume and release rates to meet Tier B and C are summarized in Table 6. Table 6: Proposed Detention Volume and Release Rates Detention Volume (m3) Outlet Location Proposed Governing Release Rates (L/s) 2-year 2-hour (Tier B) 10-year 12-hour (Tier C) 260 Future Lane / Burnett Street 1.0 6.7 Target Release Rate (L/s) 1.0 6.7 Our File: 2111-05754-00 | May 3, 2022 Technical Memo | Prepared for KC (MR Dewdney) Limited Partnership 22936 – 22974 Dewdney Trunk Road Redevelopment Stormwater Management Plan Page 7 6. Downstream Capacity Analysis A downstream capacity analysis was completed to compare the capacity of the existing Burnett Street storm sewer with proposed design flows. Storm flows along Burnett Street are collected and conveyed south by several parallel storm sewers which all combine at a trunk sewer just north of the intersection of Burnett Street and 117 Avenue. The trunk sewer continues south and crosses under the Lougheed Highway, discharging to an unnamed watercourse. The unnamed watercourse conveys flow southwest to another segment of City storm trunk sewer which continues to convey flows southwest to an outlet at the Fraser River. The future storm sewer under the proposed lane will connect with the eastern storm sewer along Burnett Street. Rational Method calculations, as per the City’s Manual, and as-builts of the Burnett Street storm sewers were used to determine the capacity of the eastern storm sewer. The calculations (Appendix G) indicate that the eastern storm sewer along Burnett Street will have capacity to convey the flows from the subject property during the 10-year storm event. It was assumed for this analysis that the trunk sewer that crosses under the Lougheed Highway will have sufficient capacity to convey the additional flows from the subject property. Our File: 2111-05754-00 | May 3, 2022 Technical Memo | Prepared for KC (MR Dewdney) Limited Partnership 22936 – 22974 Dewdney Trunk Road Redevelopment Stormwater Management Plan Page 8 7. Closing We trust the above meets the requirements of the project at this time. Please contact the undersigned should you have any questions or require any clarification. Sincerely, The McElhanney Team Prepared by: DRAFT Carter Stelter, EIT Project Engineer CStelter@mcelhanney.com Prepared by: DRAFT Robin Jory, EIT Design Engineer RLJory@mcelhanney.com Reviewed by: DRAFT Brandon N Walker, P.Eng. Senior Water Resources Engineer BNWalker@mcelhanney.com Reviewed by: DRAFT Mike Canning, P.Eng. Project Manager MCanning@mcelhanney.com Our File: 2111-05754-00 | May 3, 2022 Technical Memo | Prepared for KC (MR Dewdney) Limited Partnership 22936 – 22974 Dewdney Trunk Road Redevelopment Stormwater Management Plan Page 9 APPENDIX A Statement of Limitations Our File: 2111-05754-00 | May 3, 2022 Technical Memo | Prepared for KC (MR Dewdney) Limited Partnership 22936 – 22974 Dewdney Trunk Road Redevelopment Stormwater Management Plan Page 10 Statement of Limitations Use of this Report. This report was prepared by McElhanney Ltd. ("McElhanney") for the particular site, design objective, development and purpose (the “Project”) described in this report and for the exclusive use of the client identified in this report (the “Client”). The data, interpretations and recommendations pertain to the Project and are not applicable to any other project or site location and this report may not be reproduced, used or relied upon, in whole or in part, by a party other than the Client, without the prior written consent of McElhanney. The Client may provide copies of this report to its affiliates, contractors, subcontractors and regulatory authorities for use in relation to and in connection with the Project provided that any reliance, unauthorized use, and/or decisions made based on the information contained within this report are at the sole risk of such parties. McElhanney will not be responsible for the use of this report on projects other than the Project, where this report or the contents hereof have been modified without McElhanney’s consent, to the extent that the content is in the nature of an opinion, and if the report is preliminary or draft. This is a technical report and is not a legal representation or interpretation of laws, rules, regulations, or policies of governmental agencies. Standard of Care and Disclaimer of Warranties. This report was prepared with the degree of care, skill, and diligence as would reasonably be expected from a qualified member of the same profession, providing a similar report for similar projects, and under similar circumstances, and in accordance with generally accepted engineering and scientific judgments, principles and practices. McElhanney expressly disclaims any and all warranties in connection with this report. Information from Client and Third Parties. McElhanney has relied in good faith on information provided by the Client and third parties noted in this report and has assumed such information to be accurate, complete, reliable, non-fringing, and fit for the intended purpose without independent verification. McElhanney accepts no responsibility for any deficiency, misstatements or inaccuracy contained in this report as a result of omissions or errors in information provided by third parties or for omissions, misstatements or fraudulent acts of persons interviewed. Effect of Changes. All evaluations and conclusions stated in this report are based on facts, observations, site-specific details, legislation and regulations as they existed at the time of the report preparation. Some conditions are subject to change over time and the Client recognizes that the passage of time, natural occurrences, and direct or indirect human intervention at or near the site may substantially alter such evaluations and conclusions. Construction activities can significantly alter soil, rock and other geologic conditions on the site. McElhanney should be requested to re-evaluate the conclusions of this report and to provide amendments as required prior to any reliance upon the information presented herein upon any of the following events: a) any changes (or possible changes) as to the site, purpose, or development plans upon which this report was based, b) any changes to applicable laws subsequent to the issuance of the report, c) new information is discovered in the future during site excavations, construction, building demolition or other activities, or d) additional subsurface assessments or testing conducted by others. Our File: 2111-05754-00 | May 3, 2022 Technical Memo | Prepared for KC (MR Dewdney) Limited Partnership 22936 – 22974 Dewdney Trunk Road Redevelopment Stormwater Management Plan Page 11 Independent Judgments. McElhanney will not be responsible for the independent conclusions, interpretations, interpolations and/or decisions of the Client, or others, who may come into possession of this report, or any part thereof. This restriction of liability includes decisions made to purchase, finance or sell land or with respect to public offerings for the sale of securities. Our File: 2111-05754-00 | May 3, 2022 Technical Memo | Prepared for KC (MR Dewdney) Limited Partnership 22936 – 22974 Dewdney Trunk Road Redevelopment Stormwater Management Plan Page 12 APPENDIX B Catchment Parameters 2110-00089-00 Kerkhoff Development 5/2/2022 Prepared By:C.S. Name Area (m2) Area (ha) Flow Length (m)Width (m) Slope (%) Imperv. (%) N Imperv N Perv Dstore Imperv (mm) Dstore Perv (mm) Suction Head (mm) Conductiv ity (mm/hr) Initial Deficit (frac.) Subarea Routing S1 5011.2 0.50 106.5 47.1 1.4 5 0.05 0.8 5 7.6 292.2 1 0.092 Outlet (100%) Name Asphalt Surfaces (m2) Building Roof (m2) Greenspace (m2) Factored Asphalt Factored Building Roof Factored Greenspace S1 676.5 753.5 3581.3 609 753.5 1074.4 Name Area (m2) Area (ha) Flow Length (m)Width (m) Slope (%) Imperv. (%) N Imperv N Perv Dstore Imperv (mm) Dstore Perv (mm) Suction Head (mm) Conductiv ity (mm/hr) Initial Deficit (frac.) Subarea Routing S1 5011.2 0.50 67.0 74.8 1.4 49 0.013 0.15 1.6 3.8 292.2 1 0.092 Outlet (100%) Notes: Pre-Dev and Ex-Dev Catchment delineated based on OG surface and Topo survey Flow lengths based on average of longest flow paths (overland, roof leaders, perimeter drains) Pre-Dev and Existing-Dev Slopes based on OG surface Assuming silty clay based on subsurface soils highlighted in GeoPacific Geotech Report Imperv area runoff factors as follows: 0.9 (Asphalt), 1.0 (Building Roofs), 0.3 (Greenspace) Name Asphalt Surfaces (m2) Building Roof (m2) Greenspace (m2) Factored Asphalt Factored Building Roof Factored Greenspace S1 1232.9 2406.0 966.0 1110 2406.0 289.8 Name Area (m2) Area (ha) Flow Length (m)Width (m) Slope (%) Imperv. (%) N Imperv N Perv Dstore Imperv (mm) Dstore Perv (mm) Suction Head (mm) Conductiv ity (mm/hr) Initial Deficit (frac.) Subarea Routing S1 4604.9 0.46 82.7 55.7 1.0 83 0.013 0.15 1.6 3.8 292.2 1 0.092 Outlet (100%) Notes: Flow lengths based on average of longest flow paths (overland, roof leaders, perimeter drains) Post-Dev Slopes of 1% assumed average between roofs and landscaping Assuming silty clay based on subsurface soils highlighted in GeoPacific Geotech Report Imperv area runoff factors as follows: 0.9 (Asphalt), 1.0 (Building Roofs), 0.3 (Greenspace) Post-Dev 100-year Tank Model provides alternative tank volume for Tier C requirement for Morse Creek (100-year Post-Dev to 2-year Existing-Dev) Pre-Dev Catchment Properties Existing-Dev Imperv Calc Existing-Dev Catchment Properties Post-Dev Imperv Calc Post-Dev Catchment Properties I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Our File: 2111-05754-00 | May 3, 2022 Technical Memo | Prepared for KC (MR Dewdney) Limited Partnership 22936 – 22974 Dewdney Trunk Road Redevelopment Stormwater Management Plan Page 13 APPENDIX C Model Verification: Unit Discharge Rates 2110-00089-00 Kerkhoff Development 2022-01-18 Prepared By:C.S. Results from Modelled Catchment Areas 1-hr 2-hr 6-hr 12-hr 24-hr 1-hr 2-hr 6-hr 12-hr 24-hr 1-hr 2-hr 6-hr 12-hr 24-hr S1 0.50 2-year 1.5 1.1 2.6 3.0 2.8 3.1 2.2 5.1 5.9 5.6 0.03 0.04 0.13 0.21 0.25 1-hr 2-hr 6-hr 12-hr 24-hr 1-hr 2-hr 6-hr 12-hr 24-hr 1-hr 2-hr 6-hr 12-hr 24-hr S1 0.50 2-year 15.5 13.1 8.1 7.3 20.5 30.8 26.2 16.2 14.5 40.8 0.49 0.55 0.63 0.65 0.63 1-hr 2-hr 6-hr 12-hr 24-hr 1-hr 2-hr 6-hr 12-hr 24-hr 1-hr 2-hr 6-hr 12-hr 24-hr 0.46 2-year 21.5 16.8 10.3 7.9 21.4 46.6 36.5 22.3 17.2 46.4 0.74 0.77 0.83 0.84 0.84 0.46 10-year 46.8 29.4 16.3 13.7 38.3 101.7 63.9 35.5 29.8 83.2 0.85 0.85 0.88 0.90 0.90 0.46 100-year 77.5 44.1 23.2 20.9 59.2 168.3 95.9 50.3 45.3 128.5 0.91 0.90 0.91 0.93 0.94 Notes: Pre-Dev and Existing-Dev Peak Flow Rate taken at Outfall Locations Post-Dev Peak Flow Rate taken from SU Max Total Inflow Runoff Coefficient Name Area (ha) Peak Flow Rate (L/s) Unit Runoff (L/s/ha) Runoff Coefficient S1 Proposed-Dev Catchment Results Name Area (ha) Design Storm Peak Flow Rate (L/s) Unit Runoff (L/s/ha) Existing-Dev Catchment Results Design Storm Pre-Dev Catchment Results Unit Runoff (L/s/ha) Runoff CoefficientDesign StormName Area (ha) Peak Flow Rate (L/s) Our File: 2111-05754-00 | May 3, 2022 Technical Memo | Prepared for KC (MR Dewdney) Limited Partnership 22936 – 22974 Dewdney Trunk Road Redevelopment Stormwater Management Plan Page 14 APPENDIX D Tier A Calculations 2110-00089-00 Kerkhoff Development 5/2/2022 Prepared By: R.J. Tier A Requirements Tier A Criteria: Retain first 50% of the MAR runoff volume Site Area (m2)MAR Total Rainfall* (mm) MAR Total Volume (m3) Tier A Rention Volume (m3) 4605 76.18 351 175 Notes: *MAR = 2-yr 24-hr storm event Tier A Design Site Cover Area (m2) Total Site 4605 600mm Depth Planters 314 750mm Depth Planters 652 Total Planters Area 966 Impervious Area 3639 600mm Planter Volume (m3)188.4 750mm Planter Volume (m3)489.0 Total Planter Volume (m3)677.4 Assumed Soil Porosity 0.25 Total Absorbent Landscaping Vol (m3):169.4 Notes: Assuming temporary lane replaced with landscaping Site Areas Absorbent Landscaping and Storage Volumes Our File: 2111-05754-00 | May 3, 2022 Technical Memo | Prepared for KC (MR Dewdney) Limited Partnership 22936 – 22974 Dewdney Trunk Road Redevelopment Stormwater Management Plan Page 15 APPENDIX E Tier B and Tier C Target Flow Rates 2110-00089-00 Kerkhoff Development 1/18/2021 Prepared By:C.S. Target Release Rates Pre- and Post-Dev Catchments Pre-Dev Catchment (ha)Post-Dev Post-Dev Post-Dev S1 0.50 S1 0.46 0.92 Tier B (2-year Post-Dev to 2-year Pre-Dev (Forested Condition)) 1-hr 2-hr 6-hr 12-hr 24-hr Pre-Dev Dewdney Trunk 1.5 1.1 2.6 3.0 2.8 Post-Dev Catchment Outlet S1 Future Laneway /Burnett St 1.4 1.0 2.3 2.7 2.6 Tier C (10-year Post-Dev to 2-year Existing-Dev) 1-hr 2-hr 6-hr 12-hr 24-hr Existing-Dev Dewdney Trunk 15.5 13.1 8.1 7.3 20.5 Post-Dev Catchment Outlet S1 Future Laneway /Burnett St 14.2 12.1 7.5 6.7 18.8 Target Flow Rate (L/s) Model Outlet 2-year Forested Flow Rate (L/s) Target Flow Rate (L/s) Model Outlet 2-year Existing Flow Rate (L/s) Our File: 2111-05754-00 | May 3, 2022 Technical Memo | Prepared for KC (MR Dewdney) Limited Partnership 22936 – 22974 Dewdney Trunk Road Redevelopment Stormwater Management Plan Page 16 APPENDIX F Model Results 2110-00089-00 Kerkhoff Development 1/18/2022 Prepared By:C.S. Storage Unit Parameters Catchment Name SU Name Depth (m) Area(m2) Tier B Orifice Size (mm) Tier C Orifice Size (mm) Tier C Orifice Offset (m) Tier C Wier Length (m) Tier C Wier Height (m) Tier C Weir Offset (m) S1 SU1 1 260 31 64 0.71 n/a n/a n/a Results Tier B Design Storm (2-year)1-hr 2-hr* 6-hr 12-hr 24-hr** Target Release Rate (L/s)1.4 1.0 2.3 2.7 2.6 Tier B Orifice Peak Rate (L/s)0.8 1.0 1.4 1.6 1.7 Tank Depth (m)0.17 0.25 0.49 0.66 0.71 Tank Volume (m3)45 66 126 172 185 Tier C Design Storm (10-year)1-hr 2-hr 6-hr 12-hr*/** 24-hr Target Release Rate (L/s)14.2 12.1 7.5 6.7 18.8 Tier B Orifice Peak Rate (L/s)1.2 1.3 1.8 2.0 2.0 Tier C Orifice Peak Rate (L/s)0.0 0.0 1.4 4.7 4.5 Total Peak Rate (L/s)1.2 1.3 3.2 6.7 6.5 Tank Depth (m)0.38 0.45 0.77 1 0.98 Tank Volume (m3)24 117 199 260 255 100-Year Storm (for Downstream Analysis)1-hr 2-hr 6-hr 12-hr 24-hr Tier B Orifice Peak Rate (L/s)1.6 1.7 2.0 2.0 2.0 Tier C Orifice Peak Rate (L/s)0.0 0.0 4.8 4.9 5.2 Weir Peak Rate (L/s)0.0 0.0 5.8 8.7 49.6 Total Peak Rate (L/s)1.6 1.7 12.7 15.6 56.9 Tank Depth (m)0.65 0.7 1.03 1.43 1.5 Tank Volume (m3)170 182 268 371 390 *Critical Rate control **Critical Volume Post-Dev SU1 Results Post-Dev SU1 Results Post-Dev SU1 Results Our File: 2111-05754-00 | May 3, 2022 Technical Memo | Prepared for KC (MR Dewdney) Limited Partnership 22936 – 22974 Dewdney Trunk Road Redevelopment Stormwater Management Plan Page 17 APPENDIX G Downstream Capacity Analysis DRAINAGE SYSTEM DESIGN - CALCULATION SHEET PROJECT No.: 2110-00089-00 DESIGN RETURN PERIOD: 10 YR (Minor)/ 100YR (Major)SHEET: 1 of 1 PROJECT DESCRIPTION: Kerkhoff Development MANNINGS 'n': 0.013 Revised: 18-Jan-22 22944 Dewdney Trunk Q10/Q100 = RAIN N= 1/360 PREPARED BY: C.S. LOCATION: Maple Ridge, B.C.Intensity Curve: DM63 Golden Ears Elementary School CHECKED BY: R.J. Sum Sum Time of Note Area Location From TO 'R' 'R' AR AR AR AR Concentration REMARKS # MH MH Minor Major Minor Minor Major Major (min) A Sum Inlet Travel Total I10 I00 Q10 Q10 Q100 Q100 S DIA L V Qcap Major Flow A (sect) (tot) (sect) (tot) % mm m m/s cms Route * A Subject Property DP1 0.46 0.007 0.007 0.057 0.057 B Proposed Lane DP1 D1 0.15 0.15 0.80 0.85 0.12 0.12 0.13 0.13 10.0 0.08 10.1 60.0 90.0 0.020 0.027 0.032 0.089 0.50 375 110.0 1.12 0.124 In Ground * C Burnett St D1 D2 0.38 0.53 0.35 0.4 0.13 0.25 0.15 0.28 10.1 0.10 10.2 60.0 90.0 0.022 0.049 0.038 0.126 0.59 250 136.5 0.93 0.046 Overland Burnett St D2 D3 0.50 1.03 0.35 0.4 0.18 0.43 0.20 0.48 10.2 0.08 10.3 60.0 90.0 0.029 0.078 0.050 0.176 0.57 300 105.1 1.03 0.073 Overland Burnett St D3 D4 0.33 1.36 0.35 0.4 0.12 0.54 0.13 0.61 10.3 0.06 10.3 60.0 90.0 0.019 0.097 0.033 0.210 0.72 300 101.0 1.16 0.082 Overland Burnett St D4 D5 0.15 1.51 0.35 0.4 0.05 0.59 0.06 0.67 10.3 0.02 10.3 60.0 90.0 0.009 0.106 0.015 0.224 1.00 450 32.0 1.79 0.285 In Ground Burnett St D5 D6 0.26 1.76 0.35 0.4 0.09 0.68 0.10 0.77 10.3 0.04 10.4 60.0 90.0 0.015 0.121 0.026 0.250 1.00 375 70.0 1.59 0.175 Overland * D Burnett St D6 D7 3.54 5.30 0.65 0.8 2.30 2.99 2.83 3.60 15.0 0.02 15.0 48.2 73.2 0.308 0.406 0.576 0.790 1.39 525 52.0 2.34 0.507 Overland Notes: * Flows from Catchment A are controlled with outlet control device to meet Tier B and C criteria * Catchment C refers to all catchments east of storm sewer which flow directly into storm * Catchment D refers to the conglomerate catchment west of the storm sewer which converges at the trunk sewer (525mm) Runoff coefficients based on CoMR Design Manual Table D5.1 and OCP for Suburban Residential and High Density Residential Time of Concentration as per CoMR Design Manual Section D5.4 (Inlet time for Single Family & 2000-4000m2 Lots) Rainfall Intensity interpolated from CoMR Design Manual IDF Curve SEWER DESIGN (ha)(mm) Tributary Rainfall Flow Area Intensity (cms) 22936-22974 DEWDNEY TRUNK ROAD, 2021-281-RZ ADVISORY DESIGN PANEL (ADP) RESPONSE ISSUED FOR REVISED REZONING 2022-05-04 Principals Jordan Kutev | Architect AIBC 180 ‐ 2250 Boundary Rd | Burnaby | BC | V5M 3Z3 | T 604 299 3222 formosis architecture Tom Bunting | Architect AIBC 200 ‐ 211 Columbia St | Vancouver | BC | V6A 2R5 | T 604 688 7582 formosis.ca 22936 DTR Maple Ridge ADP Response.docx page - 1 - of 4 ADP Comments in grey. Applicant comment response in black. Architectural Comments Confirm firewall on level 5 amenity deck is not dividing amenity space Firewall will be integrated into landscape design to provide continuous access across the amenity deck. The design team is developing a gentle ramp to bridge up and over the 300mm firewall protrusion above deck that will be accessible. Ensure roof assembly is rated Yes roof will be 1HR fire rated. Consider lowering and/or stepping the surrounding buildings to allow penetration of sun into courtyard. The design team has worked to bring more sunlight into the courtyard by choosing deciduous plants on the planter alongside the south edge of courtyard, and ensuring the guard is glazed for light penetration. Bright coloured courtyard finishes and white window blinds will help to bounce light around the space. Partially stepping the south edge of courtyard is undesirable as it would make the amenity deck too narrow for use after guardrail setbacks are cleared at north and south. The south side of the building cannot be lowered without a significant reduction in units, which would make the project unviable economically. Consider placing the ramp under the building for weather protection The design team looked at covering the ramp but this was not possible without blocking the windows of units along the east face of the building. The ramp will be textured for grip and the slope is kept to 10%. Landscape Comments Clearance Required Unit Windows Cannot be Blocked 22936-22974 DEWDNEY TRUNK ROAD, 2021-281-RZ ADVISORY DESIGN PANEL (ADP) RESPONSE ISSUED FOR REVISED REZONING 2022-05-04 Principals Jordan Kutev | Architect AIBC 180 ‐ 2250 Boundary Rd | Burnaby | BC | V5M 3Z3 | T 604 299 3222 formosis architecture Tom Bunting | Architect AIBC 200 ‐ 211 Columbia St | Vancouver | BC | V6A 2R5 | T 604 688 7582 formosis.ca 22936 DTR Maple Ridge ADP Response.docx page - 2 - of 4 Suggest enhancement of building access through landscape and architectural features The lobby entrance has been redesigned to feel wider and more public. In front of the adjacent amenity room, the planter has been lowered and a new canopy feature with increased glazing has been introduced. Additionally, the newly lowered planter incorporates a building address sign. Old Design New Design '} ~ ,- 1 ~ I '\:~;, ; : .:~:~-::.~~--. ''.:,,"\'-:-(+ '\ ' ~ .. _,-I, 22936-22974 DEWDNEY TRUNK ROAD, 2021-281-RZ ADVISORY DESIGN PANEL (ADP) RESPONSE ISSUED FOR REVISED REZONING 2022-05-04 Principals Jordan Kutev | Architect AIBC 180 ‐ 2250 Boundary Rd | Burnaby | BC | V5M 3Z3 | T 604 299 3222 formosis architecture Tom Bunting | Architect AIBC 200 ‐ 211 Columbia St | Vancouver | BC | V6A 2R5 | T 604 688 7582 formosis.ca 22936 DTR Maple Ridge ADP Response.docx page - 3 - of 4 Suggest softening street interface by stepping or lowering landscape retaining walls around the building Tall planter walls are a symptom of poor soils on site penalizing excavation depth and deep planter soil required to meet Rainwater Management Tier A water retention volumes. On the north side of the site along Dewdney Trunk Rd, the retaining walls cannot be further lowered. To improve the street interface, we propose to clad the concrete foundation in a grouted masonry wall, with a subtle in-and-out pattern of jogs to break up the length. Where possible planting will screen the base of the wall. Along the South of the site, the lane had been roughly modeled which contributed to the perception of tall planter walls. With accurate lane grades and deeper soil for rainwater, the planter wall is on average 1m tall. The planter being continuous allows for better screening and separation from the lane, versus interrupting the planters with adding a walkway and steps. 22936-22974 DEWDNEY TRUNK ROAD, 2021-281-RZ ADVISORY DESIGN PANEL (ADP) RESPONSE ISSUED FOR REVISED REZONING 2022-05-04 Principals Jordan Kutev | Architect AIBC 180 ‐ 2250 Boundary Rd | Burnaby | BC | V5M 3Z3 | T 604 299 3222 formosis architecture Tom Bunting | Architect AIBC 200 ‐ 211 Columbia St | Vancouver | BC | V6A 2R5 | T 604 688 7582 formosis.ca 22936 DTR Maple Ridge ADP Response.docx page - 4 - of 4 Consider providing street access to ground floor units to provide a friendlier interface Street access to ground floor units was considered by the design team but cannot be accommodated due to the reduction of soil volume that cutting into the planters would cause. Further, the staircases would reduce the amount of headroom in the parking garage located below. The team also believes maintaining continuous planters in lieu of walkways promotes the security of the ground level units. 51.7351.4751.5951.5351.5551.8051.6351.7351.7451.66CB51.6151.7351.8251.7551.9651.9451.8351.8751.8151.5451.7551.8251.8151.7952.7852.5152.6352.6352.7852.7852.5452.5552.3252.4651.9651.8951.8751.8951.8851.7751.9451.8851.9251.8351.8851.9151.8151.7651.6151.7151.6551.8551.8251.6651.5551.4551.5051.4751.4351.5051.5051.5551.6151.7551.5151.5451.5151.5051.4851.4051.4551.4551.4051.4051.5851.3851.3451 .3951.4651.2151.2851.7551.6551.3851.2251.1050.9051.0151.3251.3751.3251.3151.3351.2751.1651.1751.2251.2151.1240 deciduous51.1551.1551.3951.3951.2251.6951.69SV51.65sign51.5551.5551.4751.3950.85MHD50.85WV50.83WV51.2751.0751.3251.2150.9950.8751.0851.1951.1450.8750.6850.5550.7450.7150.5350.3950.5350.3050.3650.7350.2950.7350.5945 coniferous5 0 . 6 2 4 0 c o n i f e r o u s50.7850.7250.7350.6950.6850.7050.7250.7950.8850.9650.9850.8850.7950.7950.59CB50.8250.8851.0050.7150.7350.7251.0650.7150.6550.8450.9751.0450.9950.7950.7150.6850.7550.8150.8250.9751.0650.9951.0651.0451.0351.0951.0451.0951.1551.1151.1151.0350.9450.9750.8350.8851.1551.1951.2551.2551.0951.4151.1951.2251.1251.1551.1551.1851.0851.1051.12H35 coniferous35 coniferous20 coniferous35 coniferous20 deciduous25 coniferous80 coniferous30 coniferous25 coniferous 25 coniferous25 coniferous30 coniferous25 coniferous25 coniferous25 coniferous40 coniferous25 coniferous60 coniferous40 coniferous20 coniferous30 coniferous80 coniferous25 deciduous30 coniferous40 coniferous30 coniferous25 coniferous20 coniferous25 coniferous20 coniferous25 coniferous25 coniferous65 coniferous20 coniferous30 coniferous20 coniferous25 coniferous50 deciduous 75 coniferous 90 coniferous 0° 0 2 ' 4 7 " 54 .8 9 6 sign pool traffic line gutter line concrete sidewalk asphalt driveway gravel driveway gravel driveway brick driveway ch a i n l i n k f e n c e wo o d f e n c e wo o d f e n c e wo o d f e n c e chain link fence existing house existing house existing house existing house wo o d f e n c e hedge he d g e hedge hedge he d g e hedge existing shed he d g e he d g e co n c . p a t h he d g e 40 deciduous (multi-stem) hedge stairs porch co n c . p a t h co n c . p a d hedge wo o d f e n c e letdown letdown letdown(t)(t)(t)(t)conc. ret.wall(t)30 deciduous elec. vault elec. vault fire hydrant 215 PLAN 56520 217 PLAN 56520 PLAN 26269 UNCONSTRUCTED LANE 218 PLAN 56868 224 PLAN 57491 223 PLAN 57491 231 PLAN 58011 230 PLAN 58011 152 PLAN 43788 151 PLAN 43788 150 PLAN 43788 he d g e50.3050.1251.0951.4551.8051.30elec. vault porch carport deck 90°02'19" 18.106 90°02'19" 18.312 90°02'19" 18.312 90°02'19" 18.288 90°03'27" 18.097 90°03'27" 18.266 90°03'27" 18.335 90°03'27" 18.288 0° 0 4 ' 5 1 " 54 .9 2 0 0° 0 3 ' 2 2 " 54 .9 0 2 18 0 ° 0 6 ' 1 6 " 54 .9 0 8 18 0 ° 0 4 ' 5 1 " 54 .9 1 4 m u l t i - s t e m m e d m u l t i - s t e m m e d TOTAL AREA=1.24 Acres 51 .5 5 0 .5 5150.1050.0050.4450.8850.4750.5250.5450.6250.5250.4350.2550.3150.3650.4750.3950.4150.4450.4550.4650.5050.5050.4650.5250.5050.4550.4250.4450.4250.3950.2950.2550.2150.1650.2850.3450.3750.3350.3550.3750.4450.4350.5250 .6 850.4650.4050.3550.3950.5050.5150.5950.8750.8550.8550.9850.9150.8050.7050.6350.6750.6250.5650.5750.5450.725 0 . 7 6 sign 80 coniferous 35 deciduous 25 deciduous 80 coniferous 120 coniferous 80 coniferous 90°03'27" 18.263 270°02'19" 18.274 multi-stemmed multi-stemmed multi-stemmed multi-stemmed deck existing house carport 20 deciduous he d g e he d g e 18 0 ° 0 2 ' 0 3 " 54 .9 0 2 concrete driveway as p h a l t d r i v e w a y letdown 229 PLAN 58011 50.5 153 PLAN 43788 5011.2 Sq.m. 7.5 0 0.5 Hect. 4604.9 Sq.m. 4604.9 Sq.m. TOTAL AREA(with lane dedication) =1.14 Acres 4.4 5 PATIO PATIO LINE OF P1 PARKING BELOW GARBAGE STAGING AREA Sn sign power pole with light lid LINE OF FLOOR 2,3 & 4 ABOVE LINE OF FLOOR 6 ABOVE PATIO PATIO PA T H W A Y PA T H W A Y LOADING ZONE 3.7m X 9.0m SLOPE UP 3% TO PROPOSED NEIGHBOURING LANE 50 . 0 8 m 50 . 1 7 m 50.44m 50.44m vvvv PMT 5m2 5m2 9m2 9m2 9m2 9m2 9m2 7.3m2 6.3m2 9m2 7.3m2 6.3m2 9m2 9m2 12m2 6.9m2 6.9m2 6.9m2 6.9m2 6.9m2 6.9m2 6.9m2 6.9m2 6.9m2 6.9m2 6.9m2 6.3m2 vvv SLOPE DN 52' @ 3% = 1.5' CLOSET CLOSET KIT C H E N D/WD/W ST O R A G E / DE N KITCHEN CL O S E T ST O R A G E / DE N KITCHEN CL O S E T ST O R A G E / DE N KITCHEN CL O S E T STORAGE/DEN KIT C H E N CLOSET STORAGE/DEN KIT C H E N CLOSET STORAGE/DEN KIT C H E N CLOSET D/W KIT C H E N KIT C H E N D/W CL O S E T KITCHEN CLOSET D/W D/WD/W ST O R A G E KITCHEN ST O R A G E KITCHEN DE N / ST O R A G E KITCHEN ST O R A G E / DE N CL O S E T FIR E W A L L PHASE 1PHASE 2 PHASE 1PHASE 2 FIR E W A L L 51.89M ACCESSIBLE WC.STORAGE CLOSET CL O S E T KI T C H E N CL O S E T KIT C H E N CLOSET CLOSET CLOSET KIT C H E N D/W WALK-INCLOSET KIT C H E N CLOSET STORAGE D/W WALK-INCLOSET UP . CLOSET CL O S E T CLOSET KIT C H E N UP.DN. 51.89M STORAGE/DENKI T C HE N CLOSET 1800mm (6') Turning Square UP . DN . EL . 1 7 0 .8 0 ' 52.0 6 mEL. 170 .47'51.96m EL. 169 .52'51.45m EL. 166 .83'50.84m EL. 165 .09'50.32m EL. 164 .79'50.23m EL. 165.68' 50.50m EL. 167.32' 51.00m EL. 168.57' 51.38m EL. 169.91 51.79m EL. 170.08' 51.84m 170.37 '51.93m EL. 170.97'52.02m EL. 167 .50'51.00m EL. 170.21' 51.88m EL. 169.42' 51.64m EL. 170.25' EL. 168.46' 51.35m EL. 166 .83'50.85m EL. 165 .00' E X I S T I N G P R O P E R T Y L I N E LOADING SIDEWALK RA M P 1 1 0 ' @ 1 0 % = 1 1 ' R I S E EL +171.00' EDGE OF PARKING GARAGE BELOW ED G E O F P A R K I N G G A R A G E B E L O W RAISED GARAGE EX I T P A T H SL O P E D N 8 4 ' @ 3 % = 2 .5 ' PA R C E L L O C K E R S MA I L B O X E S EX I S T I N G G R A D E EX I S T I N G G R A D E PARK. RAMP AMENITY COURTYARD 6,445 SF 2-BED TYPE C10 670 SF 2-BED TYPE C10 670 SF 2-BED TYPE C15 649 SF 1-BED TYPE B03 530 SF 1-BED TYPE B03 530 SF 1-BED TYPE B04 519 SF 2-BED TYPE C01 804 SF 2-BED TYPE C01 804 SF 2-BED TYPE C02 790 SF 1-BED TYPE B09 642 SF EL +169.50' ME C H EL E C ME C H 1-BED TYPE B01 540 SF 1-BED TYPE B01 540 SF EL +169.50' RES. LOBBY 500 SF GYM AMENITY 660 SF 2-BED TYPE C09 775 SF 2-BED TYPE C09 775 SF2-BED TYPE C04 689 SF 2-BED TYPE C05 679 SF 2-BED TYPE C01 804 SF 2-BED TYPE C01 804 SF MULTIPURPOSE AMENITY 548 SF 3-BED TYPE D01 915 SF 2-BED TYPE C06 765 SF SE T B A C K SE T B A C K DE D I C A T I O N 2-BED TYPE C01 804 SF 2-BED TYPE C01 804 SF 2-BED TYPE C01 804 SF 2-BED TYPE C14 819 SF EL +169.50' EL +168.50' EL +168.50' EXIT GARBAGE ROOM 650 SF EL . 1 6 5 .3 0 ' EL +169.00' RAISED GARAGE SL O P E U P 4 7 ' @ 1 0 % = 4 .7 0 ' SL O P E U P 1 5 ' @ 2% = 0 .3 0 ' GA R B A G E A P R O N CB CB EL. 168 .40'51.33m EL. 169 .52'51.45m EL. 170 .47'51.96m SL O PE 2 .5 % SL O P E TEMPORARY LANE 1-BED TYPE B01 540 SF 1-BED TYPE B07 466 SF 1-BED TYPE B01 540 SF 1-BED TYPE B01 540 SF 1-BED TYPE B04 519 SF EL. 168.46' 51.35m EL. 167.68' 51.11mEL. 167.68' 51.11m EL. 170.25' EL. 168.74' 51.43m EL+168.50' EL. 170.50' EL. 169.00'T.O. PLANTER WALL EL +171.00' PA R K I N G S/ A S H A F T S PROPOSED LANE E X I S T I N G P R O P E R T Y L I N E S E T B A C K L I N E P R O P O S E D P R O P E R T Y L I N E S E T B A C K L I N E P R O P E R T Y L I N E S E T B A C K L I N E S E T B A C K L I N E P R O P E R T Y L I N E L A N E S E T B A C K L I N E T E M P O R A R Y L A N E R I G H T - O F - W A Y 1 A452 10' 20'40' 2m 5m 10m 0' DRAWING TO SCALE WHEN PRINTED ON ARCH D (36" x 24") SHEET PRELIMINARY ONLY NOT FOR CONSTRUCTION Ground Level Landscape Plan L-1.0 22974 Dewdney Trunk Road Maple Ridge BC 6 Storey Apartment Building 1. SCALE 1: 150 DRAWING NUMBER DRAWING PROJECT CLIENT ISSUE/REVISIONDATE 2104 DRAWN PROJECT NUMBER PACW # All drawings remain the property of Greenway Landscape Architecture. Use for any purpose and reproduction only by written consent. Greenway Landscape Architecture 2280 Park Crescent Coquitlam BC V3J 6T4 T 604 461 9120 E paul@greenwayla.ca Paul Whitehead RBCSLA Registered Landscape Architect #246 May 19.21 Rezoning / Development Permit NORTH Plant List Refer to sheet L3.0 Dewdney Trunk Road Lane play area Social and play area for children Child sized picnic/activity tables Play house and seats - free standing Synthetic lawn or resilient rubber play surface with pattern Storage box for toys, crafts, and games Social spaces for individuals and informal gatherings lounge seating with coffee table bench seating with coffee table picnic/activity tables Patio and walkway paving 18" square patio slab on pedestals Planters - low planter wall with gravel strip along building Small ornamental trees, shrubs, groundcovers, and perennials Shade tolerant trees planted in front of south wall stairs Planting along base of wall Main entry unit paving - level with sidewalk bicycle racks - for 10 bikes Resident patios planter wall with gravel strip for drainage screen between adjacent patios evergreen hedge for screening to lane Dashed edge of parking garage below Dashed edge of parking garage below Kerkhoff Construction Project sign Fire Department Connection Canopy over main entry 2.Mar 22.22 Rezoning / Development Permit Tree Protection Barrier refer to arborist report Tree Protection Barrier refer to arborist report Existing trees on neighbouring property to be removed due to proposed development on that property. Existing tree row to be retained Gym Amenity - outdoor space patio with bench metal gate 3.Apr28.22 DP - ADP comments □ □ □ □ □ i □ □ □ □ □ □ 1 ------; i 1 ------; i < \ I I I \ ) "' ' \ ) r; .r /I , I I I 4 I I 7 ', I ' ', I ' + 0 ',,,~ + --IA=====liF+=Jl:'==;: ',,, I II~ 1 l X DD X + + +,, + 'I _r, --0 - - - - - D -- \ \ 0 - - --- - - DD \ 7 C_ _,) s------- + 11 iii I d I I I I I 11 I )< AMENITY DECK D/W WALK-INCLOSET UP . DN . ACCESSIBLE WC. MEETING CLOSET CL O S E T KIT C H E N CL O S E T KIT C H E N CLOSET STORAGE/DEN KIT C H E N CLOSET STORAGE/DEN KIT C H E N CLOSET CLOSET CLOSET KI T C H E N STORAGE/DEN KIT C H E N CLOSET STORAGE/DEN KIT C H E N CLOSET KIT C H E N CLOSET STORAGE D/W WALK-INCLOSET STORAGE / DEN CL O S E T C L O S E T KITCHEN D/W STORAGE/DEN STORAGE D/W FI R E W A L L FI R E W A L L PHASE 1PHASE 2 PHASE 1PHASE 2 FI R E W A L L FI R E W A L L CL O S E T KITCHEN CLOSET ST O R A G E / DE N KITCHEN CL O S E T ST O R A G E / DE N KITCHEN CL O S E T ST O R A G E KITCHEN D/W ST O R A G E KITCHEN D/W UP.DN. ST O R A G E / DE N KITCHEN CL O S E T ST O R A G E / DE N KITCHEN CL O S E T CL O S E T KIT C H E N WA L K - I N CL O S E T DESK / NI C HE KI T C HE N ST O R A G E / DE N KITCHEN CL O S E T UP . DN . AMENITY RM 985 SF EL +210.83' 1-BED TYPE B04 519 SF 1-BED TYPE B07 466 SF 2-BED TYPE C10 670 SF 2-BED TYPE C10 670 SF 1-BED TYPE B04 519 SF 2-BED TYPE C01 804 SF 2-BED TYPE C01 804 SF 2-BED TYPE C01 804 SF EL E C EL E C ME C H ME C H 2-BED TYPE C01 804 SF 2-BED TYPE C07 774 SF 1-BED TYPE B06 543 SF 2-BED TYPE C01 804 SF 1-BED TYPE B11 578 SF 1-BED TYPE B05 529 SF 2-BED TYPE C08 804 SF 2-BED TYPE C09 775 SF 2-BED TYPE C09 775 SF2-BED TYPE C04 689 SF 2-BED TYPE C05 679 SF 2-BED TYPE C01 804 SF 2-BED TYPE C01 804 SF 2-BED TYPE C01 804 SF 3-BED TYPE D01 915 SF 2-BED TYPE C06 765 SF 2-BED TYPE C01 804 SF 2-BED TYPE C01 804 SF E X I S T I N G P R O P E R T Y L I N E S E T B A C K L I N E P R O P O S E D P R O P E R T Y L I N E S E T B A C K L I N E P R O P E R T Y L I N E S E T B A C K L I N E S E T B A C K L I N E P R O P E R T Y L I N E L A N E S E T B A C K L I N E T E M P O R A R Y L A N E R I G H T - O F - W A Y 10' 20'40' 2m 5m 10m 0' 2 L3 DRAWING TO SCALE WHEN PRINTED ON ARCH D (36" x 24") SHEET PRELIMINARY ONLY NOT FOR CONSTRUCTION Level 5 Landscape Plan L-2.0 1. DRAWING NUMBER DRAWING CLIENT ISSUE/REVISIONDATE# All drawings remain the property of Greenway Landscape Architecture. Use for any purpose and reproduction only by written consent. Greenway Landscape Architecture 2280 Park Crescent Coquitlam BC V3J 6T4 T 604 461 9120 E paul@greenwayla.ca Paul Whitehead RBCSLA Registered Landscape Architect #246 NORTH SCALE 1: 150 PROJECT 2104 DRAWN PROJECT NUMBER PACW Dewdney Trunk Road Lane Temporary Lane Garden Planters - prefabricated For resident use to grow fruits and vegetables. Communal Bar-be-que area Picnic/activity table Trellis structure for shade Social space for individuals and informal gatherings Lounge seating with fire ring / coffee table Prefabricated planter boxes 3' x 6' x 27" tall or alternate Small ornamental trees, shrubs, groundcovers, and perennials Patio and walkway paving 18" square patio slab on pedestals Perimeter path set back 3' from guardrail Synthetic lawn 12.5' wide x 47.5' long synthetic grass with low curb edge informal / social play / bocce court Social space for individuals and informal gatherings Trellis structure for shade with seating and coffee table Planter evergreen hedge beside balconies mixed deciduous plants May 19.21 Rezoning / Development Permit Kerkhoff Construction guard rail guard rail 22974 Dewdney Trunk Road Maple Ridge BC 6 Storey Apartment Building 2.Mar 22.22 Rezoning / Development Permit Plant List Refer to sheet L3.0 ramp paving to cross firewall 3.Apr28.22 DP - ADP comments L __ _ I I ,- __ _.__ ' ' - j_ - '-J ~( ( ,= Se -l ./ _) = / ( I I - - - - II I .,;- [ - lL n= V -[ -- II r r7 ( --ii --::E -- r ea= n - - - - t--t-_____:t---H ~ L = ( -I../ I II = = "'---J II I D DD >- \_ \__ -1~ " \__ lJJI, ~ \__ = = /I = J _,/ ../ - - - -- - ct----t- --<;; ~ L \II II II \__ I L) 7 F I I"\ n liil :) liil liil II 1--d LI LI 7 I I../ ' I I ----II II ../ \__ L/ \J -~ II JI -· X., ,··Q,··Q,·'Q,·'Q,·" ~ "-' ·-· •1 0 l 0 i 0 l 0 l 0 ' • + • * ~ 1 I I I I I I I '" I I 1' I ,. 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SCALE AS NOTED DRAWING NUMBER DRAWING PROJECT CLIENT ISSUE/REVISIONDATE DRAWN PROJECT NUMBER PACW # All drawings remain the property of Greenway Landscape Architecture. Use for any purpose and reproduction only by written consent. Greenway Landscape Architecture 2280 Park Crescent Coquitlam BC V3J 6T4 T 604 461 9120 E paul@greenwayla.ca Paul Whitehead RBCSLA Registered Landscape Architect #246 2104 PLANT LIST - 22944 Dewdney Apartments - Fifth Floor March 17, 2022 total SYMBOL QTY.BOTANICAL NAME COMMON NAME SIZE SPACING TREES 6 Magnolia x Betty Betty Magnolia 1.5m tall specimen Low branching SYMBOL QTY.BOTANICAL NAME COMMON NAME SIZE SPACING SHRUBS 4 Euonymus alata 'Compactus'Dwarf Burning Bush #2 pot 900 o.c 8 Potentilla fruiticosa Red Ace Red Ace Shrubby Cinquefoil #1 pot 650 o.c. 13 Prunus lauracerous OL Otto Luykens Laurel #1 pot 450 o.c. 15 Spiraea x Bumalda Gold Flame Gold Flame Spirea #2 pot 900 o.c. 26 Taxus x Media Brownii Brown's Yew 1.2m tall, B&B 500 o.c. 12 Weigelia florida MW Midnight Wine Weigelia #2 pot 750 o.c. GROUND COVERS Arctostaphylos uva-ursi VJ Vancouver Jade Kinnikinick #1 pot 500 o.c 34 Mahonia nervosa Longleaf Mahonia #1 pot 450 o.c PERENNIALS AND GRASSES Echinacea purpurea'Magnus'Magnus Purple Coneflower #1 pot 450 o.c 24 Hemerocallis 'Happy Returns'Happy Returns Daylily #1 pot 500 o.c Hosta sieboldiana 'Elegans'Elegans Plantain Lily #1 pot 500 o.c Rudbeckia fulgida 'Goldstrum'Black-Eyed Susan #1 pot 450 o.c 30 Pennisetum alopecuroides 'Hameln'Hameln Fountain Grass #1 pot 600 o.c 21 Stipa tenuissima Mexican Feather Grass #1 pot 500 o.c NOTES: 1) In case of discrepancy between plant numbers on this list and on the plan, the plan shall prevail. 2) All planting shall be in accordance with BCSLA/BCLNA Landscape Standard, latest edition. 3) All planting beds: 450 to 750 growing medium with 75mm of mulch (decomposed hem/fir bark) 4) All off site work and plant material to satisfaction of the City of Maple Ridge #Halesia carolina Carolina Silverbell 6cm Cal, WB 1.8m standard #Magnolia galaxy Galaxy Magnolia 6cm Cal, WB 1.8m standard Acer palmatum Osakazuki Green Japanese Maple 2.5m tall, multi stem Low branching Cercis Chinensis Chinese Redbud 6cm Cal, WB 1.8m standard Quercus palustris Pringreen Green Pillar Pin Oak (columnar)6cm Cal, WB 1.8m standard Street tree - to be determined 6cm Cal, WB 1.8m standard #Acer truncatum Pacific Sunset Pacific Sunset Shantung Maple 6cm Cal, WB 900 o.c. 1.8m standard #Ligustrum japonicus Texanum Waxleaf Privet 1.2m tall, B&B 500 o.c. #Styrax japonica Japanese Snowbell 6cm Cal, WB 1.8m standard #Parrotia persica Persian Ironwood 6cm Cal, WB Azalea japonica Hino Crimson Hino Crimson Azalea #2 pot 900 o.c. #Buxus sempervirens Common Boxwood #2 pot 400 o.c. #Calluna vulgaris Pink Heather #1 pot 450 o.c. Cornus stolonifera redtwig Dogwood #1 pot 900 o.c. #Gaultheria shallon Salal #1 pot 500 o.c #Mahonia aquifolium Oregon Grape #2 pot 750 o.c. #Physocarpus opulifolius Diabolo Diabolo Ninebark #2 pot 800 o.c. #Rubus spectabilis Salmonberry #2 pot 900 o.c #Symphoricarpos albus Snowberry #1 pot 900 o.c. Rhododendron 'Ramapo'Dwarf Red Rhodo #2 pot 750 o.c Rhododendron Vulcan Red Vulcan Rhododendron #5 pot 900 o.c Sarcococca H. Humilis Himalayan Sweet Box #1 pot 450 o.c. Skimmia j. macrophylla M + F Skimmia (male and female)#3 pot 900 o.c. Hydrangea macrophylla FP Forever Pink Hydrangea #2 pot 500 o.c Kalmia latifolia Minuet Minuet Mountain Laurel #2 pot 750 o.c. Pieris japonica compacta Dwarf Pieris #2 pot 800 o.c. Polystichum munitum Western Sword Fern #1 pot 600 o.c Vaccinium ovatum Evergreen Huckleberry #2 pot 900 o.c. Pachysandra terminalis Japanese Spurge 10cm pot 450 o.c Astilbe chinensis Chinese Astilbe #1 pot 450 o.c #Clematis armandi Evergreen Clematis #3 pot train #Lonicera mandarin Mandarin Honey Suckle #3 pot train PLANT LIST - 22944 Dewdney Apartments - Ground Level April 28, 2022 total site off-site SYMBOL QTY.BOTANICAL NAME COMMON NAME SIZE SPACING TREES 7 7 Acer circinatum Vine Maple 2.5m tall, multi stem Low branching 10 10 Acer palmatum Osakazuki Green Japanese Maple 2.5m tall, multi stem Low branching 4 4 Cornus alternifolia Pagoda Dogwood 2.5m tall, multi stem Low branching 6 6 Quercus palustris Pringreen Green Pillar Pin Oak (columnar)6cm Cal, WB 1.8m standard 8 8 Street tree - to be determined 6cm Cal, WB 1.8m standard SYMBOL QTY.BOTANICAL NAME COMMON NAME SIZE SPACING SHRUBS 69 69 Azalea japonica Hino Crimson Hino Crimson Azalea #2 pot 900 o.c. 7 7 Erica x Darleyensis Arthur Johnson Arthur Johnson Heather (pink)#1 pot 450 o.c 70 70 Hydrangea macrophylla FP Forever Pink Hydrangea #2 pot 500 o.c 43 43 Kalmia latifolia Minuet Minuet Mountain Laurel #2 pot 750 o.c. 9 9 Pieris japonica compacta Dwarf Pieris #2 pot 800 o.c. 101 101 Polystichum munitum Western Sword Fern #1 pot 600 o.c 8 8 Potentilla fruiticosa Red Ace Red Ace Shrubby Cinquefoil #1 pot 650 o.c. 77 77 Rhododendron 'Ramapo'Dwarf Red Rhodo #2 pot 750 o.c 78 78 Rhododendron Vulcan Red Vulcan Rhododendron #5 pot 900 o.c 106 106 Sarcococca H. Humilis Himalayan Sweet Box #1 pot 450 o.c. 42 42 Skimmia j. macrophylla M + F Skimmia (male and female)#3 pot 900 o.c. 57 57 Spiraea x Bumalda Gold Flame Gold Flame Spirea #2 pot 900 o.c. 167 167 Taxus x Media Brownii Brown's Yew 1.2m tall, B&B 500 o.c. 12 12 Vaccinium ovatum Evergreen Huckleberry #2 pot 900 o.c. 13 13 Weigelia florida MW Midnight Wine Weigelia #2 pot 750 o.c. GROUND COVERS 0 Arctostaphylos uva-ursi VJ Vancouver Jade Kinnikinick #1 pot 500 o.c 18 18 Mahonia nervosa Longleaf Mahonia #1 pot 450 o.c 0 Pachysandra terminalis Japanese Spurge 10cm pot 450 o.c PERENNIALS AND GRASSES 0 Astilbe chinensis Chinese Astilbe #1 pot 450 o.c 0 Echinacea purpurea'Magnus'Magnus Purple Coneflower #1 pot 450 o.c 27 27 Hemerocallis 'Happy Returns'Happy Returns Daylily #1 pot 500 o.c 0 Hosta sieboldiana 'Elegans'Elegans Plantain Lily #1 pot 500 o.c 0 Rudbeckia fulgida 'Goldstrum'Black-Eyed Susan #1 pot 450 o.c 10 10 Pennisetum alopecuroides 'Hameln'Hameln Fountain Grass #1 pot 600 o.c 10 10 Stipa tenuissima Mexican Feather Grass #1 pot 500 o.c NOTES: 1) In case of discrepancy between plant numbers on this list and on the plan, the plan shall prevail. 2) All planting shall be in accordance with BCSLA/BCLNA Landscape Standard, latest edition. 3) All planting beds: 450 growing medium with 75mm of mulch (decomposed hem/fir bark) 4) All off site work and plant material to satisfaction of the City of Maple Ridge 2 2 Halesia carolina Carolina Silverbell 6cm Cal, WB 1.8m standard 4 0 4 Magnolia galaxy Galaxy Magnolia 6cm Cal, WB 1.8m standard 2 2 Acer truncatum Pacific Sunset Pacific Sunset Shantung Maple 6cm Cal, WB 900 o.c. 1.8m standard 5 5 Ligustrum japonicus Texanum Waxleaf Privet 1.2m tall, B&B 500 o.c. 7 3 4 Styrax japonica Japanese Snowbell 6cm Cal, WB 1.8m standard 11 11 Parrotia persica Persian Ironwood 6cm Cal, WB 20 20 Buxus sempervirens Common Boxwood #2 pot 400 o.c. 4 4 Calluna vulgaris Pink Heather #1 pot 450 o.c. 5 Cornus stolonifera redtwig Dogwood #1 pot 900 o.c. 65 65 Gaultheria shallon Salal #1 pot 500 o.c 5 5 Mahonia aquifolium Oregon Grape #2 pot 750 o.c. 11 11 Physocarpus opulifolius Diabolo Diabolo Ninebark #2 pot 800 o.c. 27 27 Prunus lauracerous OL Otto Luykens Laurel #1 pot 450 o.c. 5 5 Rubus spectabilis Salmonberry #2 pot 900 o.c 5 5 Symphoricarpos albus Snowberry #1 pot 900 o.c. 0 0 Clematis armandi Evergreen Clematis #3 pot train 0 0 Lonicera mandarin Mandarin Honey Suckle #3 pot train v paving structural roofdeckstructural roofdeck paving level 12' 2" / 3.7m 2 Trellis Structure - metal 1 : 25 Post 100 Box section Flange or saddle for connection to concrete footing Notes: All welded construction, grind smooth all welds. All components to be box section aluminum, unless alternate as recommended by structural engineer. All metal to have powdercoat finish, colour to be confirmed. Provide shop drawings for approval before manufacturer. Concrete footing doweled to roofdeck Front View Side view / Section Plan view 12' 6"/ 3.8m 8' / 2 .4 4 m Beam and perimeter 50 x 200 box section Weld a/o bracket attachment to posts Slats 25 x 150 box section 12 ' 6 " / 3 .8 m 12' 2" / 3.7m 8' 10" / 2.7m 9' 6 " / 2 .9 m void material Flange for connection to concrete footing / pedestal seat / wall Concrete pedestal seat 1 Furnishings Not to scale Table and bench seating Bench seatingCoffee table Planter Box 36" x 72" x 27" tall Sun lounger Bicycle Rack 6 bike capacity Play house (CSA compliant) and matching table and chairs. All wood construction - yellow cedar 4' x 4' base x 6' tall. Wood shingle roof. As manufactured by Habitat Play Systems or alternate. 3 Play House Not to scale Residential Space Parkade Structure Patio Lane GROUND LEVEL 2 EL. 166 .00' Residential Space Parkade Structure Patio lawn pedestal seat planter boxes behind AMENITY DECK patio paving Trellis shade structure metal 4' to 5' path 3' path min planter Section 1: Patio at lane Section 3: Patio at street Section 2: Rooftop Amenity patio at trellis COURTYARD Residential Space Parkade Structure Patio Corridor Lounge space planter behind Section 4: Amenity Courtyard May 19.21 Rezoning / Development Permit Kerkhoff Construction 1: 50 1: 50 1: 50 1: 50 1 Typical Landscape Materials 1cm = 20cm CIP concrete or Segmental Block Retaining Wall Garden Wallstone or Allan Block Lite with cap stone. Install per Manufacturer's recommendations. Backfill blocks with gravel. Glue cap to wall block. Set wall on protection board on drainage mat. Continue drainage mat up inside of planter walls. building wall structural roofdeck Bi-Level Planter Drain Drain water from planting areas and structural roofdeck. Refer to architectural and mechanical drawings. Planter Growing medium 450 to 750 deep 75mm organic mulch on filterfabric on drainage layer on protection board on waterproofed roofdeck Concrete or unit Paving on torpedo gravel bedding layer on drain mat on protection board on waterproofed structural roofdeck unit paving Structural roofdeck Refer to architectural drawings. Waterproofing and protection board by architect. Deck to be sloped to drains. Refer to mechanical drawings for drain information. planter 22974 Dewdney Trunk Road Maple Ridge BC 6 Storey Apartment Building 2.Mar 22.22 Rezoning / Development Permit 3.Apr28.22 DP - ADP comments ,c,l, ' ' ·¥rf!$.,F:;F,"Jr ,~'y '<'.:' \ I / ' I ' I I I 0 I I I I I , ) - 0---- I ' 0 © ~ Au ~ Pt Ac Ep He Hs Rf 0 A, 0 Mn Ep @ He Hs RI Q @ 0 51.7351.4751.5951.5351.5551.8051.6351.7351.7451.66CB51.6151.7351.8251.7551.9651.9451.8351.8751.8151.5451.7551.8251.8151.7952.7852.5152.6352.6352.7852.7852.5452.5552.3252.4651.9651.8951.8751.8951.8851.7751.9451.8851.9251.8351.8851.9151.8151.7651.6151.7151.6551.8551.8251.6651.5551.4551.5051.4751.4351.5051.5051.5551.6151.7551.5151.5451.5151.5051.4851.4051.4551.4551.4051.4051.5851.3851.3451 .3951.4651.2151.2851.7551.6551.3851.2251.1050.9051.0151.3251.3751.3251.3151.3351.2751.1651.1751.2251.2151.1240 deciduous51.1551.1551.3951.3951.2251.6951.69SV51.65sign51.5551.5551.4751.3950.85MHD50.85WV50.83WV51.2751.0751.3251.2150.9950.8751.0851.1951.1450.8750.6850.5550.7450.7150.5350.3950.5350.3050.3650.7350.2950.7350.5945 coniferous5 0 . 6 2 4 0 c o n i f e r o u s50.7850.7250.7350.6950.6850.7050.7250.7950.8850.9650.9850.8850.7950.7950.59CB50.8250.8851.0050.7150.7350.7251.0650.7150.6550.8450.9751.0450.9950.7950.7150.6850.7550.8150.8250.9751.0650.9951.0651.0451.0351.0951.0451.0951.1551.1151.1151.0350.9450.9750.8350.8851.1551.1951.2551.2551.0951.4151.1951.2251.1251.1551.1551.1851.0851.1051.12H35 coniferous35 coniferous20 coniferous35 coniferous20 deciduous25 coniferous80 coniferous30 coniferous25 coniferous 25 coniferous25 coniferous30 coniferous25 coniferous25 coniferous25 coniferous40 coniferous25 coniferous60 coniferous40 coniferous20 coniferous30 coniferous80 coniferous25 deciduous30 coniferous40 coniferous30 coniferous25 coniferous20 coniferous25 coniferous20 coniferous25 coniferous25 coniferous65 coniferous20 coniferous30 coniferous20 coniferous25 coniferous50 deciduous 75 coniferous 90 coniferous 0° 0 2 ' 4 7 " 54 .8 9 6 sign pool traffic line gutter line concrete sidewalk asphalt driveway gravel driveway gravel driveway brick driveway ch a i n l i n k f e n c e wo o d f e n c e wo o d f e n c e wo o d f e n c e chain link fence existing house existing house existing house existing house wo o d f e n c e hedge he d g e hedge hedge he d g e hedge existing shed he d g e he d g e co n c . p a t h he d g e 40 deciduous (multi-stem) hedge stairs porch co n c . p a t h co n c . p a d hedge wo o d f e n c e letdown letdown letdown(t)(t)(t)(t)conc. ret.wall(t)30 deciduous elec. vault elec. vault fire hydrant 215 PLAN 56520 217 PLAN 56520 PLAN 26269 UNCONSTRUCTED LANE 218 PLAN 56868 224 PLAN 57491 223 PLAN 57491 231 PLAN 58011 230 PLAN 58011 152 PLAN 43788 151 PLAN 43788 150 PLAN 43788 he d g e50.3050.1251.0951.4551.8051.30elec. vault porch carport deck 90°02'19" 18.106 90°02'19" 18.312 90°02'19" 18.312 90°02'19" 18.288 90°03'27" 18.097 90°03'27" 18.266 90°03'27" 18.335 90°03'27" 18.288 0° 0 4 ' 5 1 " 54 .9 2 0 0° 0 3 ' 2 2 " 54 .9 0 2 18 0 ° 0 6 ' 1 6 " 54 .9 0 8 18 0 ° 0 4 ' 5 1 " 54 .9 1 4 m u l t i - s t e m m e d m u l t i - s t e m m e d TOTAL AREA=1.24 Acres 51 .5 5 0 .5 5150.1050.0050.4450.8850.4750.5250.5450.6250.5250.4350.2550.3150.3650.4750.3950.4150.4450.4550.4650.5050.5050.4650.5250.5050.4550.4250.4450.4250.3950.2950.2550.2150.1650.2850.3450.3750.3350.3550.3750.4450.4350.5250 .6 850.4650.4050.3550.3950.5050.5150.5950.8750.8550.8550.9850.9150.8050.7050.6350.6750.6250.5650.5750.5450.725 0 . 7 6 sign 80 coniferous 35 deciduous 25 deciduous 80 coniferous 120 coniferous 80 coniferous 90°03'27" 18.263 270°02'19" 18.274 multi-stemmed multi-stemmed multi-stemmed multi-stemmed deck existing house carport 20 deciduous he d g e he d g e 18 0 ° 0 2 ' 0 3 " 54 .9 0 2 concrete driveway as p h a l t d r i v e w a y letdown 229 PLAN 58011 50.5 153 PLAN 43788 5011.2 Sq.m. 7.5 0 0.5 Hect. 4604.9 Sq.m. 4604.9 Sq.m. TOTAL AREA(with lane dedication) =1.14 Acres 4.4 5 PATIO PATIO LINE OF P1 PARKING BELOW GARBAGE STAGING AREA Sn sign power pole with light lid LINE OF FLOOR 2,3 & 4 ABOVE LINE OF FLOOR 6 ABOVE PATIO PATIO PA T H W A Y PA T H W A Y LOADING ZONE 3.7m X 9.0m SLOPE UP 3% TO PROPOSED NEIGHBOURING LANE 50 . 0 8 m 50 . 1 7 m 50.44m 50.44m vvvv PMT 5m2 5m2 9m2 9m2 9m2 9m2 9m2 7.3m2 6.3m2 9m2 7.3m2 6.3m2 9m2 9m2 12m2 6.9m2 6.9m2 6.9m2 6.9m2 6.9m2 6.9m2 6.9m2 6.9m2 6.9m2 6.9m2 6.9m2 6.3m2 vvv SLOPE DN 52' @ 3% = 1.5' CLOSET CLOSET KIT C H E N D/WD/W ST O R A G E / DE N KITCHEN CL O S E T ST O R A G E / DE N KITCHEN CL O S E T ST O R A G E / DE N KITCHEN CL O S E T STORAGE/DEN KIT C H E N CLOSET STORAGE/DEN KIT C H E N CLOSET STORAGE/DEN KIT C H E N CLOSET D/W KIT C H E N KIT C H E N D/W CL O S E T KITCHEN CLOSET D/W D/WD/W ST O R A G E KITCHEN ST O R A G E KITCHEN DE N / ST O R A G E KITCHEN ST O R A G E / DE N CL O S E T FIR E W A L L PHASE 1PHASE 2 PHASE 1PHASE 2 FIR E W A L L 51.89M ACCESSIBLE WC.STORAGE CLOSET CL O S E T KI T C H E N CL O S E T KIT C H E N CLOSET CLOSET CLOSET KIT C H E N D/W WALK-INCLOSET KIT C H E N CLOSET STORAGE D/W WALK-INCLOSET UP . CLOSET CL O S E T CLOSET KIT C H E N UP.DN. 51.89M STORAGE/DENKI T C HE N CLOSET 1800mm (6') Turning Square UP . DN . EL . 1 7 0 .8 0 ' 52.0 6 mEL. 170 .47'51.96m EL. 169 .52'51.45m EL. 166 .83'50.84m EL. 165 .09'50.32m EL. 164 .79'50.23m EL. 165.68' 50.50m EL. 167.32' 51.00m EL. 168.57' 51.38m EL. 169.91 51.79m EL. 170.08' 51.84m 170.37 '51.93m EL. 170.97'52.02m EL. 167 .50'51.00m EL. 170.21' 51.88m EL. 169.42' 51.64m EL. 170.25' EL. 168.46' 51.35m EL. 166 .83'50.85m EL. 165 .00' E X I S T I N G P R O P E R T Y L I N E LOADING SIDEWALK RA M P 1 1 0 ' @ 1 0 % = 1 1 ' R I S E EL +171.00' EDGE OF PARKING GARAGE BELOW ED G E O F P A R K I N G G A R A G E B E L O W RAISED GARAGE EX I T P A T H SL O P E D N 8 4 ' @ 3 % = 2 .5 ' PA R C E L L O C K E R S MA I L B O X E S EX I S T I N G G R A D E EX I S T I N G G R A D E PARK. RAMP AMENITY COURTYARD 6,445 SF 2-BED TYPE C10 670 SF 2-BED TYPE C10 670 SF 2-BED TYPE C15 649 SF 1-BED TYPE B03 530 SF 1-BED TYPE B03 530 SF 1-BED TYPE B04 519 SF 2-BED TYPE C01 804 SF 2-BED TYPE C01 804 SF 2-BED TYPE C02 790 SF 1-BED TYPE B09 642 SF EL +169.50' ME C H EL E C ME C H 1-BED TYPE B01 540 SF 1-BED TYPE B01 540 SF EL +169.50' RES. LOBBY 500 SF GYM AMENITY 660 SF 2-BED TYPE C09 775 SF 2-BED TYPE C09 775 SF2-BED TYPE C04 689 SF 2-BED TYPE C05 679 SF 2-BED TYPE C01 804 SF 2-BED TYPE C01 804 SF MULTIPURPOSE AMENITY 548 SF 3-BED TYPE D01 915 SF 2-BED TYPE C06 765 SF SE T B A C K SE T B A C K DE D I C A T I O N 2-BED TYPE C01 804 SF 2-BED TYPE C01 804 SF 2-BED TYPE C01 804 SF 2-BED TYPE C14 819 SF EL +169.50' EL +168.50' EL +168.50' EXIT GARBAGE ROOM 650 SF EL . 1 6 5 .3 0 ' EL +169.00' RAISED GARAGE SL O P E U P 4 7 ' @ 1 0 % = 4 .7 0 ' SL O P E U P 1 5 ' @ 2% = 0 .3 0 ' GA R B A G E A P R O N CB CB EL. 168 .40'51.33m EL. 169 .52'51.45m EL. 170 .47'51.96m SL O PE 2 .5 % SL O P E TEMPORARY LANE 1-BED TYPE B01 540 SF 1-BED TYPE B07 466 SF 1-BED TYPE B01 540 SF 1-BED TYPE B01 540 SF 1-BED TYPE B04 519 SF EL. 168.46' 51.35m EL. 167.68' 51.11mEL. 167.68' 51.11m EL. 170.25' EL. 168.74' 51.43m EL+168.50' EL. 170.50' EL. 169.00'T.O. PLANTER WALL EL +171.00' PA R K I N G S/ A S H A F T S PROPOSED LANE E X I S T I N G P R O P E R T Y L I N E S E T B A C K L I N E P R O P O S E D P R O P E R T Y L I N E S E T B A C K L I N E P R O P E R T Y L I N E S E T B A C K L I N E S E T B A C K L I N E P R O P E R T Y L I N E L A N E S E T B A C K L I N E T E M P O R A R Y L A N E R I G H T - O F - W A Y 1 A452 10' 20'40' 2m 5m 10m 0' DRAWING TO SCALE WHEN PRINTED ON ARCH D (36" x 24") SHEET PRELIMINARY ONLY NOT FOR CONSTRUCTION Soil Depth L-4.0 22974 Dewdney Trunk Road Maple Ridge BC 6 Storey Apartment Building 1. SCALE 1: 150 DRAWING NUMBER DRAWING PROJECT CLIENT ISSUE/REVISIONDATE 2104 DRAWN PROJECT NUMBER PACW # All drawings remain the property of Greenway Landscape Architecture. Use for any purpose and reproduction only by written consent. Greenway Landscape Architecture 2280 Park Crescent Coquitlam BC V3J 6T4 T 604 461 9120 E paul@greenwayla.ca Paul Whitehead RBCSLA Registered Landscape Architect #246 Apr 08.22 For Review NORTH Absorbent Landscape Soil Dewdney Trunk Road Lane play area stairs Dashed edge of parking garage below Kerkhoff Construction 600 depth average 314m2 x .60m deep = 189m3 750 depth average 652m2 x .75m deep = 489m3 Total volume 210m + 462 = 678m3 Planters on roofdeck amenity area Temporary lane future landscape to be designed to achieve proposed absorbent soil volume 2.Apr 28.22 For Review / \ 11 ~ ) ) I ' ' ' ' \ I i' I I I ,I , / ~ ' " ' -.- \__ ' -- I . . - '--- II - r L;i,;..-- / I II - -- [ Sc rr - [ -- II = l _Ir- L =111==.==a';'!I I I II = II DD I Iii] \... II lb 7 ·11 □ II • - " \ ( v<J II F Iii] LI - II 'I. I □ t--+--+--t-+-tr [ . -I. ,. 1u DD LI . I-I .,) ,- I I I - I I I I I I \J ' -.1---l-r---.. 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V ~ .. --.. \ / r I \ I ~ --~ -----. - \ ) I ( 51.7351.4751.5951.5351.5551.8051.6351.7351.7451.66CB51.6151.7351.8251.7551.9651.9451.8351.8751.8151.5451.7551.8251.8151.7952.7852.5152.6352.6352.7852.7852.5452.5552.3252.4651.9651.8951.8751.8951.8851.7751.9451.8851.9251.8351.8851.9151.8151.7651.6151.7151.6551.8551.8251.6651.5551.4551.5051.4751.4351.5051.5051.5551.6151.7551.5151.5451.5151.5051.4851.4051.4551.4551.4051.4051.5851.3851.3451 .3951.4651.2151.2851.7551.6551.3851.2251.1050.9051.0151.3251.3751.3251.3151.3351.2751.1651.1751.2251.2151.1240 deciduous51.1551.1551.3951.3951.2251.6951.69SV51.65sign51.5551.5551.4751.3950.85MHD50.85WV50.83WV51.2751.0751.3251.2150.9950.8751.0851.1951.1450.8750.6850.5550.7450.7150.5350.3950.5350.3050.3650.7350.2950.7350.5945 coniferous5 0 . 6 2 4 0 c o n i f e r o u s50.7850.7250.7350.6950.6850.7050.7250.7950.8850.9650.9850.8850.7950.7950.59CB50.8250.8851.0050.7150.7350.7251.0650.7150.6550.8450.9751.0450.9950.7950.7150.6850.7550.8150.8250.9751.0650.9951.0651.0451.0351.0951.0451.0951.1551.1151.1151.0350.9450.9750.8350.8851.1551.1951.2551.2551.0951.4151.1951.2251.1251.1551.1551.1851.0851.1051.12H35 coniferous35 coniferous20 coniferous35 coniferous20 deciduous25 coniferous80 coniferous30 coniferous25 coniferous 25 coniferous25 coniferous30 coniferous25 coniferous25 coniferous25 coniferous40 coniferous25 coniferous60 coniferous40 coniferous20 coniferous30 coniferous80 coniferous25 deciduous30 coniferous40 coniferous30 coniferous25 coniferous20 coniferous25 coniferous20 coniferous25 coniferous25 coniferous65 coniferous20 coniferous30 coniferous20 coniferous25 coniferous50 deciduous 75 coniferous 90 coniferous 0° 0 2 ' 4 7 " 54 .8 9 6 sign pool traffic line gutter line concrete sidewalk asphalt driveway gravel driveway gravel driveway brick driveway ch a i n l i n k f e n c e wo o d f e n c e wo o d f e n c e wo o d f e n c e chain link fence existing house existing house existing house existing house wo o d f e n c e hedge he d g e hedge hedge he d g e hedge existing shed he d g e he d g e co n c . p a t h he d g e 40 deciduous (multi-stem) hedge stairs porch co n c . p a t h co n c . p a d hedge wo o d f e n c e letdown letdown letdown(t)(t)(t)(t)conc. ret.wall(t)30 deciduous elec. vault elec. vault fire hydrant 215 PLAN 56520 217 PLAN 56520 PLAN 26269 UNCONSTRUCTED LANE 218 PLAN 56868 224 PLAN 57491 223 PLAN 57491 231 PLAN 58011 230 PLAN 58011 152 PLAN 43788 151 PLAN 43788 150 PLAN 43788 he d g e50.3050.1251.0951.4551.8051.30elec. vault porch carport deck 90°02'19" 18.106 90°02'19" 18.312 90°02'19" 18.312 90°02'19" 18.288 90°03'27" 18.097 90°03'27" 18.266 90°03'27" 18.335 90°03'27" 18.288 0° 0 4 ' 5 1 " 54 .9 2 0 0° 0 3 ' 2 2 " 54 .9 0 2 18 0 ° 0 6 ' 1 6 " 54 .9 0 8 18 0 ° 0 4 ' 5 1 " 54 .9 1 4 m u l t i - s t e m m e d m u l t i - s t e m m e d TOTAL AREA=1.24 Acres 51 .5 5 0 .5 5150.1050.0050.4450.8850.4750.5250.5450.6250.5250.4350.2550.3150.3650.4750.3950.4150.4450.4550.4650.5050.5050.4650.5250.5050.4550.4250.4450.4250.3950.2950.2550.2150.1650.2850.3450.3750.3350.3550.3750.4450.4350.5250 .6 850.4650.4050.3550.3950.5050.5150.5950.8750.8550.8550.9850.9150.8050.7050.6350.6750.6250.5650.5750.5450.725 0 . 7 6 sign 80 coniferous 35 deciduous 25 deciduous 80 coniferous 120 coniferous 80 coniferous 90°03'27" 18.263 270°02'19" 18.274 multi-stemmed multi-stemmed multi-stemmed multi-stemmed deck existing house carport 20 deciduous he d g e he d g e 18 0 ° 0 2 ' 0 3 " 54 .9 0 2 concrete driveway as p h a l t d r i v e w a y letdown 229 PLAN 58011 50.5 153 PLAN 43788 5011.2 Sq.m. 7.5 0 0.5 Hect. 4604.9 Sq.m. 4604.9 Sq.m. TOTAL AREA(with lane dedication) =1.14 Acres 4.4 5 PATIO PATIO LINE OF P1 PARKING BELOW GARBAGE STAGING AREA Sn sign power pole with light lid LINE OF FLOOR 2,3 & 4 ABOVE LINE OF FLOOR 6 ABOVE PATIO PATIO PA T H W A Y PA T H W A Y LOADING ZONE 3.7m X 9.0m SLOPE UP 3% TO PROPOSED NEIGHBOURING LANE 50 . 0 8 m 50 . 1 7 m 50.44m 50.44m SLOPE DN 52' @ 3% = 1.5' CLOSET CLOSET KIT C H E N D/WD/W ST O R A G E / DE N KITCHEN CL O S E T ST O R A G E / DE N KITCHEN CL O S E T ST O R A G E / DE N KITCHEN CL O S E T STORAGE/DEN KIT C H E N CLOSET STORAGE/DEN KIT C H E N CLOSET STORAGE/DEN KIT C H E N CLOSET D/W KIT C H E N KIT C H E N D/W CL O S E T KITCHEN CLOSET D/W D/WD/W ST O R A G E KITCHEN ST O R A G E KITCHEN DE N / ST O R A G E KITCHEN ST O R A G E / DE N CL O S E T FIR E W A L L PHASE 1PHASE 2 PHASE 1PHASE 2 FIR E W A L L 51.89M ACCESSIBLE WC.STORAGE CLOSET CL O S E T KI T C H E N CL O S E T OFFICE 94 SF KIT C H E N CLOSET CLOSET CLOSET KIT C H E N D/W WALK-INCLOSET KIT C H E N CLOSET STORAGE D/W WALK-INCLOSET UP . CLOSET CL O S E T CLOSET KIT C H E N UP.DN. 51.89M STORAGE/DENKI T C HE N CLOSET 1800mm (6') Turning Square UP . DN . EL . 1 7 0 .8 0 ' 52.0 6 mEL. 170 .47'51.96m EL. 169 .52'51.45m EL. 166 .83'50.84m EL. 165 .09'50.32m EL. 164 .79'50.23m EL. 165.68' 50.50m EL. 167.32' 51.00m EL. 168.57' 51.38m EL. 169.91 51.79m EL. 170.08' 51.84m 170.37 '51.93m EL. 170.97'52.02m EL. 167 .50'51.00m EL. 170.21' 51.88m EL. 169.42' 51.64m EL. 170.25' EL. 168.46' 51.35m EL. 166 .83'50.85m EL. 165 .00' E X I S T I N G P R O P E R T Y L I N E LOADING SIDEWALK RA M P 1 1 0 ' @ 1 0 % = 1 1 ' R I S E EL +171.00' EDGE OF PARKING GARAGE BELOW ED G E O F P A R K I N G G A R A G E B E L O W RAISED GARAGE EX I T P A T H SL O P E D N 8 4 ' @ 3 % = 2 .5 ' PA R C E L L O C K E R S MA I L B O X E S EX I S T I N G G R A D E EX I S T I N G G R A D E PARK. RAMP AMENITY COURTYARD 6,445 SF 2-BED TYPE C10 670 SF 2-BED TYPE C10 670 SF 2-BED TYPE C15 649 SF 1-BED TYPE B03 530 SF 1-BED TYPE B03 530 SF 1-BED TYPE B04 519 SF 2-BED TYPE C01 804 SF 2-BED TYPE C01 804 SF 2-BED TYPE C02 790 SF 1-BED TYPE B09 642 SF EL +169.50' ME C H EL E C ME C H 1-BED TYPE B01 540 SF 1-BED TYPE B01 540 SF EL +169.50' RES. LOBBY 500 SF GYM AMENITY 660 SF 2-BED TYPE C09 775 SF 2-BED TYPE C09 775 SF2-BED TYPE C04 689 SF 2-BED TYPE C05 679 SF 2-BED TYPE C01 804 SF 2-BED TYPE C01 804 SF MULTIPURPOSE AMENITY 548 SF 3-BED TYPE D01 915 SF 2-BED TYPE C06 765 SF SE T B A C K SE T B A C K DE D I C A T I O N 2-BED TYPE C01 804 SF 2-BED TYPE C01 804 SF 2-BED TYPE C01 804 SF 2-BED TYPE C14 819 SF EL +169.50' EL +168.50' EL +168.50' EXIT GARBAGE ROOM 650 SF EL . 1 6 5 .3 0 ' EL +169.00' RAISED GARAGE SL O P E U P 4 7 ' @ 1 0 % = 4 .7 0 ' SL O P E U P 1 5 ' @ 2% = 0 .3 0 ' GA R B A G E A P R O N CB CB EL. 168 .40'51.33m EL. 169 .52'51.45m EL. 170 .47'51.96m SL O PE 2 .5 % SL O P E TEMPORARY LANE 1-BED TYPE B01 540 SF 1-BED TYPE B07 466 SF 1-BED TYPE B01 540 SF 1-BED TYPE B01 540 SF 1-BED TYPE B04 519 SF EL. 168.46' 51.35m EL. 167.68' 51.11mEL. 167.68' 51.11m EL. 170.25' EL. 168.74' 51.43m EL+168.50' EL. 170.50' EL. 169.00'T.O. PLANTER WALL EL +169.50' PA R K I N G S/ A S H A F T S PROPOSED LANE vvvv PMT 5m2 5m2 9m2 9m2 9m2 9m2 9m2 7.3m2 6.3m2 9m2 7.3m2 6.3m2 9m2 9m2 12m2 6.9m2 6.9m2 6.9m2 6.9m2 6.9m2 6.9m2 6.9m2 6.9m2 6.9m2 6.9m2 6.9m2 6.3m2 vvv E X I S T I N G P R O P E R T Y L I N E S E T B A C K L I N E P R O P O S E D P R O P E R T Y L I N E S E T B A C K L I N E P R O P E R T Y L I N E S E T B A C K L I N E S E T B A C K L I N E P R O P E R T Y L I N E L A N E S E T B A C K L I N E T E M P O R A R Y L A N E R I G H T - O F - W A Y 1 A452 10' 20'40' 2m 5m 10m 0' DRAWING TO SCALE WHEN PRINTED ON ARCH D (36" x 24") SHEET PRELIMINARY ONLY NOT FOR CONSTRUCTION Ground Level Landscape Plan L-1.0 22974 Dewdney Trunk Road Maple Ridge BC 6 Storey Apartment Building 1. SCALE 1: 150 DRAWING NUMBER DRAWING PROJECT CLIENT ISSUE/REVISIONDATE 2104 DRAWN PROJECT NUMBER PACW # All drawings remain the property of Greenway Landscape Architecture. Use for any purpose and reproduction only by written consent. Greenway Landscape Architecture 2280 Park Crescent Coquitlam BC V3J 6T4 T 604 461 9120 E paul@greenwayla.ca Paul Whitehead RBCSLA Registered Landscape Architect #246 May 19.21 Rezoning / Development Permit NORTH Dewdney Trunk Road Lane play area Social and play area for children Child sized picnic/activity tables Play house and seats - free standing Synthetic lawn or resilient rubber play surface with pattern Storage box for toys, crafts, and games Social spaces for individuals and informal gatherings lounge seating with coffee table bench seating with coffee table picnic/activity tables Patio and walkway paving 18" square patio slab on pedestals Planters - low planter wall with gravel strip along building Small ornamental trees, shrubs, groundcovers, and perennials Shade tolerant trees planted in front of south wall stairs Planting along base of wall Main entry unit paving bench bicycle racks - for 10 bikes Resident patios planter wall with gravel strip for drainage screen between adjacent patios evergreen hedge for screening to lane Dashed edge of parking garage below Dashed edge of parking garage below Kerkhoff Construction Fire Department Connection Canopy with address 2.Mar 22.22 Rezoning / Development Permit Tree Protection Barrier refer to arborist report Tree Protection Barrier refer to arborist report Existing trees on neighbouring property to be removed due to proposed development on that property. Existing tree row to be retained □ □ □ □ i □ □ □ 1 -----; i 1 i < \ I I I \ ) "' ' \ ) r; .r /I , I I I 4 I I 7 ', I ' ', I + ',,,,~ + -~====l===zl:':::::::; ' ',, I ' ( l X DD X X ------------- + + ·" 'I _r, CJD D X -- \ \ ---• X r---------------\---- + 0 DD ~ X \ 7 C_ _,) --------------------- G G •• I + )< 0 PATIO PATIO LINE OF P1 PARKING BELOW GARBAGE STAGING AREA Sn sign power pole with light lid LINE OF FLOOR 2,3 & 4 ABOVE LINE OF FLOOR 6 ABOVE PATIO PATIO PA T H W A Y PA T H W A Y LOADING ZONE 3.7m X 9.0m SLOPE UP 3% TO PROPOSED NEIGHBOURING LANE 50 . 0 8 m 50 . 1 7 m 50.44m 50.44m SLOPE DN 52' @ 3% = 1.5' CLOSET CLOSET KIT C H E N D/WD/W ST O R A G E / DE N KITCHEN CL O S E T ST O R A G E / DE N KITCHEN CL O S E T ST O R A G E / DE N KITCHEN CL O S E T STORAGE/DEN KI T C H E N CLOSET STORAGE/DEN KI T C H E N CLOSET STORAGE/DEN KI T C H E N CLOSET D/W KIT C H E N KIT C H E N D/W CL O S E T KITCHEN CLOSET D/W D/WD/W ST O R A G E KITCHEN ST O R A G E KITCHEN DE N / ST O R A G E KITCHEN ST O R A G E / DE N CL O S E T FIR E W A L L PHASE 1PHASE 2 PHASE 1PHASE 2 FIR E W A L L 51.89M ACCESSIBLE WC.STORAGE CLOSET CL O S E T KIT C H E N CL O S E T OFFICE 94 SF KIT C H E N CLOSET CLOSET CLOSET KI T C H E N D/W WALK-INCLOSET KIT C H E N CLOSET STORAGE D/W WALK-INCLOSET UP . CLOSET CL O S E T CLOSET KI T C H E N UP.DN. 51.89M STORAGE/DENKI T C HE N CLOSET1800mm (6') Turning Square UP . DN . EL . 1 7 0 .8 0 ' 52.0 6 mEL. 170 .47'51.96m EL. 169 .52'51.45m EL. 166 .83'50.84m EL. 165 .09'50.32m EL. 164 .79'50.23m EL. 165.68' 50.50m EL. 167.32' 51.00m EL. 168.57' 51.38m EL. 169.91 51.79m EL. 170.08' 51.84m 170.37 '51.93m EL. 170 .97'52.02m EL. 167 .50'51.00m EL. 170.21' 51.88m EL. 169.42' 51.64m EL. 170.25' EL. 168.46' 51.35m EL. 166 .83'50.85m EL. 165 .00' E X I S T I N G P R O P E R T Y L I N E LOADING SIDEWALK RA M P 1 1 0 ' @ 1 0 % = 1 1 ' R I S E EL +171.00' EDGE OF PARKING GARAGE BELOW ED G E O F P A R K I N G G A R A G E B E L O W RAISED GARAGE EX I T P A T H SL O P E D N 8 4 ' @ 3 % = 2 .5 ' PA R C E L LO C K E R S MA I L B O X E S EX I S T I N G G R A D E EX I S T I N G G R A D E PARK. RAMP AMENITY COURTYARD 6,445 SF 2-BED TYPE C10 670 SF 2-BED TYPE C10 670 SF 2-BED TYPE C15 649 SF 1-BED TYPE B03 530 SF 1-BED TYPE B03 530 SF 1-BED TYPE B04 519 SF 2-BED TYPE C01 804 SF 2-BED TYPE C01 804 SF 2-BED TYPE C02 790 SF 1-BED TYPE B09 642 SF EL +169.50' ME C H EL E C ME C H 1-BED TYPE B01 540 SF 1-BED TYPE B01 540 SF EL +169.50' RES. LOBBY 500 SF GYM AMENITY 660 SF 2-BED TYPE C09 775 SF 2-BED TYPE C09 775 SF2-BED TYPE C04 689 SF 2-BED TYPE C05 679 SF 2-BED TYPE C01 804 SF 2-BED TYPE C01 804 SF MULTIPURPOSE AMENITY 548 SF 3-BED TYPE D01 915 SF 2-BED TYPE C06 765 SF SE T B A C K SE T B A C K DE D I C A T I O N 2-BED TYPE C01 804 SF 2-BED TYPE C01 804 SF 2-BED TYPE C01 804 SF 2-BED TYPE C14 819 SF EL +169.50' EL +168.50' EL +168.50' EXIT GARBAGE ROOM 650 SF EL . 1 6 5 .3 0 ' EL +169.00' RAISED GARAGE SL O P E U P 4 7 ' @ 1 0 % = 4 .7 0 ' SL O P E U P 1 5 ' @ 2% = 0 .3 0 ' GA R B A G E A P R O N CB CB EL. 168 .40'51.33m EL. 169 .52'51.45m EL. 170 .47'51.96m SL O PE 2 .5 % SL O P E TEMPORARY LANE 1-BED TYPE B01 540 SF 1-BED TYPE B07 466 SF 1-BED TYPE B01 540 SF 1-BED TYPE B01 540 SF 1-BED TYPE B04 519 SF EL. 168.46' 51.35m EL. 167.68' 51.11mEL. 167.68' 51.11m EL. 170.25' EL. 168.74' 51.43m EL+168.50' EL. 170.50' EL. 169.00'T.O. PLANTER WALL EL +169.50' PA R K I N G S/ A S H A F T S PROPOSED LANE vvvv PMT 5m2 5m2 9m2 9m2 9m2 9m2 9m2 7.3m2 6.3m2 9m2 7.3m2 6.3m2 9m2 9m2 12m2 6.9m2 6.9m2 6.9m2 6.9m2 6.9m2 6.9m2 6.9m2 6.9m2 6.9m2 6.9m2 6.9m2 6.3m2 vvv51.7351.4751.5951.5351.5551.8051.6351.7351.7451.66CB51.6151.7351.8251.7551.9651.9451.8351.8751.8151.5451.7551.8251.8151.7952.7852.5152.6352.6352.7852.7852.5452.5552.3252.4651.9651.8951.8751.8951.8851.7751.9451.8851.9251.8351.8851.9151.8151.7651.6151.7151.6551.8551.8251.6651.5551.4551.5051.4751.4351.5051.5051.5551.6151.7551.5151.5451.5151.5051.4851.4051.4551.4551.4051.4051.5851.3851.3451 .3951.4651.2151.2851.7551.6551.3851.2251.1050.9051.0151.3251.3751.3251.3151.3351.2751.1651.1751.2251.2151.1240 deciduous51.1551.1551.3951.3951.2251.6951.69SV51.65sign51.5551.5551.4751.3950.85MHD50.85WV50.83WV51.2751.0751.3251.2150.9950.8751.0851.1951.1450.8750.6850.5550.7450.7150.5350.3950.5350.3050.3650.7350.2950.7350.5945 coniferous5 0 . 6 2 4 0 c o n i f e r o u s50.7850.7250.7350.6950.6850.7050.7250.7950.8850.9650.9850.8850.7950.7950.59CB50.8250.8851.0050.7150.7350.7251.0650.7150.6550.8450.9751.0450.9950.7950.7150.6850.7550.8150.8250.9751.0650.9951.0651.0451.0351.0951.0451.0951.1551.1151.1151.0350.9450.9750.8350.8851.1551.1951.2551.2551.0951.4151.1951.2251.1251.1551.1551.1851.0851.1051.12H35 coniferous35 coniferous20 coniferous35 coniferous20 deciduous25 coniferous80 coniferous30 coniferous25 coniferous 25 coniferous25 coniferous30 coniferous25 coniferous25 coniferous25 coniferous40 coniferous25 coniferous60 coniferous40 coniferous20 coniferous30 coniferous80 coniferous25 deciduous30 coniferous40 coniferous30 coniferous25 coniferous20 coniferous25 coniferous20 coniferous25 coniferous25 coniferous65 coniferous20 coniferous30 coniferous20 coniferous25 coniferous50 deciduous 75 coniferous 90 coniferous 0° 0 2 ' 4 7 " 54 .8 9 6 sign pool traffic line gutter line concrete sidewalk asphalt driveway gravel driveway gravel driveway brick driveway ch a i n l i n k f e n c e wo o d f e n c e wo o d f e n c e wo o d f e n c e chain link fence existing house existing house existing house existing house wo o d f e n c e hedge he d g e hedge hedge he d g e hedge existing shed he d g e he d g e co n c . p a t h he d g e 40 deciduous (multi-stem) hedge stairs porch co n c . p a t h co n c . p a d hedge wo o d f e n c e letdown letdown letdown(t)(t)(t)(t)conc. ret.wall(t)30 deciduous elec. vault elec. vault fire hydrant 215 PLAN 56520 217 PLAN 56520 PLAN 26269 UNCONSTRUCTED LANE 218 PLAN 56868 224 PLAN 57491 223 PLAN 57491 231 PLAN 58011 230 PLAN 58011 152 PLAN 43788 151 PLAN 43788 150 PLAN 43788 he d g e50.3050.1251.0951.4551.8051.30elec. vault porch carport deck 90°02'19" 18.106 90°02'19" 18.312 90°02'19" 18.312 90°02'19" 18.288 90°03'27" 18.097 90°03'27" 18.266 90°03'27" 18.335 90°03'27" 18.288 0° 0 4 ' 5 1 " 54 .9 2 0 0° 0 3 ' 2 2 " 54 .9 0 2 18 0 ° 0 6 ' 1 6 " 54 .9 0 8 18 0 ° 0 4 ' 5 1 " 54 .9 1 4 m u l t i - s t e m m e d m u l t i - s t e m m e d TOTAL AREA=1.24 Acres 51 .5 5 0 .5 5150.1050.0050.4450.8850.4750.5250.5450.6250.5250.4350.2550.3150.3650.4750.3950.4150.4450.4550.4650.5050.5050.4650.5250.5050.4550.4250.4450.4250.3950.2950.2550.2150.1650.2850.3450.3750.3350.3550.3750.4450.4350.5250 .6 850.4650.4050.3550.3950.5050.5150.5950.8750.8550.8550.9850.9150.8050.7050.6350.6750.6250.5650.5750.5450.725 0 . 7 6 sign 80 coniferous 35 deciduous 25 deciduous 80 coniferous 120 coniferous 80 coniferous 90°03'27" 18.263 270°02'19" 18.274 multi-stemmed multi-stemmed multi-stemmed multi-stemmed deck existing house carport 20 deciduous he d g e he d g e 18 0 ° 0 2 ' 0 3 " 54 .9 0 2 concrete driveway as p h a l t d r i v e w a y letdown 229 PLAN 58011 50.5 153 PLAN 43788 5011.2 Sq.m. 7.5 0 0.5 Hect. 4604.9 Sq.m. 4604.9 Sq.m. TOTAL AREA(with lane dedication) =1.14 Acres 4.4 5 E X I S T I N G P R O P E R T Y L I N E S E T B A C K L I N E P R O P O S E D P R O P E R T Y L I N E S E T B A C K L I N E P R O P E R T Y L I N E S E T B A C K L I N E S E T B A C K L I N E P R O P E R T Y L I N E L A N E S E T B A C K L I N E T E M P O R A R Y L A N E R I G H T - O F - W A Y 1 A452 10' 20'40' 2m 5m 10m 0' DRAWING TO SCALE WHEN PRINTED ON ARCH D (36" x 24") SHEET PRELIMINARY ONLY NOT FOR CONSTRUCTION Tree Removal and Retention Plan L-1.1 22974 Dewdney Trunk Road Maple Ridge BC 6 Storey Apartment Building 1. SCALE 1: 150 DRAWING NUMBER DRAWING PROJECT CLIENT ISSUE/REVISIONDATE 2104 DRAWN PROJECT NUMBER PACW # All drawings remain the property of Greenway Landscape Architecture. Use for any purpose and reproduction only by written consent. Greenway Landscape Architecture 2280 Park Crescent Coquitlam BC V3J 6T4 T 604 461 9120 E paul@greenwayla.ca Paul Whitehead RBCSLA Registered Landscape Architect #246 May 19.21 Rezoning / Development Permit NORTH Dewdney Trunk Road Lane play area stairs Dashed edge of parking garage below Kerkhoff Construction 2.Mar 22.22 Rezoning / Development Permit Tree Protection Barrier refer to arborist report Tree Protection Barrier refer to arborist report Existing trees on neighbouring property to be removed due to proposed development on that property. Existing tree row to be retained Tree to be retained Tree to be removed Tree protection is to meet City of Maple Ridge standards. Tree protection fence to be wood post and top rail with orange snow fence mesh. Install before other site work and to remain in place until completion of construction. No construction access or storage is permitted in Tree Protection Area. Existing Tree Assessment Refer to arborists report - Tree Inventory and Assessment for Development Purposes for existing tree inventory and recommendations, as prepared by Wyatt Sjodin, Wyatt Earth Trees & Gardens, 2653 Wildwood Drive, Langley BC (604 833 5155) Any grubbing/excavation within retained tree Tree Protection Zone must be directly monitored by Project Arborist (Wyatt Earth Trees & Gardens) with 72-hours notice given. Replacement Tree Summary Trees on west neighbouring site to be removed with neighbour site development. Trees on south neighour site to be protected. 14 trees exist on site - 14 to be removed. Refer to arborist report. Compensation planting at 40 trees per hectare. Site area = 0.46ha x 40 = 18 replacement trees required. 27 trees proposed - smaller species, at grade on parkade structure. Refer to planting plan and plant list. ) ) 0 V / \ ........... ~ l.r' ' II . , . \ II II : II ' I -. D L_ ~ I ! ~ ,'-1 p i , .. , ' JI--. it , ~ . ...... X l.) ['.. 'C:..-i.}_ 7' X ~ ·,~ n tJ' \ - ' u1 ' ' u- ' . ' ' ' ' ' "' LI I I X □ I \ .. I I ~ 111 =~H 11/ l.) \ I ,_,, DD 'D -I I r c: - • = X l!==\===I r ---i1' ' ' I\ X • I ~ I'\.. I ,I ---t-~ ~ "'-/ ...._ • .'1' ' , ' ! ' ' ' ' ' ' ' ' ' 1 ' ' ' ' ' ' ;' I ' ' : ' ' ' ' ' ' ' ' ' / I i' I / ' -,t:vx , A 1---71\,, 7 ~ J j V I ' YI , ' : \ : ' ' ' ' ' ' X ' ' : l~ X / -. X / I I - 0 I / ) ' ...,, _) • X r---------------\----------------------,-----------------------------·-~ 0 00 0 0 0 0 ....... ....__ _____ _ V I ( \ 0 "'O 0 Oo 0000 o vooo 0 00 o o ~ ~ -----------.:~-------k"-/ 0 I I I I I I I --........ • ) ,_ .......... / I AMENITY DECK D/W WALK-INCLOSET UP . DN . ACCESSIBLE WC. MEETING CLOSET CL O S E T KIT C H E N CL O S E T KIT C H E N CLOSET STORAGE/DEN KIT C H E N CLOSET STORAGE/DEN KIT C H E N CLOSET CLOSET CLOSET KI T C H E N STORAGE/DEN KIT C H E N CLOSET STORAGE/DEN KIT C H E N CLOSET KIT C H E N CLOSET STORAGE D/W WALK-INCLOSET STORAGE / DEN CL O S E T C L O S E T KITCHEN D/W STORAGE/DEN STORAGE D/W FI R E W A L L FI R E W A L L PHASE 1PHASE 2 PHASE 1PHASE 2 FI R E W A L L FI R E W A L L CL O S E T KITCHEN CLOSET ST O R A G E / DE N KITCHEN CL O S E T ST O R A G E / DE N KITCHEN CL O S E T ST O R A G E KITCHEN D/W ST O R A G E KITCHEN D/W UP.DN. ST O R A G E / DE N KITCHEN CL O S E T ST O R A G E / DE N KITCHEN CL O S E T CL O S E T KIT C H E N WA L K - I N CL O S E T DESK / NI C HE KI T C HE N ST O R A G E / DE N KITCHEN CL O S E T UP . DN . AMENITY RM 985 SF EL +210.83' 1-BED TYPE B04 519 SF 1-BED TYPE B07 466 SF 2-BED TYPE C10 670 SF 2-BED TYPE C10 670 SF 1-BED TYPE B04 519 SF 2-BED TYPE C01 804 SF 2-BED TYPE C01 804 SF 2-BED TYPE C01 804 SF EL E C EL E C ME C H ME C H 2-BED TYPE C01 804 SF 2-BED TYPE C07 774 SF 1-BED TYPE B06 543 SF 2-BED TYPE C01 804 SF 1-BED TYPE B11 578 SF 1-BED TYPE B05 529 SF 2-BED TYPE C08 804 SF 2-BED TYPE C09 775 SF 2-BED TYPE C09 775 SF2-BED TYPE C04 689 SF 2-BED TYPE C05 679 SF 2-BED TYPE C01 804 SF 2-BED TYPE C01 804 SF 2-BED TYPE C01 804 SF 3-BED TYPE D01 915 SF 2-BED TYPE C06 765 SF 2-BED TYPE C01 804 SF 2-BED TYPE C01 804 SF E X I S T I N G P R O P E R T Y L I N E S E T B A C K L I N E P R O P O S E D P R O P E R T Y L I N E S E T B A C K L I N E P R O P E R T Y L I N E S E T B A C K L I N E S E T B A C K L I N E P R O P E R T Y L I N E L A N E S E T B A C K L I N E T E M P O R A R Y L A N E R I G H T - O F - W A Y 10' 20'40' 2m 5m 10m 0' 2 L3 DRAWING TO SCALE WHEN PRINTED ON ARCH D (36" x 24") SHEET PRELIMINARY ONLY NOT FOR CONSTRUCTION Level 5 Landscape Plan L-2.0 1. DRAWING NUMBER DRAWING CLIENT ISSUE/REVISIONDATE# All drawings remain the property of Greenway Landscape Architecture. Use for any purpose and reproduction only by written consent. Greenway Landscape Architecture 2280 Park Crescent Coquitlam BC V3J 6T4 T 604 461 9120 E paul@greenwayla.ca Paul Whitehead RBCSLA Registered Landscape Architect #246 NORTH SCALE 1: 150 PROJECT 2104 DRAWN PROJECT NUMBER PACW Dewdney Trunk Road Lane Temporary Lane Garden Planters - prefabricated For resident use to grow fruits and vegetables. Communal Bar-be-que area Picnic/activity table Trellis structure for shade Social space for individuals and informal gatherings Lounge seating with fire ring / coffee table Prefabricated planter boxes 3' x 6' x 27" tall or alternate Small ornamental trees, shrubs, groundcovers, and perennials Patio and walkway paving 18" square patio slab on pedestals Perimeter path set back 3' from guardrail Synthetic lawn 12.5' wide x 47.5' long synthetic grass with low curb edge informal / social play / bocce court Social space for individuals and informal gatherings Trellis structure for shade with seating and coffee table Planter taller plants beside balconies May 19.21 Rezoning / Development Permit Kerkhoff Construction guard rail guard rail 22974 Dewdney Trunk Road Maple Ridge BC 6 Storey Apartment Building 2.Mar 22.22 Rezoning / Development Permit L __ _ I I ,- __ _.__ ' ' - j_ - '-J ~( ( ,= Se -l ./ _) = / ( I I - - - - II I .,;- [ - lL n= V -[ -- II r r7 ( --ii --::E -- r ea= n - - - - t--t-_____:t---H ~ L = ( -I../ I II = = "'---J II I D DD >- \_ \__ -1~ " \__ lJJI, ~ \__ = = /I = J _,/ ../ - - - -- - ct----t- --<;; ~ L \II II II \__ I L) 7 F I I"\ n liil :) liil liil II 1--d LI LI 7 I I../ ' I I ----II II ../ \__ L/ \J -~ II JI -· X., ,··Q,··Q,·'Q,·'Q,·" ~ "-' ·-· -; •J olo(ololo ' • + • * ~ 1 I I I I I I I '" I I 1' I ,. 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SCALE AS NOTED DRAWING NUMBER DRAWING PROJECT CLIENT ISSUE/REVISIONDATE DRAWN PROJECT NUMBER PACW # All drawings remain the property of Greenway Landscape Architecture. Use for any purpose and reproduction only by written consent. Greenway Landscape Architecture 2280 Park Crescent Coquitlam BC V3J 6T4 T 604 461 9120 E paul@greenwayla.ca Paul Whitehead RBCSLA Registered Landscape Architect #246 2104 PLANT LIST - 22944 Dewdney Apartments - Fifth Floor March 17, 2022 total SYMBOL QTY.BOTANICAL NAME COMMON NAME SIZE SPACING TREES 6 Magnolia x Betty Betty Magnolia 1.5m tall specimen Low branching SYMBOL QTY.BOTANICAL NAME COMMON NAME SIZE SPACING SHRUBS 4 Euonymus alata 'Compactus'Dwarf Burning Bush #2 pot 900 o.c 8 Potentilla fruiticosa Red Ace Red Ace Shrubby Cinquefoil #1 pot 650 o.c. 13 Prunus lauracerous OL Otto Luykens Laurel #1 pot 450 o.c. 15 Spiraea x Bumalda Gold Flame Gold Flame Spirea #2 pot 900 o.c. 26 Taxus x Media Brownii Brown's Yew 1.2m tall, B&B 500 o.c. 12 Weigelia florida MW Midnight Wine Weigelia #2 pot 750 o.c. GROUND COVERS Arctostaphylos uva-ursi VJ Vancouver Jade Kinnikinick #1 pot 500 o.c 34 Mahonia nervosa Longleaf Mahonia #1 pot 450 o.c PERENNIALS AND GRASSES Echinacea purpurea'Magnus'Magnus Purple Coneflower #1 pot 450 o.c 24 Hemerocallis 'Happy Returns'Happy Returns Daylily #1 pot 500 o.c Hosta sieboldiana 'Elegans'Elegans Plantain Lily #1 pot 500 o.c Rudbeckia fulgida 'Goldstrum'Black-Eyed Susan #1 pot 450 o.c 30 Pennisetum alopecuroides 'Hameln'Hameln Fountain Grass #1 pot 600 o.c 21 Stipa tenuissima Mexican Feather Grass #1 pot 500 o.c NOTES: 1) In case of discrepancy between plant numbers on this list and on the plan, the plan shall prevail. 2) All planting shall be in accordance with BCSLA/BCLNA Landscape Standard, latest edition. 3) All planting beds: 450 to 750 growing medium with 75mm of mulch (decomposed hem/fir bark) 4) All off site work and plant material to satisfaction of the City of Maple Ridge #Halesia carolina Carolina Silverbell 6cm Cal, WB 1.8m standard #Magnolia galaxy Galaxy Magnolia 6cm Cal, WB 1.8m standard Acer palmatum Osakazuki Green Japanese Maple 2.5m tall, multi stem Low branching Cercis Chinensis Chinese Redbud 6cm Cal, WB 1.8m standard Quercus palustris Pringreen Green Pillar Pin Oak (columnar)6cm Cal, WB 1.8m standard Street tree - to be determined 6cm Cal, WB 1.8m standard #Acer truncatum Pacific Sunset Pacific Sunset Shantung Maple 6cm Cal, WB 900 o.c. 1.8m standard #Ligustrum japonicus Texanum Waxleaf Privet 1.2m tall, B&B 500 o.c. #Styrax japonica Japanese Snowbell 6cm Cal, WB 1.8m standard #Parrotia persica Persian Ironwood 6cm Cal, WB Azalea japonica Hino Crimson Hino Crimson Azalea #2 pot 900 o.c. #Buxus sempervirens Common Boxwood #2 pot 400 o.c. #Calluna vulgaris Pink Heather #1 pot 450 o.c. Cornus stolonifera redtwig Dogwood #1 pot 900 o.c. #Gaultheria shallon Salal #1 pot 500 o.c #Mahonia aquifolium Oregon Grape #2 pot 750 o.c. #Physocarpus opulifolius Diabolo Diabolo Ninebark #2 pot 800 o.c. #Rubus spectabilis Salmonberry #2 pot 900 o.c #Symphoricarpos albus Snowberry #1 pot 900 o.c. Rhododendron 'Ramapo'Dwarf Red Rhodo #2 pot 750 o.c Rhododendron Vulcan Red Vulcan Rhododendron #5 pot 900 o.c Sarcococca H. Humilis Himalayan Sweet Box #1 pot 450 o.c. Skimmia j. macrophylla M + F Skimmia (male and female)#3 pot 900 o.c. Hydrangea macrophylla FP Forever Pink Hydrangea #2 pot 500 o.c Kalmia latifolia Minuet Minuet Mountain Laurel #2 pot 750 o.c. Pieris japonica compacta Dwarf Pieris #2 pot 800 o.c. Polystichum munitum Western Sword Fern #1 pot 600 o.c Vaccinium ovatum Evergreen Huckleberry #2 pot 900 o.c. Pachysandra terminalis Japanese Spurge 10cm pot 450 o.c Astilbe chinensis Chinese Astilbe #1 pot 450 o.c #Clematis armandi Evergreen Clematis #3 pot train #Lonicera mandarin Mandarin Honey Suckle #3 pot train PLANT LIST - 22944 Dewdney Apartments - Ground Level March 17, 2022 total site off-site SYMBOL QTY.BOTANICAL NAME COMMON NAME SIZE SPACING TREES 7 7 Acer circinatum Vine Maple 2.5m tall, multi stem Low branching 10 10 Acer palmatum Osakazuki Green Japanese Maple 2.5m tall, multi stem Low branching 4 4 Cornus alternifolia Pagoda Dogwood 2.5m tall, multi stem Low branching 6 6 Quercus palustris Pringreen Green Pillar Pin Oak (columnar)6cm Cal, WB 1.8m standard 8 8 Street tree - to be determined 6cm Cal, WB 1.8m standard SYMBOL QTY.BOTANICAL NAME COMMON NAME SIZE SPACING SHRUBS 69 69 Azalea japonica Hino Crimson Hino Crimson Azalea #2 pot 900 o.c. 7 7 Erica x Darleyensis Arthur Johnson Arthur Johnson Heather (pink)#1 pot 450 o.c 73 73 Hydrangea macrophylla FP Forever Pink Hydrangea #2 pot 500 o.c 43 43 Kalmia latifolia Minuet Minuet Mountain Laurel #2 pot 750 o.c. 9 9 Pieris japonica compacta Dwarf Pieris #2 pot 800 o.c. 103 103 Polystichum munitum Western Sword Fern #1 pot 600 o.c 8 8 Potentilla fruiticosa Red Ace Red Ace Shrubby Cinquefoil #1 pot 650 o.c. 79 79 Rhododendron 'Ramapo'Dwarf Red Rhodo #2 pot 750 o.c 78 78 Rhododendron Vulcan Red Vulcan Rhododendron #5 pot 900 o.c 107 107 Sarcococca H. Humilis Himalayan Sweet Box #1 pot 450 o.c. 45 45 Skimmia j. macrophylla M + F Skimmia (male and female)#3 pot 900 o.c. 57 57 Spiraea x Bumalda Gold Flame Gold Flame Spirea #2 pot 900 o.c. 167 167 Taxus x Media Brownii Brown's Yew 1.2m tall, B&B 500 o.c. 12 12 Vaccinium ovatum Evergreen Huckleberry #2 pot 900 o.c. 13 13 Weigelia florida MW Midnight Wine Weigelia #2 pot 750 o.c. GROUND COVERS 0 Arctostaphylos uva-ursi VJ Vancouver Jade Kinnikinick #1 pot 500 o.c 18 18 Mahonia nervosa Longleaf Mahonia #1 pot 450 o.c 0 Pachysandra terminalis Japanese Spurge 10cm pot 450 o.c PERENNIALS AND GRASSES 0 Astilbe chinensis Chinese Astilbe #1 pot 450 o.c 0 Echinacea purpurea'Magnus'Magnus Purple Coneflower #1 pot 450 o.c 27 27 Hemerocallis 'Happy Returns'Happy Returns Daylily #1 pot 500 o.c 0 Hosta sieboldiana 'Elegans'Elegans Plantain Lily #1 pot 500 o.c 0 Rudbeckia fulgida 'Goldstrum'Black-Eyed Susan #1 pot 450 o.c 10 10 Pennisetum alopecuroides 'Hameln'Hameln Fountain Grass #1 pot 600 o.c 10 10 Stipa tenuissima Mexican Feather Grass #1 pot 500 o.c NOTES: 1) In case of discrepancy between plant numbers on this list and on the plan, the plan shall prevail. 2) All planting shall be in accordance with BCSLA/BCLNA Landscape Standard, latest edition. 3) All planting beds: 450 growing medium with 75mm of mulch (decomposed hem/fir bark) 4) All off site work and plant material to satisfaction of the City of Maple Ridge 2 2 Halesia carolina Carolina Silverbell 6cm Cal, WB 1.8m standard 4 0 4 Magnolia galaxy Galaxy Magnolia 6cm Cal, WB 1.8m standard 2 2 Acer truncatum Pacific Sunset Pacific Sunset Shantung Maple 6cm Cal, WB 900 o.c. 1.8m standard 5 5 Ligustrum japonicus Texanum Waxleaf Privet 1.2m tall, B&B 500 o.c. 7 3 4 Styrax japonica Japanese Snowbell 6cm Cal, WB 1.8m standard 11 11 Parrotia persica Persian Ironwood 6cm Cal, WB 20 20 Buxus sempervirens Common Boxwood #2 pot 400 o.c. 4 4 Calluna vulgaris Pink Heather #1 pot 450 o.c. 5 Cornus stolonifera redtwig Dogwood #1 pot 900 o.c. 65 65 Gaultheria shallon Salal #1 pot 500 o.c 5 5 Mahonia aquifolium Oregon Grape #2 pot 750 o.c. 11 11 Physocarpus opulifolius Diabolo Diabolo Ninebark #2 pot 800 o.c. 27 27 Prunus lauracerous OL Otto Luykens Laurel #1 pot 450 o.c. 5 5 Rubus spectabilis Salmonberry #2 pot 900 o.c 5 5 Symphoricarpos albus Snowberry #1 pot 900 o.c. 0 0 Clematis armandi Evergreen Clematis #3 pot train 0 0 Lonicera mandarin Mandarin Honey Suckle #3 pot train v paving structural roofdeckstructural roofdeck paving level 12' 2" / 3.7m 2 Trellis Structure - metal 1 : 25 Post 100 Box section Flange or saddle for connection to concrete footing Notes: All welded construction, grind smooth all welds. All components to be box section aluminum, unless alternate as recommended by structural engineer. All metal to have powdercoat finish, colour to be confirmed. Provide shop drawings for approval before manufacturer. Concrete footing doweled to roofdeck Front View Side view / Section Plan view 12' 6"/ 3.8m 8' / 2 .4 4 m Beam and perimeter 50 x 200 box section Weld a/o bracket attachment to posts Slats 25 x 150 box section 12 ' 6 " / 3 .8 m 12' 2" / 3.7m 8' 10" / 2.7m 9' 6 " / 2 .9 m void material Flange for connection to concrete footing / pedestal seat / wall Concrete pedestal seat 1 Furnishings Not to scale Table and bench seating Bench seatingCoffee table Planter Box 36" x 72" x 27" tall Sun lounger Bicycle Rack 6 bike capacity Play house (CSA compliant) and matching table and chairs. All wood construction - yellow cedar 4' x 4' base x 6' tall. Wood shingle roof. As manufactured by Habitat Play Systems or alternate. 3 Play House Not to scale Residential Space Parkade Structure Patio Lane GROUND LEVEL 2 EL. 166 .00' Residential Space Parkade Structure Patio lawn pedestal seat planter boxes behind AMENITY DECK patio paving Trellis shade structure metal 4' to 5' path 3' path min planter Section 1: Patio at lane Section 3: Patio at street Section 2: Rooftop Amenity patio at trellis COURTYARD Residential Space Parkade Structure Patio Corridor Lounge space planter behind Section 4: Amenity Courtyard May 19.21 Rezoning / Development Permit Kerkhoff Construction 1: 50 1: 50 1: 50 1: 50 1 Typical Landscape Materials 1cm = 20cm CIP concrete or Segmental Block Retaining Wall Garden Wallstone or Allan Block Lite with cap stone. Install per Manufacturer's recommendations. Backfill blocks with gravel. Glue cap to wall block. Set wall on protection board on drainage mat. Continue drainage mat up inside of planter walls. building wall structural roofdeck Bi-Level Planter Drain Drain water from planting areas and structural roofdeck. Refer to architectural and mechanical drawings. Planter Growing medium 450 to 750 deep 75mm organic mulch on filterfabric on drainage layer on protection board on waterproofed roofdeck Concrete or unit Paving on torpedo gravel bedding layer on drain mat on protection board on waterproofed structural roofdeck unit paving Structural roofdeck Refer to architectural drawings. Waterproofing and protection board by architect. Deck to be sloped to drains. Refer to mechanical drawings for drain information. planter 22974 Dewdney Trunk Road Maple Ridge BC 6 Storey Apartment Building 2.Mar 22.22 Rezoning / Development Permit ,c,l, ' ' ·¥rf!$.,F:;F,"Jr ,~'y '<'.:' \ I / ' I ' I I I 0 I I I I I , ) - 0---- I ' 0 © ~ Au ~ Pt Ac Ep He Hs Rf 0 A, 0 Mn Ep @ He Hs RI Q @ 0 GREEN BUILDING / SUSTAINABILITY INITIATIVES Partners: Jordan Kutev | Architect AIBC 180 ‐ 2250 Boundary Road | Burnaby | BC | V5M 3Z3 | T 604 299 3222 Formosis Architecture Inc. Tom Bunting | Architect AIBC 200 ‐ 211 Columbia Street | Vancouver | BC | V6A 2R5 | T 604 688 7582 formosis.ca Page 1 of 1 March 23, 2022 Therese Melser | Planner Land, Planning and Development City of Maple Ridge Green Building Techniques and Sustainability Practices RE: 22936 Dewdney Trunk Road, Maple Ridge [2021‐281‐ RZ] The proposal is for a dense residential building near Maple Ridge downtown along a transit line, reducing travel emissions and greenfield land use. The light wood frame structure is at the upper bound for building size in that structural material with low embodied carbon. Integrated rainwater management strategies are being used to reduce runoff and control runoff for large storms. Please contact myself or Scott Proudfoot (sproudfoot@formosis.ca) with any questions or clarifications to this application. Regards, Tom Bunting Architect AIBC, FRAIC LEED AP Principal | Formosis architecture Inc. NOTE: FOR ON-SITE GRADING REFER TO LANDSCAPE DESIGN NOTE: ALL FINISHED GRADES SHOWN ARE AT PROPERTY LINE TREE TO BE RETAINED C/W TREE PROTECTION BARRIER. ---, ,_ L 0 J a: '-" z Si! a: '-" >-g ~ "' 3 ,, d, C 'c ~ '-" ~ .3 I 8 I Cl <D 8 ;l- oo " w 6i gc Cl .. ,.._ Cl N N ~ Cl N N I ::: 0 .c .,, ~ "' 0 0 I Cl ~ 0 0 I 0 5 !l .i e ;!,, 0 THIS DRAWING AND DESIGN IS lHE PROPERlY OF McELHANNEY AND SHALL NOT BE USED, REUSED OR REPRODUCED WITHOUT THE CONSENT OF McELHANNEY. McELHANNEY WILL NOT BE HELD RESPONSIBLE FOR THE IMPROPER OR UNAUTHORIZED USE OF THIS DRAWING AND DESIGN_ THIS DRAWING AND DESIGN HAS BEEN PREPARED FOR THE CLIENT IDENTIFIED, TO MEET THE STANDARDS AND REQUIREMENTS OF THE APPLICABLE PUBLIC AGENCIES AT THE TIME OF PREPARATION. McELHANNEY, ITS EMPLOYEES, SUBCONSULTANTS AND AGENTS WILL NOT BE LIABLE FOR ANY LOSSES OR OTHER CONSEQUENCES RESULTING FROM THE USE OR RELIANCE UPON, OR ANY CHANGES MADE TO, THIS DRAWING, BY ANY THIRD PARTY, INCLUDING CONTRACTORS, SUPPLIERS, CONSUL TANT$ AND STAKEHOLDERS, OR THEIR EMPLOYEES OR AGENTS, WITHOUT McELHANNEY'S PRIOR WRITTEN CONSENT. INFORMATION ON EXISTING UNDERGROUND FACILITIES MAY NOT BE COMPLETE OR ACCURATE. McELJ-lANNEY, ITS EMPLOYEES AND DIRECTORS ARE NOT RESPONSIBLE NOR LIABLE FOR THE LOCATION OF MN UNDERGROUND CONDUITS, PIPES, CABLES OR OTHER FACILITIES WHETHER SHOWN OR OMITTED FROM THIS PLAN. PRIOR TO CONSTRUCTION CONTRACTOR SHALL EXPOSE LOCATIONS OF All EXISTING FACILITIES BY HAND DIGGING OR HYDROVAC AND ADVISE THE ENGINEER OF POTENTIAL CONFLICTS. a I / • ~ 6 a __ .L.--------i ------. -• --~□ ·----,----,----,----. __ __,_ _j_ /-a-•--•--• ,--,DEWDNEY TRUNK ROAD -,--.--------. -. -----. -------. - --1--,-----,-----,-----,----,--~-, • a s s s STM , ..__,, D D D • • • letdown - • I I \ w I I \ \ \ D w _) --j }- I \ ) r - J " 0 80 conlferou~ multi-stemmi 0120 ~on{"fero~! mult1-s emm ... '-/ -.... .,... LOT 229--- PLAN 58011 . ··························································w z -J 0 • a yellow street I ,e --. EX-375mm, CONC_ STM ( D D D ; • letdown I •c.va /,,. aec w : I/ \l/\111 \ _ ·························~·········~········t ·~:·· ....... i ... • w • • • 0 • • I I < • w • ~ rfl • ----/ '-I "\ I \ ' I 18.26.3 -- D w letdown I 18.097 90"03 2T - I _/ ~ I ' EX. HYO • • EX_ 1 §Omm, AC SAN s EX. 250mm• CONC. STM D ~----D • -w EX. 200mm, DI W/M gutter II e ! I letdown ' ' . -/ 90"03'21 ~5 deciduous , \ I I UN CONSTRUCTED LAN E ---•-,._,_ ··-·· LOT 153 PLAN 43788 LOT 152 PLt-N 43788 • • • • . . D • traffic line s ----s +-----s -----s -----s -----s -----s -----,Q traffic line D D D D w • w • • letdown I a D a " " ff 1etaown I -{ J- '\t,,'I"'----'-'------"-'----------, t:>~: brick drlv~ay I / I '!'-,.. I-# , s ET II A jC IC \ J . 90'032T E ISTINC: LOT 150 PLAN 43788 LINE .................. • ....... y ·• IPMTI - ................... ·t"" -= -- w • • u ~------------------------- u C C LOT 215 PLAN 56520 LOT 217 PLAN 56520 1, 2. 3. 4. 5. 1. 2. BUILDER / DESIGNER / LOT OWNER NOTES: VERIFY BY FIELD INSPECTION niAT niE AS-CONSTRUCTED CIVIL SERVICING FEATURES DO NOT CONFLICT Wini niE CONTEMPLATED BUILDING (I.E. LOCATIONS OF HYDRANTS, STREETLIGHTS, TRANSFORMERS, PRE-INSTALlfD DRIVEWAYS AND CURBS, IN-GROUND KIOSKS AND SERVICE BOXES, LAWN BASINS AND LOT DRAINAGE PIPES IN CONFLICT Wini PROPOSED DRIVEWAYS, WALKS, STAIRWAYS, ITC.). RELIANCE ON DRAWINGS (DESIGN OR AS-CONSTRUCTED) WITHOUT VERIFICATION BY FIELD INSPECTION CONSTITUTES ACCEPTANCE OF All RISKS RESULTING FROM THEIR USE. FAMILIARIZE YOURSELF WITH LOCATION AND PURPOSE OF PRIVATE DRAINAGE EASEMENTS AND/OR RIGHTS-OF-WAYS ON niE LOT (IF ANY) . ON-SITE LOT GRADING DESIGN TO BE COMPLETED BY LANDSCAPE ARCHITECT. Fill. MATERIAL ON niE LOT (IF ANY) IS MATERIAL NATIVE OR IMPORTED AS APPROVED BY niE ENGINEER DURING CML CONSTRUCTION, NO REPRESENTATION IS GIVEN AS TO niE DEPTH TO FIRM UNDISTURBED GROUND OR TO THE BEARING CAPACITY OR MOISTURE CONTENT OF SOILS ON niE LOTS IN RELATION TO HOUSE FOUNDATION DESIGN/CONSTRUCTION, ON-SITE BUILDING CONTRACTOR TO CONSULT SOILS (GEOTECHNICAL) CONSULTING FIRM IF FOOTINGS OR SLAB ON GRADE ARE RAISED ABOVE FIRM UNDISTURBED SOIL ON-SITE BUILDING CONTRACTOR IS RESPONSIBLE FOR ROUGH GRADING OF niE PROPOSED LAWN BASINS AND niEIR LEADS AND SWALES WHERE SHOWN (SEE LEGEND). DEVELOPER'S CONTRACTOR NOTES: TOE OF Fill. OR CUT ON niE PROPOSED LOTS SHAU. NOT EXTEND ONTO ADJACENT PRIVATE LANDS . LOT Fill. MATERIAL TO BE NATIVE OR IMPORTED MATERIAL APPROVED BY niE ENGINEER DURING CONSTRUCTION. LEGEND * 66.99 1 14_91 1 CB RIM: 25-25 I.iii e EXISTING GROUND ELEVATION PROPOSED GROUND ELEVATION AT P/L BY CONTRACTOR. MINIMUM BUILDING ELEVATION (M_B_E_): ELEVATION OF UNDERSIDE OF JOIST IN CRAWL SPACE OF LESS THAN 1.2m IN HEIGHT_ TOP OF CONCRETE SLAB IN A BASEMENT HOME_ TOP OF SKIM COAT IN CRAWL-SPACE OF GREATER THAN 1 _2m IN HEIGHT. FINISHED FLOOR ELEVATION RIDGE LINE (BY DEVELOPER'S CONTRACTOR) DIRECTION OF FLOW PROPOSED CATCH BASIN AND T/FRAME ELEVATION PROPOSED 600mm 0 LAWN BASIN -EXISTING DITCH ------PROPOSED SWALE (BY DEVELOPER'S CONTRACTOR) -14- MAJOR 100 YEAR OVERLAND FLOOD ROUTE MAJOR 100 YEAR FLOW ROUTE IN PIPE MAJOR 100 YEAR BELOW SURFACE CONTOURS IN METERS ~ McElhanney !3-1--..-----.-------------------------------,----,..------------------.--------------------------------------------------,--------------,-----------,..-----'--------------------'-----------------------1 x - - --DRAWN NWJ SEAL E ~ ,,.,>--+-----+------------------------------+----< " I "' PB '022-03-2. ISSUED FOR DEVELOPMENT PERMIT NWJ N O>--+-----+------------------------------+----i N PA 2021-05-14 ISSUED FOR DEVELOPMENT PERMIT NWJ BENCHMARK CONTROL MONUMENT 85H0717 LOCATED AT INTERSECTION OF 229 ST-& CLIFF Al/f._ ELEVATION = 47.090 [NAD83 CSRS] DRAWING PRODUCED IN UTM ZONE 10N COORDINATES LEGAL DESCRIPTION OF PROPERTY EXISTING --[Z] 0 DITCH ----EDGE OF GRAVEL CITY OF MAPLE RIDGE PROPOSED --ra. UTILITY POLE/ ANCHOR e ➔ =---DESIGNED RJ STORM SEWER STM ARE H\'DRANT "' SLOPE TOP =_ -:::.=..:::--TOE ~1:ITARY SEWER ~:~ IRON PIN , 1_p_ SHRUB {J CHECKED MC WATIR W/M BASEMENT ELEV. LEFT .l RIGHT T ~ APPROVED MC U.G_ LIGHTING S/L EDGE OF PAVEMENT HEDGE ~ U.G_ HYDRO HYO FENCE --,--, FlELD BOOK ENGINEERING DEPARTMENT LOT GRADING PLAN U.G_ TELEPHONE TEL SIDEWALK TREE DECIDUOUS O @. CONIFEROUS MANHOLE -e-SURVEY MONUMENT t:,. "'<1§1 SCALES DTR MID RISE DEVELOPMENT ~ >--+-----+------------------------------+----< -CATCH BASIN [Z] SAN. INSPECTION CHAMBER o HORZ- DAlE MARCH 2022 SHEET 01 ClF 03 DWG_ No_ L No_ DATE REVISION -WATIR OR GAS VALVE >< STREET LIGHT -0 BUILDING I ( #22936, #22944, #22952,#22964, #2297 4 DEWDNEY TRUNK RD ~ L_L ___ ...L _____________________________ ...L __ L ________________ ...L ________________________________________ .:::-==::.-_____ ...1.. _ ___:VE::R::,:T.:_-________ ...L __________ ...L ______________________________ ...L ___________ J 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 Page 1 of 5 City of Maple Ridge TO:Advisory Design Panel MEETING DATE:April 13, 2022 FILE NO:2020-177-DP SUBJECT:12834 232 Street PURPOSE: The rezoning application being processed in conjunction with this proposal was given First Reading by Council on October 13, 2020. This site is being re-zoned to CD-5-20 (Comprehensive Development), to permit the construction of three-storey building with approximately 12 residential units and commercial space on the ground floor (daycare and office use). The current Official Community Plan (OCP) designation for the site is Estate Suburban Residential, which will be amended to Commercial, in order to accommodate the proposed rezoning. The development permit application made to the City is subject to Section 8.5 Commercial Development Permit. BACKGROUND: Applicant:Jaswinder Gabri Legal Description:Lot: 10, Block: 5, Section: 28, Township: 12, Plan: NWP19347 OCP: Existing:Estate Suburban Residential Proposed:Commercial Zoning: Existing:RS-2 (Single Detached Suburban Residential) Proposed:CD (Comprehensive Development) Surrounding Uses North: Use:Ridge Meadows Child Development Centre and Yennadon Elementary School Zone:P-1 (Park and School) Designation Institutional South: Use:Commercial (Gas Station) and Residential Zone:CD-1-95 (Service Commercial and Accessory Residential Use) Designation: Commercial East: Use:Single Family Residential Zone:RS-2 (Single Detached Suburban Residential) Designation: Estate Suburban Residential I 4·-~--- mapleridge.ca Page 2 of 5 West: Use: Single Family Residential Zone: RS-2 (Single Detached Suburban Residential) Designation: Estate Suburban Residential Existing Use of Property: Vacant Proposed Use of Property: Commercial and Residential Site Area: 0.21 ha (0.52 acres) Access: 232 Street Servicing: Urban Standard DEVELOPMENT PERMIT AREA: The development permit application made to the City prompting this submission to the ADP is subject to the Key Guidelines and the Design Guidelines of Section 8.5 Commercial Development Permit. Key Guidelines: The following is a brief description and assessment of the proposal’s compliance with the applicable Key Development Permit Guidelines: 1. Avoid conflicts with adjacent uses through sound attenuation, appropriate lighting, landscaping, traffic calming and the transition of building massing to fit with adjacent development. Explain: The built form has units facing the street with pedestrian connection to the city sidewalk. There are existing commercial and institutional developments on the south & north side of the subject site and the height and form chosen is in compliance with them. The architectural features chosen are a direct lift from the surrounding neighbourhood character to merge the new development quietly with in the existing developments. 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: The new development is in compliance with respect to the existing densities on the north property side as being proposed as a day care will add to the value to the place being in close proximity to school. The residence proposed on 2nd & 3rd floors will add to the success of the existing south side commercial place also the 232nd street will act as a buffer separating the subject site from the existing single family developments on the west end. 3. Promote sustainable development with multimodal transportation circulation, and low impact building design. Explain: Project proposed as such will encourage residents to easily access local and regional public transport. The site location is on the transit friendly location and will encourage the sustainable development. 4. Respect the need for private areas in mixed use development and adjacent residential areas. Page 3 of 5 Explain: The private areas are provided in the form of balconies for the individual units set backed from the P/L’s meeting the zoning bylaws. 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: The architectural features chosen are a direct lift from the surrounding neighbourhood character to merge the new development quietly with in the existing developments while promoting the contemporary looks. Design Guidelines: The Design Guidelines and a full explanation of how the project complies with them or the reasons why they are not applicable are attached in Appendix F to this memo. PLANNING COMMENTS: 1. Proposal: The current application proposes to rezone the subject property from RS-2 (Single Detached Suburban Residential) to CD-5-20 (Comprehensive Development), which is a zone based on the H- 1 (Heritage Commercial). This rezoning will permit the construction of a three-storey building with approximately 12 residential units and commercial on the ground floor (daycare and office use). The current Official Community Plan (OCP) of the site is Estate Suburban Residential, which will be amended to Commercial, in order to accommodate the proposed rezoning. The new building will feature access from 232 Street, with commercial parking at grade along the southern portion of the site, along with concealed residential parking for the apartment portion of the building. The lower level of the building will feature a daycare, with an outside play area in the very front of the building. On the second floor of the building, above the concealed parking for the residential units, is an outdoor amenity area. 2. Context: The subject property is located to the north east of the intersection of 128 Avenue and 232 Street, and is outside of the Urban Area Boundary identified on Schedule “B” of the OCP. The Arborist Report that has been submitted with this development has identified some significant trees The subject property is located in between a gas station to the south and a portion of Yennadon Elementary School property to the north. To the west of the site across 232 Street, are single family residences, located on larger residential lots. The proposal will integrate well with the commercial development and gas station to the south, which also features residential on the upper floors of that development. 3. OCP and Zoning Compliance: Page 4 of 5 The subject site is designated Estate Suburban Residential. The subject site is being redesignated to Commercial to accommodate the proposed land use. The subject site is being rezoned CD-5-20 (Comprehensive Development) 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 0.86 which complies with the maximum density of the CD-5-20 Zone. 4. Parking and bicycle storage: The required parking for the proposed use is analyzed in the Development Data Sheet (Appendix E) 5. Environmental, Sustainability & Stormwater Management: As part of the development, the applicant will be required to meet the City’s requirements for Tier A. The proposed design as has facilitated the retention of one significant Douglas Fir tree between parking spaces #1 and #2 at the south west corner of the property. 6. Issues requiring comments from ADP: How does the ADP feel about the architectural style of the building? What does the ADP think about the outdoor amenity area on the second storey of the building? How does the ADP feel about he overall layout of the development? 7. Garbage/Recycling: The development features a garbage and recycling enclosure on the south east corner of the site. 8. Works along abutting roads: Approximately 3 metres of road dedication required along 232 Street. A new sanitary sewer service connection will be required. Both street lighting and sidewalk were installed by the City in 2009, however, the location and reinstallation will need to be looked at by the developer due to the new road alignment. Street trees will need to be planted along 232 Street. 9. Off Site Upgrades, Utilities and Services: The developer is required to underground the existing overhead utilities. However, under Council Policy 9.05, the applicant can expect support for a development variance permit to waive this requirement for the overhead Hydro and Telus lines. This policy does not extend to Shaw (if Shaw is overhead) and these utilities must be converted to underground plant. Page 5 of 5 CONCLUSION: The Planning Department requests that the Advisory Design Panel provide comments on the development proposal. ______________________________________________ Prepared by: Rene Tardif The following appendices are attached hereto: Appendix A Subject map Appendix B Explanatory letter from Architect (and Landscape Architect if applicable) Appendix 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 DA T E : J u n 1 0 , 2 0 2 0 FI L E : 2 0 2 0 - 1 7 7 - R Z 12 8 3 4 2 3 2 S T R E E T PI D : 0 1 0 - 5 1 4 - 7 1 6 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 232 ST 12 8 A V E ´Sc a l e : 1 : 2 , 5 0 0 BY : P C DO G W O O D A V E Le g e n d Di t c h C e n t r e l i n e La k e o r R e s e r v o i r II 3 m "C .. (D ... s: 0: ■ C') m ' "' ~ ------·--- "' "' c:J ~ ... C, \ I ' I \ I I I I I I I I I I I 23154 I I I "' ~ ·-------. I "' c,j ... I I I I I I I --1■1 I I I I I I I I I I 23290 I ;;; 0, 23316 ~ m I 23087 I/ ✓{; I I I I 231 ST . 23121 I I ~ co 1 / /; ~ co co I , , // u 23161 I I I~ I 23151 •iii 23177 I I ~ ~ ~ I ~ ~ ~ co co I co co <o I) ~ 0, "' <o "' "' ~ ~ ~ ~ ~ k: -co '.5: <o 0, co <o co ~ w "' "' ... ... 23199/ 23353 I I 23227 I ~ I 23240 ' 23237 '--- 23247 23267 23264 23279 - 23347 2 23302 q - 23326 I 23 .._ www.flatarchitecture.ca ARCHITECTS I INTERIOR DESIGNERS Jaswinder Gabri Architect AIBC Principal Unit 209, 6321 King George Blvd Surrey BC V3X 1G1 Ph: 778-891-0167 jaswinder@flatarchitecture.ca DESIGN RATIONALE: 12834 232nd Street, Maple Ridge, B.C. The site of the proposed 14 unit apartment residential project consists of one single family lot located at 232nd Street / 124th Avenue. 232nd Avenue is considered a major transportation corridor. The development is intended to conform to the development and design principles as defined in the Official Community Plan Bylaw No. 7060-2014. OFFICIAL COMMUNITY PLAN CONFORMACE: A. CONTEXT: The proposed site is an infill site within the Urban Neighbourhood area. The land parcel is currently vacant. The property is bordered by: To the east by single family houses. To the south by an existing gas station. To the north by an existing elementary school. To the west by 232nd Street and mainly single family houses on bigger lots. B. PROPOSED LAND-USE: The site is designated as Urban Residential (ESTRES Estate Suburban Residential) in the OCP land use. The site will require a re-zoning application from RS-1 to H-1. C. PROPOSED DEVELOPMENT: This Development proposes 12 units of residential apartments with a day care on main floor. Floor space ratio (F.S.R) is 0.86. Under the proposed H-1 zone, a 1.0 FSR would be permitted. 3 storey building form, approximately 11 meters in height (36 feet). 167.50 square meters of common outdoor amenity area. Housing Diversity/ Affordability/ Diversity/ Family and Age Friendly: Typical three bedroom units for young families. Four bedroom units to accommodate a senior family member or larger family. Private & Common Open Space: One large common outdoor space is proposed at the second storey, creating a safe, secure greenspace for children with oversight units. There are two additional medium-sized common outdoor spaces proposed along the north and east property lines. Page | 2 I 604-593-2141 I 778-961-0167 I Unit 209, 6321 King George Blvd, Surrey BC V3X 1G1 They can be used by kids at day care as outdoor areas of respite, with paths, gardens and seating areas. - Each townhouse unit is also provided with a partially covered balcony. Transportation, Access, Circulation, and Parking: Typical three bedroom units for young families. Four bedroom units to accommodate a senior family member or larger family. All residential parking stalls are enclosed in parkade. All surface visitor parking stalls are located away from 232nd Street. The proposal provides an additional 1visitor & 1 residential accessible parking stalls (2 disabilities stalls) over and above the parking bylaw requirement. Soft landscaping is located throughout the site to reduce visual impact of the visitor parking stalls/driveways. D. BUILDING FACADE, MATERIALS AND COLOUR: The architectural aesthetics of the proposed project takes its cues from the architectural style / language of the contemporary architectural style while responding to the material language of the surrounding neighborhood. It uses simple, architectural forms to create clean and proportioned architectural elements. The upper levels on the front elevation undulate, articulating the facade and reducing the massing. A series of vertical balcony elements stand out from the flat roofs giving rhythm and cadence to the rear elevations. The proposed materials were chosen to echo the surrounding context. Hardie horizontal lap siding, hardie cementitious panels bring texture to the building facades. Warm earth tones, contrasted by cooler whites, light greys and cedar gives the facades character. E. STORM WATER MANAGEMENT: In developing the storm water management plan for the development, we aimed to meet the requirements of the City of Maple Ridge SWMP Tier-A Management Plan. The development will pursue compliance with the City of Maple Ridge’s criteria which will define the basis of the run-off to be detained onsite. The development team wishes to pursue the detention strategy to help in managing the flow of runoff entering bodies of water. The proposed system will collect rainfall from all roof surfaces and direct them to a detention tank with adequate capacity. The excessive rainfall collected in the detention tank will be released at adequate intervals. Storm water detention tanks have a large inlet pipe and a smaller outlet, which prevent sudden surges of runoff by averaging the out peak flow. This takes some pressure off the ageing storm water network and consequently prevents flooding. Its biggest help is in assisting local area’s storm water drainage facilities to drain manageable loads of water runoff during heavy downpours. Increasing the capacity of existing drainage facilities to keep up with increased storm water flows. FLAl. ARCHITECTURE ~ l~ MAPLE RIDGE -~--- Bntn,h Cciluml:na maple ridge.ca Advisory Design Panel Submission Request Form The City of Maple Ridge Advisory Design Panel {ADP) meets monthly. Refer to the attached schedules for submission deadline dates and for the minimum submission requirements. Before making your submission, contact your File Manager to establish what constitutes a complete ADP submission package for your project. Forward your complete submission package for the ADP through your File Manager well in advance of the deadline date. Application Information: Name of Applicant FLAT ARCHITECTURE INC. 2020-177-RZ File number Address of site Current Zone 12834 232nd Street, Maple Ridge _R_S_-_2 ___ Proposed Zone _H_-_1 ____ _ Seeking to appear before the ADP on this date _______ _ Architect Information: Submission will be presented to ADP by: Architect Jaswinder Gabri ----------------- Landscape Architect _C_l_a_rk_K_a_vo_l_in_a ________ _ Other Professional (State Name & Role) _______________ _ Note.: The Architects are required to prepare plans and to attend and to present all developments to the ADP that are in the Major Occupancy categories cited in the Table below taken from AIBC Bulletin 31 Buildings Requiring the Services of an Architect. For the entire bulletin, click here. Major Occupancy Types of Building or Parts of Building requiring the per the current Use services of an architect under section 60 of the Architects building codes Act, Group A (Part 3) Public Assembly -any one-storey building with an unsupported span exceeding 9 m or gross area exceeding 275 m'; -any building of more than one storey with gross area exceeding 235 m2; and -all schools, any size Group B (Part 3) Hospital, Sanatorium, or -any building (exduding veterinary hospital) with a Home for the capacity exceeding 12 beds Aged -any building with gross area exceeding 470 m2 Institutional Group C Residential Hotel or similar occupancy -any building containing 5 or more dwelling units -any building containing 11 or more guest rooms Group D & E Commercial -any building with gross area exceeding 470 m2 Group F (Fl: Part 3) Industrial -any building with gross area exceeding 470 m2 f -~---i.tdl ADP Submission Checklist mapleridge.ca Application No. dO'd-0 -\-::J-3: --i&-2-File Manager __ (!_.Q;..,.M-k"'"""'_"--.7vlp,l........::;';..;..;;;.---'-l ~--- Thfs checklist is being provided to you by your File Manager, to assist In preparing the materials for submission to ths Advisory Design Panel {ADP). Ptease-refer to the ADP Submission Form and the ADP Reguirements Brochure for submi~~(on requlrementp,in terms of explanatory letters, plans, supporting informat!~n and specifications on siie and numbers of copies to be submitted. Address your questions to the FIie Manager or the Planning liaison to the f\DP. Certification of Cdmplete ADP Submission: Architect's Certification: 1\..-'tla'~'-----J-,!o=-----?,c 22· 01· '] "i Signature Date Slg·~--- Prfnt name d4-lW /1./-00-t( CIN f.1--\ G,tJtirt..f Prlnt name 0-:ar k .J ' Submission Materials A, ADP Submission Form {Submitted and signed by Architect) B. Covering Letter Including explanations about: 1. Project description/analysis {DetaHed informatron Required} 2, Archltectural and Landscaping Design rationale ·(□etalled 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 i 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 abutt1ng properties, the publlc realm and along the road allowances/ lanes, 2. Photographs of sfte and surrounding sites. D. Development Permit Area Checklist (Note: ihe Arcnlte,;t Is responsible to describe how the proje,;t complt es with each gu !dellnes, or If not appllcilble, a descrfptlo n of why not appllcabfe. Please use fillable forms on llne.) Provided· City of Maple Ridge ADP Submission Checklist E. Architectural Plans (Site and-Building(s}): -1. Site Plan and layout 2. Site sections 3. Street;cape elevation 4. Streetscape elevations with landscaping and boulevard trees superimposed 5. Shadow analysis 6. Lighting analysis (on building and on site) 7. Floor Plans for all levels, including underground and rooftops 8, Waste collection /recycling (inside of buildings) 9. Storage, including bicycle storage (inside and outside) 10. Building elevation (all sides) 11. Signage (attached to building and free standing} 12, Colours and materials 13. Material board 14. Building sections 15. 30 renderings of site, building(s) and associated landscaping F, Landscaping Plans: 1. Landscaping plan and layout with specifications and planting details 2. -Storm water management works focused on Tier A requirements integrated into landscaping plan with details 3, landscaping details, including public.art, signage, lighting, play and other amenity areas, fences, retaining walls, 4. Waste collection /Recycling (exterior areas/structures) 5. Details for pedestrian amenity and furniture features provided 6. Details for hard surfacing areas/ patterns 7. Tree retention and management plan 8. Site sections for lot grading, drainage, landscaping, retaining walls and relationship to adjacent grades/ City roads/ lanes 9. Pedestrian, bicycle, equestrian path interconnections G. Green Building/Sustainability initiatives H. Engineering-related Information: 1. Site grading plans I. Other Rev. March 2018 (Page 2) ~ □ □ -□ DEVELOPMENT DATA SHEET Existing /Proposed Zone Rs-21co Date Prepared 2022-03-22 Required Development Data Gross Total Less Road Widening/ Truncations Less Park Net Total Front Rear Side #1 (N,S,E, or W) Side #2 (N,S,E, or W) Side #3 (N, S, E or W) Front Rear Side #1 (N,S,E, or W) Side #2 (N,S,E, or W) Side #3 (N, S, E or W) Principal· Accessory Bachelor One Bedroom Two Bedroom Three Bedroom + Residential Retail Commercial Office Commercial Other Commercial (Type Institutional l.. t>A'-( CAF-1:. Industrial TOTAL GROSS FLOOR AREA Minimum Required or Maximum Allowed 2093.5S0.M 112.34 SQ.M. 1981.15SQ.M 7.5M 1.4M 1.7M (NORTH) 5.8M (SOUTH) 12 2 1295.6SQ.M 38.9SQ.M 287SQ.M 1621.5 SQ.M * If the development site consists of more than one lot, lot dimensions pertain to the entire site. Proposed (Complies or state variance needed) Required Development Data Minimum Required or Maximum Allowed Proposed (Complies or variance needed?) .•.· ·•· . . . · .•· # of units/ha (gross) 66.9 # of units/ha (net) 70.7 Gross Floor Area 1713.6 SQ.M Floor Space Ratio (net) 0.81 •••••••• ••• •• • ••••• ··••.•·· ·;. ...... • ~~~~~~~p~~~ (~~~a in s~~~~~~~~r~s) }. Common Activity Area 588.56SQ.M (DAYCARE+OPEN) Useable Open Space 105SQ.M Residential and Multi-Residential Uses 14 Multi-Residential Town Centre (Bach Units) - Multi-Residential Town Centre (1 Bdr Units) - Multi-Residential Town Centre {Added Bdr) - Commercial Uses 1 Educational & Assembly Uses - Institutional Use 10 Industrial Use - Business Park Uses - Comprehensive - Other - Number of spaces for visitors 4 TOTAL NUMBER OF PARKING SPACES 29 Number of total for disabled 2 Number of total (and%) small cars -I -% Number of total (and%} tandem spaces -I -% TOTAL OFF STREET LOADING SPACE(S) .• .. •••••· .. · BIC:YCl.E PARKl~G (number ~f spaces) • •.. •.•·.·•· . • .. • Short Term Bicycle Parking - Long Term Bicycle Parking 4 : : .· .• .• .• .· .· : OTHER>-state YES or NO f~r each. If YES describe > ori separate sheet. Heritage Site NIA Tree Survey/Assessment Provided yes Watercourse/Steep Slopes NIA Covenants, Stat ROW & Easements N/A I hereby certify that all the above information is true and correct. I acknowledge that any error or omissions are the sole responsibility of the undersigned and not the Development and Environmental Services Department. Prepared by: Jaswinder Gabri Print Name (Please print form and sign above) NOTE: To be prepared by an Architect for ADP Submission or by an owner/agent (applicant} for Development Application. 1~•-• mapleridge.ca Commercjal 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. 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 scal.e 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. The built form has units facing the street with pedestrian connection to the city sidewalk. There are existing commercial & institutional developments on lhe south & the north side of the subject site and the height and form chosen is in compliance with them. The architectural features chosen are a direct lift from the surrounding neighbour hood character to merge the new development quietly with in the existing developments. The new development is in compliance with respect to the existing densities on . lhe north property side as being proposed as a day care will add to the value to th e place being in close proximity to the school. The residences proposed on 2nd & 3rd floors will add to the success of the existing south side commercial place also the 232nd street will act as a buffer in separating the subject site from the existing single family developments on the west end. Project proposed as such will encourage residents to easily access local and regional public transport. The site location is on the transit friendly location and will encourage the sustainable development. The private areas are provided in the form of balconies for the individual units set backed from the P/L's meeting the zoning bylaws. The architectural features chosen are a direct lift from the surrounding neighbour hood character to merge the new development quietly with in the existing developments while promoting the contemporary looks. 1 1. The form and treatment of new buildings should reflect the desired The building proposed in the development will character and pattern of development in complement in terms of the colours and exterior the area by incorporating appropriate fini_shes in orde~ to provide a sense of individuality and architectural styles, roof forms, facade uniqueness while adding to the value of the deserted modulation, architectural features land in place. I 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. The building proposed in the development will complement in terms of the exterior finishes and colours. We have proposed brick and hardie siding and panels to promote the sustainability. The building interface is appropriately set backed as defined in the zoning bylaws, an attempt has been made to further distinguish the paired balconies with a privacy screen. 4. Significant corners should be given added emphasis with vertical N/A not on a corner. 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 The building is sited aligning the 232nd street interface. alignment. 6. Projects located on slopes should be developed in a manner which creates a N/A as the site is relatively flat. step in perceived height, bulk and scale between developments. 7. Design and construction of buildings should account for maximum sound There is no significant commercial area proposed attenuation between commercial and except a day care and a small office, efforts are made adjacent residential uses. To ensure that to minimize the sound transfer to the adjacent lots and if noise generated on the site is addressed needed we will have a study done to further subdue the ln the most appropriate manner, council sound transfer to the adjacent neighbouring lots. may request that a noise attenuation study be prepared. 2 Guideline 8.5.2 A (Continued) 8. Continuous weather protection, such as canopies, structural awnings, or building overhangs, is strongly promoted where at-grade retail uses are included in a development and over common entries to commercial and/or mixed-use developments that front a public sidewalk or open space. 9. Developments adjacent to treed slopes, ravines and watercourses must respect natural vegetation, use natural landscaping to retain soils on the site and may require additional setbacks as established by agencies having jurisdiction. Creeks and ravines are encouraged to be retained in their natural state. 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 No significant commercial is proposed except the day care and we have tried to maintain the character of the elevations starting from main floor onwards however we have proposed the roof overhangs on the main floor to, distinguish that area from the rest of the building. N/ A as the site is relatively flat. We will be meeting the City of Maple Ridge's policy with respect to the storm water management. a) No significant natural views exist, though landscaping will be designed to provide green space and _trees_ b) compact footprint, setbacks and landscaping will minimize impacts on neighbors . c) n/a -none there d) n/a -none there 1. The design of a roof, placement of They will be proposed on roof top with proper screening mechanical units and satellite dishes, from the general public view. etc. should take into account views of the roof from adjacent buildings. 3 Guideline 8.5.2 B (Continued) 2. Service areas should have differentiated access to minimize visual impact as well as conflicts with pedestrians. The garbage and recycling containers will b~ located in t~e above ground parking lot, separated and shielded from view by landscaping. They are tucked into a corner away from pedestrian walkways. Electrical and Mechanical rooml? are proposed integrally with in the building at main floor. 3. Refuse receptacles must be located Please see above. 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 No such elements are proposed with in the site layout. 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. 1. Particular attention should be made to The site will be designed to provide a prominent entrance on the the image presented to the streetfront. 232nd street, complemented with the landscaping and storefront window settings fro the daycare on main floor facing 232nd street. 2. New development should emphasize the s~reet 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. The facade is broken with patterns of colour, materials and texture. With certain architectural features providing horizontal patterns, such as window blocking, corner windows with different colour and texture. The frontage is further refined to distinguish the day care from the rest of the building. It is being done as we have steeped the building at the main floor to break the continuity of the wall. Street trees and green space have been incorporated on the street front, please refer to the landscape drawings. 4 Guideline 8.5.2 C (Continued} 5. Vehicle access on a street frontage There is only one driveway cut proposed with separate should be located to the side of the pedestrian access as well to comply. building away form the pedestrian entrance and should be designed to minimize the impact on streetscape appearance and disruption to pedestrian movement. 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. No signage is proposed at this stage and if needed in future we have pre thoughts about the location of them and will make sure to comply with the signage bylaws. No such high intensity lights being proposed. 3. Lighting and signage should be designed We will be complying to meet any such situations. so as to have no direct source of lig~t visible from the public right-of-way. 4. All signage must conform to the Maple We will make sure to comply. 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-Commercial space is limited to the ground floor, wing of use buildings, signs should be designed Signage proposed will present a unified appearance to to present a unified appearance. the rest of the building. Signage space should be provided for upper storey tenancies. 5 ivlidoAcc~t;;!il(~s;tlI1~1~, •• ; •••• ,r:;:~~~~~!J[f 1.t~l:!:;;~;~;.~ti\ 1. Buildings and structures should be The parking proposed for the residents is at the .east located to ensure safe traffic circulation P/L with proper maneuvering areas fro safe vehicle · and access and adequate on-site movement. There is additional parking proposed at the parking. Parking should be encouraged south P/L with a landscape buffer to the adjacent lot. 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 serv1cmg 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. Surface parking will be located at the south P/L , we have save tree in order to visually break them form 232nd street however there is a landscape buffer area proposed as 'well to separate it from the neighbouring P/L. The residents parking proposed is at the rear of the building. N/A, there is no lane existing. There is only one drive way cut proposed. N/A. the site is relatively flat. 6 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. N/A: no shared driveway with existing adjacent sites is proposed. Asphalt surface area is minimized by proposing paver's on the visitor's parking areas. 9. Above ground parking structures should Parking is at the rear of the building. not front public streets at grade. Non- parking uses or special fa.;ade treatments must be provided along street frontages to enhance the building's appearance to the public realm. On non-street fronting facades, parking structures should be treated to avoid long blank walls at grade, such as massed landscape treatments or attention to design detailing on the fa.;ade. io. Parking control equipment, such as N/A: no such arrangement is proposed. 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 N/A: no roof top parking is proposed. include design elements, including landscaping, to reduce the visual impact from the street and surrounding uses. 7 • ·.•.··· ~~ ... itJti~·J~tM,,,~i < •••. ,¼:J"~i!;:~:~%Tf !vur.hr:!iit~'f!tt:t~~f ~7 1. Development should improve pedestrian amel'!ity through interesting design S~reet level design includes landscaping and store front detail at ground level, easily identifiable windows supported by roof overhangs. A separate entrances, shop fronts with clear ca~opy ~n the main entrance to the lobby area provides untinted glazing, concentration of a visual interest and definition. The single driveway signage at ground level, attractive crossing the sidewalk will be marked for the safe landscaping and well defined pedestrian crossings however due to the size of the development crossings for driveways and roadways. we anticipate minimal traffic involvement. 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. • • ••• •• G~id~Un~ 8.5.2 ~·.· ·• .•. •• •• •· •···.< iLands(api~$andOp~~.Space·•··•···i•···· 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. There is a clear dedicated sidewalk is proposed along the west and south end besides the building to complement the pedestrians going into the building itself and is further connected to the street as well. Temporary bicycle parking is provided at ground level long-term bicycle parking for residents is located with in the units itself . Private spaces are separated from public realms by lan~scapi~g and is further segregated from them by having a kids play area acting as a relief to the interface. Landscaping proposed will act as a buffer to the adjacent properties. Street Tree Plan to be provided at Building Permit stage. There is a n effort to save one tree in the parking area to preserve the existing vegetation on site. 8 Guideline 8.5.2 G (Continued) 4. Aesthetic values along frontages and on- site ought to be enhanced by significant landscaping on all property lines and around buildings. Street trees should be used to provide the· 1andscaping· 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. Soft Landscaping will add to the architectural character of the intended proposal. Continuous landscaping has been incorporated via the use of hedging. All apartment units will have a semi recessed_ balcony providing open space. They are proposed being away from the public realms. There is a shared outdoor amenity area at 2nd floor for residents along with one dedicated kids play area at the main floor level. Street Trees and shrubs proposed are a direct lift from the neighbouring lots. Private balconies will have limited public views. The building placement is providing design creating semi-private / public space. They are kept away from the public realm with limited connection for the general public views. 9 ····J,1~~.e,~~;l,i;~;:~f ~.;r;en,.,· .... ··••· ,~;t:.~:;:~!l~~tS~{ :!1EW"'t:l;:~t~ 1. Developments should be designed to The building has balconies and windows overloo~ing maximize opportunities for natural the sidewalks and open areas to engage the public surveillance allowing people to easily realm inn a subtle way. Building entrance is connected view what is happening around them to sidewalks leading from semi private to public realms. during the course of everyday activities. Crime Prevention through Environmental Design principles and techniques are encouraged. 2. Crime Prevention through The parking area and pedestrian pathways ~ill be_ lit Environmental Design {CPTED) principles with lights providing security and safety at night with should be incorporated into the design added balconies to have eyes on them. of all parking facilities. 3. Design the interior spaces and exits from Entires are clearly defined with no hidden areas as such any underground and above ground requiring further details. 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, Walls and ceilings will be finished painted with white particularly underground structures, colour which will add to the reflectance coefficient. should be painted white to enhance or reflect light. GuideH~e 8.5.2 1.· · • • . Uni\lE!rsally Accessi~IE! l)E!5,ig11 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 disabllities. .• .. Describe how the prop<>sed ~E!sign co111plies "'1it~ ei:l~h <>fthe • listed guid~lines, o~ ttescriijes wtjy<i g~i~E!lirlE! is .11<>t c:t1rr1P:lie~ ••• • •• ••• • • • • • with or why it is inapplicable; • • .•.. . Accessible parking spaces in the parkade is located. adjacent to elevator into building. The surface route 1s fully accessible and clearly marked. 10 Guideline 8.5.2 I (Continued) 2. Locate parking spaces allocated for Accessible parking spaces in parkade is located people with disabilities as close as adjacent to elevator into building. The visitor's _ . possible to the main entrance to a accessible stall is located next to the day care bu1ldmg building. entrance. 3. Building entries should be: We will comply as specified. 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 ; fdi0IJiii1li;~zl~~t! .i i :;iit;,~~;~r~~!:llf ,1~!i~1;1.:~~: 1. P:~1d~ ;h~~ \.,~ b1cyc;e •••• ;,kinB Temporary bicycle parking is provided at ground le~el: facilities, such as bicycle racks, at grade long-term bicycle parking for residents 1s located with in close to building entrances. Bicycle the units itself. 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 Long-term bicycle parking for residents is located in the facilities in secure storage areas within parkade, close to the entrance. 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 N/A: the daycare is relatively small percentage of the encouraged to provide end-of-trip proposed project. facilities, such as showers and lockers, within the development for the convenience of employees. 11 Project Information To be completed by the Architect on record for this project: File Number 2{)'1.0-l 17 ..:.12:z. Date prepared: ~?1, • 0?. • 2 3, Architect Print Name Signature 12 12834 232ND STREET, MAPLE RIDGE B.C.MIXED USE DEVELOPMENT - -lh II I CIVIC ADDRESS: 12834 232 STREET, MAPLE RIDGE, BC ZONING INFORMATION: ZONE: EXISTING:RS-2 PROPOSED: CD BASED ON H-1 LOT AREA: GROSS SITE AREA 22,535.19 SFT [2,093.50 SQ.M.] DEDICATIONS 1,209.30 SFT [112.34 SQ.M.] NET SITE AREA 21,325.69 SFT [1,981.15 SQ.M.] LOT DENSIT<: FAR: PROPOSED (NET) : 18445.19 SFT / 21,325 SFT = 0.86 LOT COVERAGE: ALLOWED : 90.0 % PROPOSED : 9,720.71SFT / 21,325.69 SFT = 45.6% BUILDING HEIGHT: ALLOWABLE : 36 ft (11.00 M) PROPOSED : 36 ft (11.00 M) FIRST FLOOR AREA: DA< CARE: NET AREA : 3,128 SFT [290.60 SMT.] [ 48 CHILDREN APPROX.] PARKING REQUIRED[ BASED ON NEIGHBOURHOOD DAYCARE] 1 SPACE / TWO NON-RESIDENT EMPLOYEES 4.5 STALLS 1 SPACE / 10 CHILDREN 4.8 STALLS TOTAL REQUIRED(DAY CARE):9.3 STALLS PARKING REQUIRED[ BASED ON ASSEMBLY ZONING]-OFFICE PARKING REQUIRED 1/ 40 SQ.M. (OFFICE) 1.0 STALL PROVIDED:1.0 STALL TOTAL REQUIRED: 10.3 STALLS SECOND FLOOR AREA: RESIDENTIAL:14 UNITS PARKING REQUIRED 1.0 STALLS PER UNIT:14.0 STALLS VISITORS:0.2 STALLS PER UNIT: 2.8 STALLS TOTAL REQUIRED:16.8 STALLS REQUIRED PARKING STALLS:27.1 STALLS PROVIDED PARKING STALLS:29 STALLS (2-ACCESSIBLE) All r i g h t s r e s e r v e d . T h i s d r a w i n g i s a p r o p e r t y o f FL A T A r c h i t e c t u r e I n c . N o p a r t o f t h i s d r a w i n g m a y be c o p i e d i n a n y f o r m o r r e p r o d u c e d w i t h o u t w r i t t e n pe r m i s s i o n o f F L A T A r c h i t e c t u r e I n c . Unit 209- 6321 King George Blvd Surrey BC, V3X 1G1 www.flatarchitecture.ca contact@flatarchitecture.ca Ph: 604-503-4484 RE V D E S C R I P T I O N BY D A T E DATE SCALE PR O J E C T I N F O : DRAWN BY PROJECT NO: CL I E N T : TH E S E P L A N S C O M P L Y W I T H B C B C 2 0 1 8 MI X E D U S E D E V E L O P M E N T 12 8 3 4 2 3 2 N D S T . M A P L E R I D G E , B C KU L W A N T B A S S I 2022.03.23 AS NOTED JG 20-240 SI T E 12834 232 STREET, MAPLE RIDGE, BC Civil Engineer (onsite/offsite) CENTRAS ENGINEERING LTD. aman@centras.ca CONTACTS Arbourist Architect FLAT ARCHITECTURE INC. #209 - 6321 KING GEORGE BLVD. SURREY, B.C. V3X 1G1 Tel: 604-503-4484 Attn: JASWINDER Fax: --Email: jaswinder@flatarchitecture.ca MIKE FADUM & ASSOCIATES LTD. #105 - 8277 129 STREET SURREY, BC V3W 0A6 Tel: 604- 593-0300 Attn: MIKE FADUM Fax: 604-589-2888 Email: mfadum@fadum.ca Surveyor GREWAL & ASSOCIATES #204 - 15299 68 AVENUE SURREY, BC V3S 2C1 Tel: 604-597-8567 Attn: SHOUPENG LIU Fax: Email: office@grewalsurveys.com Landscape Architect CLARK KAVOLINAS 2462 Jonquil Crt, Abbotsford BC, V3G3E8 Tel: (604) 850-2368 Attn: CLARK KAVOLINAS Fax: Email: kavolina@shaw.ca PROJECT RECONCILIATION: PROPOSED MIXED USE DEVELOPMENT at 12834 232 St., Maple-Ridge, BC PROPOSED PROJECT Three storey Miexd use Development GROUND LEVEL SECOND LEVEL THIRD LEVEL PROJECT DATA CIVIC ADDRESS 12834 232 St., Maple Ridge, BC LEGAL ADDRESS LT 10; BLK 5; SEC 28; TWP 12; NWD; PL NWP193478 SIZE 22,496.57 SFT. (REFER TO SURVEY) ZONING EXISTING RS-2 ACTUAL USE -- REZONING Rezoning Reference # 2020-177-RZ Comprehensive Development(CD) OCP-ESTRES APPLICANT FLAT ARCHITECTURE Inc. PR O J E C T D A T A SUBJECT SITE: GROSS SITE AREA -22,335.19 SFT [2,093.50 SMT.] DEDICATIONS -1,209.30 SFT [109.60 SMT.] NET SITE AREA -21,325.69 SFT [1,981.15 SMT.] 12 0 ' - 5 " [3 6 . 7 1 m ] 10'-0" [3.06 m]174'-8" [53.24 m] 12 0 ' - 3 " [3 6 . 6 5 m ] 180'-4" [54.97 m] 10'-2" [3.09 m] RO A D D E D I C A T I O N 52 ' - 0 " [1 5 . 8 5 m ] 14 ' - 9 " [4 . 5 0 m ] 5' - 1 0 " [1 . 7 7 m ] 4'-9" [1.44 m] 7'-6" [2.30 m] 19 ' - 2 " [5 . 8 4 m ] 124'-11" [38.07 m] 14 ' - 9 " [4 . 5 0 m ] 26'-6" [8.08 m] DRAWING LIST (Architectural) A.D.P 0.0 COVER SHEET A.D.P. 0.1 PROJECT DATA A.D.P. 0.2 CONTEXT PLAN A.D.P. 0.3 3D CONTEXT SHEET A.D.P. 0.4 SHADOW ANALYSIS A.D.P. 1.1 SITE LAYOUT A.D.P. 2.1 MAIN FLOOR PLAN A.D.P. 2.2 SECOND FLOOR PLAN A.D.P. 2.3 THIRD FLOOR PLAN U.P. 1.0. UNIT PLANS A.D.P. 3.1 ELEVATIONS A.D.P. 3.2 ELEVATIONS. A.D.P. 3.3 MATERIAL SPECIFICATIONS A.D.P. 4.1 SECTIONS A.D.P. 4.2 STREETSCAPE VIEW A.D.P. 5.1 3D VIEWS A.D.P. 5.2 3D VIEWS A.D.P 0.1 #218-2630=-------- SURREY, B_gROYDON DRIVE, Tel: :78-879-7: 6T3 Email: Attn: AMAN GREWAL I I I ', I I I : -----------~-1 _J : I 7 I r I L ---,__ ------;:; ~-- 7 I I I I L All r i g h t s r e s e r v e d . T h i s d r a w i n g i s a p r o p e r t y o f FL A T A r c h i t e c t u r e I n c . N o p a r t o f t h i s d r a w i n g m a y be c o p i e d i n a n y f o r m o r r e p r o d u c e d w i t h o u t w r i t t e n pe r m i s s i o n o f F L A T A r c h i t e c t u r e I n c . Unit 209- 6321 King George Blvd Surrey BC, V3X 1G1 www.flatarchitecture.ca contact@flatarchitecture.ca Ph: 604-503-4484 RE V D E S C R I P T I O N BY D A T E DATE SCALE PR O J E C T I N F O : DRAWN BY PROJECT NO: CL I E N T : TH E S E P L A N S C O M P L Y W I T H B C B C 2 0 1 8 MI X E D U S E D E V E L O P M E N T 12 8 3 4 2 3 2 N D S T . M A P L E R I D G E , B C KU L W A N T B A S S I 2022.03.23 AS NOTED JG 20-240 CO N T E X T P L A N 12834 232 STREET, MAPLE RIDGE, BC SITE 1.EXISTING GAS-STATION 2.EXISTING RESIDENCE 3.EXISTING RESIDENCE 4.EXISTING ELEMENTARY SCHOOL SUBJECT SITE 1.EXISTING GAS-STATION 2.EXISTING RESIDENCE 4.EXISTING ELEMENTARY SCHOOL 3.EXISTING RESIDENCE VIEW-5 VIEW-5 A.D.P 0.2 ■ ":)NI ~ w 0:: :) I-u w ...J I- I LL. u 0:: <( 3D C O N T E X T P L A N All r i g h t s r e s e r v e d . T h i s d r a w i n g i s a p r o p e r t y o f FL A T A r c h i t e c t u r e I n c . N o p a r t o f t h i s d r a w i n g m a y be c o p i e d i n a n y f o r m o r r e p r o d u c e d w i t h o u t w r i t t e n pe r m i s s i o n o f F L A T A r c h i t e c t u r e I n c . Unit 209- 6321 King George Blvd Surrey BC, V3X 1G1 www.flatarchitecture.ca contact@flatarchitecture.ca Ph: 604-503-4484 RE V DE S C R I P T I O N BY DA T E DATE SCALE PR O J E C T I N F O : DRAWN BY PROJECT NO: CL I E N T : TH E S E P L A N S C O M P L Y W I T H B C B C 2 0 1 8 MI X E D U S E D E V E L O P M E N T 12 8 3 4 2 3 2 N D S T . M A P L E R I D G E , B C KU L W A N T B A S S I 2022.03.23 AS NOTED JG 20-240 128 AVE 232 STREET SUBJECT SITE EXISTING SCHOOL EXISTING GAS-STATION EXISTING RECIDENCES A.D.P 0.3 SH A D O W A N A L Y S I S All r i g h t s r e s e r v e d . T h i s d r a w i n g i s a p r o p e r t y o f FL A T A r c h i t e c t u r e I n c . N o p a r t o f t h i s d r a w i n g m a y be c o p i e d i n a n y f o r m o r r e p r o d u c e d w i t h o u t w r i t t e n pe r m i s s i o n o f F L A T A r c h i t e c t u r e I n c . Unit 209- 6321 King George Blvd Surrey BC, V3X 1G1 www.flatarchitecture.ca contact@flatarchitecture.ca Ph: 604-503-4484 RE V D E S C R I P T I O N BY D A T E DATE SCALE PR O J E C T I N F O : DRAWN BY PROJECT NO: CL I E N T : TH E S E P L A N S C O M P L Y W I T H B C B C 2 0 1 8 MI X E D U S E D E V E L O P M E N T 12 8 3 4 2 3 2 N D S T . M A P L E R I D G E , B C KU L W A N T B A S S I 2022.03.23 AS NOTED JG 20-240 A.D.P 0.4 ~ ---j rl-1;_)_) \ • I 2.5 m X 5.5 m 2.5 m X 5.5 m 2.5 m X 5.5 m 2.5 m X 5.5 m 2.5 m X 5.5 m 2.5 m X 5.5 m 2.5 m X 5.5 m 2.5 m X 5.5 m 2.5 m X 5.5 m 2.5 m X 5.5 m 2.5 m X 5.5 m 2.5 m X 5.5 m 2.5 m X 5.5 m 2.5 m X 5.5 m 2.5 m X 5.5 m 2.5 m X 5.5 m 2.5 m X 5 . 5 m 1 2 3 4 A B C D E F 10.71M. [35.13FT.] 2.61M. [8.55FT.] 8.90M. [29.18FT.] 9.19M. [30.13FT.]9.19M. [30.15FT.] 40.59M. [133.16FT.] 16 . 2 8 M . [5 3 . 3 9 F T . ] 7.3 3 M . [2 4 . 0 3 F T . ] 1.5 2 M . [4 . 9 9 F T . ] 7.4 3 M . [2 4 . 3 7 F T . ] 01CLASS ROOM 02 CLASS ROOM 03CLASS ROOM 01 OFFICE -STAIR-02 -STAIR-01 3.7 m X 5 . 5 m 3.7 m X 5.5 m CLASS RM-2 : 697 Sqftkids : 16age 3-5 yrs CLASS RM-1 : 680 Sqft kids : 16age 3-5 yrs CLASS RM-3 : 800 Sqftkids : 16age 3-5 yrs OFFICE : 419 Sqft ELEVATOR RECEPTION RESIDENTIALLOBBY food(240L) garbage(6yd³) garbage (6yd³) food (240L)food (240L)91.57 SAFE USE ZONE 2. 5 m X 5 . 5 m 2.5 m X 5 . 5 m 2.5 m X 5 . 5 m 2.5 m X 5 . 5 m 2.5 m X 5 . 5 m 2.5 m X 5 . 5 m 2.5 m X 5 . 5 m 2. 5 m X 5 . 5 m 3.7 m X 5.5 m All r i g h t s r e s e r v e d . T h i s d r a w i n g i s a p r o p e r t y o f FL A T A r c h i t e c t u r e I n c . N o p a r t o f t h i s d r a w i n g m a y be c o p i e d i n a n y f o r m o r r e p r o d u c e d w i t h o u t w r i t t e n pe r m i s s i o n o f F L A T A r c h i t e c t u r e I n c . Unit 209- 6321 King George Blvd Surrey BC, V3X 1G1 www.flatarchitecture.ca contact@flatarchitecture.ca Ph: 604-503-4484 DATE SCALE PR O J E C T I N F O : DRAWN BY PROJECT NO: CL I E N T : TH E S E P L A N S C O M P L Y W I T H B C B C 2 0 1 8 MI X E D U S E D E V E L O P M E N T 12 8 3 4 2 3 2 N D S T . M A P L E R I D G E , B C KU L W A N T B A S S I 2022.03.23 AS NOTED JG 20-240 RESIDENTIAL PARKING RE S I D E N T I A L L O B B Y DAY CARE ENTRANCE LOBBY ELEVATOR SPECIAL PAVING BIKE RACKS OUTDOOR PLAY AREA 1460 SQFT LANDSCAPE LANDSCAPE LANDSCAPE 1 2 3 4 5 6 7 8 9 10 23 24 25 26 27 28 29 RESTRICTED ENTRY MECH ELEC FLOOR ABOVE LINE 1/8" = 1'-0" 1 - SITE LAYOUT FLOOR ABOVE LINE SI T E L A Y O U T PROPERTY LINE PROPERTY LINE PR O P E R T Y L I N E EX I S T I N G P R O P E R T Y L I N E NE W P R O P E R T Y L I N E RO A D D E D I C A T I O N LANDSCAPE GARBAGE COLLECTION 11 12 13 14 15 16 17 18 19 20 21 22 A.D.P 1.1 LANDSCAPE 0 CLASS RM-2 : 697 Sqft kids : 16age 3-5 yrs CLASS RM-1 : 680 Sqftkids : 16age 3-5 yrs CLASS RM-3 : 800Sqft kids : 16age 3-5 yrs OFFICE : 419 Sqft RECEPTION RESIDENTIALLOBBY 1 2 3 4 A B C D E F 10.71M. [35.13FT.] 2.61M. [8.55FT.] 8.90M. [29.18FT.] 9.19M. [30.13FT.] 9.19M. [30.15FT.] 40.59M. [133.16FT.] 16 . 2 8 M . [5 3 . 3 9 F T . ] 7.3 3 M . [2 4 . 0 3 F T . ] 1.5 2 M . [4 . 9 9 F T . ] 7.4 3 M . [2 4 . 3 7 F T . ] 01CLASS ROOM 02CLASS ROOM 03 CLASS ROOM 01OFFICE -STAIR-02 -STAIR-01 ELEVATOR LUNCH DAY CARE LOBBY WAITING PROPERTY LINE NE W P R O P E R T Y L I N E PR O P E R T Y L I N E PROPERTY LINE 10.54M. [34.58FT.] 2.90M. [9.52FT.] 11.18M. [36.68FT.] 2.23M. [7.31FT.] 7.3 3 M . [2 4 . 0 5 F T . ] 4.3 6 M . [1 4 . 3 0 F T . ] 4.5 9 M . [1 5 . 0 6 F T . ] 4.59M. [15.06FT.] 5.26M. [17.26FT.] 7.35M. [24.11FT.] 2.74M. [9.00FT.] 6.24M. [20.46FT.] 4.0 5 M . [1 3 . 3 0 F T . ] 4. 6 9 M . [1 5 . 4 0 F T . ] 7.5 3 M . [2 4 . 7 0 F T . ] 4.4 8 M . [1 4 . 6 8 F T . ] 15 . 8 5 M . [5 2 . 0 1 F T . ] 7.52M. [24.68FT.] 21.46M. [70.41FT.] 1.7 7 M . [5 . 8 1 F T . ] 2.00M. [6.56FT.] 5. 8 5 M . [1 9 . 2 0 F T . ] 38.03M. [124.75FT.] All r i g h t s r e s e r v e d . T h i s d r a w i n g i s a p r o p e r t y o f FL A T A r c h i t e c t u r e I n c . N o p a r t o f t h i s d r a w i n g m a y be c o p i e d i n a n y f o r m o r r e p r o d u c e d w i t h o u t w r i t t e n pe r m i s s i o n o f F L A T A r c h i t e c t u r e I n c . Unit 209- 6321 King George Blvd Surrey BC, V3X 1G1 www.flatarchitecture.ca contact@flatarchitecture.ca Ph: 604-503-4484 DATE SCALE PR O J E C T I N F O : DRAWN BY PROJECT NO: CL I E N T : TH E S E P L A N S C O M P L Y W I T H B C B C 2 0 1 8 MI X E D U S E D E V E L O P M E N T 12 8 3 4 2 3 2 N D S T . M A P L E R I D G E , B C KU L W A N T B A S S I 2022.03.23 AS NOTED JG 20-240 1/8" = 1'-0" 1 - MAIN FLOOR PLAN MA I N F L O O R P L A N A.D.P 2.1 ,----- • I I I \ I 8 02 2-BED RM. - STAIR-02 012-BED RM.042-BED RM. 052-BED RM. 062-BED RM. 032-BED RM. 07 2-BED RM. -STAIR-01 -ELEVATOR -RESIDENTIALLOBBY 1 2 3 4 A B C D E F 10.71M. [35.13FT.] 2.61M. [8.55FT.] 8.90M. [29.18FT.] 9.19M. [30.13FT.] 9.19M. [30.15FT.] 40.59M. [133.16FT.] 16 . 2 8 M . [5 3 . 3 9 F T . ] 7.3 3 M . [2 4 . 0 3 F T . ] 1.5 2 M . [4 . 9 9 F T . ] 7.4 3 M . [2 4 . 3 7 F T . ] PROPERTY LINE NE W P R O P E R T Y L I N E PR O P E R T Y L I N E PROPERTY LINE OUTDOOR AMENITY 1803.00 SQ.FT. 167.50 SQ.M. 3.24M. [10.63FT.] 4.06M. [13.34FT.] 9.59M. [31.44FT.] 1.98M. [6.50FT.] 6.51M. [21.37FT.] 2.96M. [9.70FT.] 7.38M. [24.20FT.] 4.87M. [15.97FT.] 9.2 1 M . [3 0 . 2 1 F T . ] 1. 2 2 M . [4 . 0 0 F T . ] 7. 2 0 M . [2 3 . 6 2 F T . ] 4.87M. [15.97FT.] 8.12M. [26.63FT.] 4.52M. [14.83FT.] 2.44M. [8.00FT.] 6.07M. [19.92FT.] 6.18M. [20.26FT.] 2.68M. [8.80FT.] 5.06M. [16.59FT.] 7.3 3 M . [2 4 . 0 3 F T . ] 4.3 6 M . [1 4 . 3 0 F T . ] 4. 5 9 M . [1 5 . 0 6 F T . ] 1.2 7 M . [4 . 1 7 F T . ] SAFE USE ZONE All r i g h t s r e s e r v e d . T h i s d r a w i n g i s a p r o p e r t y o f FL A T A r c h i t e c t u r e I n c . N o p a r t o f t h i s d r a w i n g m a y be c o p i e d i n a n y f o r m o r r e p r o d u c e d w i t h o u t w r i t t e n pe r m i s s i o n o f F L A T A r c h i t e c t u r e I n c . Unit 209- 6321 King George Blvd Surrey BC, V3X 1G1 www.flatarchitecture.ca contact@flatarchitecture.ca Ph: 604-503-4484 DATE SCALE PR O J E C T I N F O : DRAWN BY PROJECT NO: CL I E N T : TH E S E P L A N S C O M P L Y W I T H B C B C 2 0 1 8 MI X E D U S E D E V E L O P M E N T 12 8 3 4 2 3 2 N D S T . M A P L E R I D G E , B C KU L W A N T B A S S I 2022.03.23 AS NOTED JG 20-240 SE C O N D F L O O R P L A N 1/8" = 1'-0" 1 - THIRD FLOOR PLAN A.D.P 2.2 r · -- ---.1. - - - - - - - - -..i...---1-- - - - - -.1. - - - - - - -.. - - - - - - --1-- - -• 7 I I I I I I I I I 1 -~--------j------1 I I I I \ I I \ I I \ I I I] --=---r c:::::J rur I I I I I I I I I I I I I I I I L _______________________________________________ _J 0 - STAIR-01 05 2-BED RM. 042-BED RM.012-BED RM. -RESIDENTIALLOBBY -STAIR-02 022-BED RM. 032-BED RM. 062-BED RM. - ELEVATOR 073-BED RM. 3.24M. [10.63FT.] 4.06M. [13.34FT.] 9.59M. [31.44FT.] 1.98M. [6.50FT.] 6.51M. [21.37FT.] 2.96M. [9.70FT.] 7.38M. [24.20FT.] 4.87M. [15.97FT.] 9. 2 1 M . [3 0 . 2 1 F T . ] 1.2 2 M . [4 . 0 0 F T . ] 7.2 0 M . [2 3 . 6 2 F T . ] 4.87M. [15.97FT.] 8.12M. [26.63FT.] 4.52M. [14.83FT.] 2.44M. [8.00FT.] 6.07M. [19.92FT.] 6.18M. [20.26FT.] 2.68M. [8.80FT.] 5.06M. [16.59FT.] 7.3 3 M . [2 4 . 0 3 F T . ] 4. 3 6 M . [1 4 . 3 0 F T . ] 4.5 9 M . [1 5 . 0 6 F T . ] 1. 2 7 M . [4 . 1 7 F T . ] PROPERTY LINE NE W P R O P E R T Y L I N E PR O P E R T Y L I N E PROPERTY LINE 1 2 3 4 A B C D E F 10.71M. [35.13FT.] 2.61M. [8.55FT.] 8.90M. [29.18FT.] 9.19M. [30.13FT.] 9.19M. [30.15FT.] 40.59M. [133.16FT.] 16 . 2 8 M . [5 3 . 3 9 F T . ] 7. 3 3 M . [2 4 . 0 3 F T . ] 1.5 2 M . [4 . 9 9 F T . ] 7.4 3 M . [2 4 . 3 7 F T . ] All r i g h t s r e s e r v e d . T h i s d r a w i n g i s a p r o p e r t y o f FL A T A r c h i t e c t u r e I n c . N o p a r t o f t h i s d r a w i n g m a y be c o p i e d i n a n y f o r m o r r e p r o d u c e d w i t h o u t w r i t t e n pe r m i s s i o n o f F L A T A r c h i t e c t u r e I n c . Unit 209- 6321 King George Blvd Surrey BC, V3X 1G1 www.flatarchitecture.ca contact@flatarchitecture.ca Ph: 604-503-4484 RE V D E S C R I P T I O N BY D A T E DATE SCALE PR O J E C T I N F O : DRAWN BY PROJECT NO: CL I E N T : TH E S E P L A N S C O M P L Y W I T H B C B C 2 0 1 8 MI X E D U S E D E V E L O P M E N T 12 8 3 4 2 3 2 N D S T . M A P L E R I D G E , B C KU L W A N T B A S S I 2022.03.23 AS NOTED JG 20-240 TH I R D F L O O R P L A N 1/8" = 1'-0" 1 - THIRD FLOOR PLAN A.D.P 2.3 r - - - - - -.1. - - - - - - - - -........ --1-- - - - - --1-- - - - - - -.. - - - - - - --1-- - - -7 I I I I I I I c J--I -------.---------t-:,-~ ~ ~ -~=f=====r-~~~m1""-=·-"9r==-""""'=='\~~~-==-i;~~ , m1= A /~u s~™= \I n n n n o I I C) \!- l I ti __ \ \ \ \ _J__ I I lQj LJ lQj I I I I I I I I L _______________________________________________ _J EL. 12'-0" 2ND FL. LVL. EL. 30'-0" T.O. PLATE EL. 22'-0" 3RD FL. LVL. EL. 34'-11" PARAPET LVL EL. 0'-0" MAIN FL. LVL. 3. 6 6 M . [1 2 . 0 0 F T . ] 3. 0 5 M . [1 0 . 0 0 F T . ] 2. 4 4 M . [8 . 0 0 F T . ] 1. 4 9 M . [4 . 8 8 F T . ] 10 . 6 4 M . [3 4 . 8 9 F T . ] EL. 12'-0" 2ND FL. LVL. EL. 30'-0" T.O. PLATE EL. 22'-0" 3RD FL. LVL. EL. 34'-11" PARAPET LVL EL. 0'-0" MAIN FL. LVL. 3. 6 6 M . [1 2 . 0 0 F T . ] 3. 0 5 M . [1 0 . 0 0 F T . ] 2. 4 4 M . [8 . 0 0 F T . ] 1. 4 9 M . [4 . 8 8 F T . ] 10 . 6 4 M . [3 4 . 8 9 F T . ] All r i g h t s r e s e r v e d . T h i s d r a w i n g i s a p r o p e r t y o f FL A T A r c h i t e c t u r e I n c . N o p a r t o f t h i s d r a w i n g m a y be c o p i e d i n a n y f o r m o r r e p r o d u c e d w i t h o u t w r i t t e n pe r m i s s i o n o f F L A T A r c h i t e c t u r e I n c . Unit 209- 6321 King George Blvd Surrey BC, V3X 1G1 www.flatarchitecture.ca contact@flatarchitecture.ca Ph: 604-503-4484 RE V DE S C R I P T I O N BY DA T E DATE SCALE PR O J E C T I N F O : DRAWN BY PROJECT NO: CL I E N T : TH E S E P L A N S C O M P L Y W I T H B C B C 2 0 1 8 MI X E D U S E D E V E L O P M E N T 12 8 3 4 2 3 2 N D S T . M A P L E R I D G E , B C KU L W A N T B A S S I 2022.03.23 AS NOTED JG 20-240 A.D.P 3.1 EL E V A T I O N S 3/16" = 1'-0" 1 - WEST ELEVATION(Facing 232nd Street) 3/16" = 1'-0" 2 - NORTH ELEVATION 6 1 MATERIAL LEGEND 1.HARDIE PANEL-James Hardie "Arctic White" 2.6" HORIZONTAL HARDIE SIDING- James Hardie " Arctic White" 3.HARDIE PANEL-James Hardie "Iron Gray" 4.6" HORIZONTAL HARDIE SIDING- James Hardie "Iron Gray" 5.Metal Panel- Cedar Finish 6.THIN BRICKS-Endicott- "Red Blend" 7.ALUM. HANDRAIL- BLACK8.GLAZED BALCONY GUARD9.CORRIGATED METAL PANEL10.DOOR-PAINT-To Match Iron Gray11.FACIA - To Match Arctic White ( 12" X 2")12.SOFFIT 1 1 2 2 3 3 3 4 4 4 5 5 6 6 6 6 7 7 8 88 9 9 9 10 10 1111 11 1111 1 11 11 EL . 1 2 ' - 0 " 2N D F L . L V L . EL . 3 0 ' - 0 " T.O . P L A T E EL . 2 2 ' - 0 " 3R D F L . L V L . EL . 3 4 ' - 1 1 " PA R A P E T L V L EL . 0 ' - 0 " MA I N F L . L V L . 3.66M. [12.00FT.] 3.05M. [10.00FT.] 2.44M. [8.00FT.] 1.49M. [4.88FT.] 10.64M. [34.89FT.] EL . 1 2 ' - 0 " 2N D F L . L V L . EL . 3 0 ' - 0 " T.O . P L A T E EL . 2 2 ' - 0 " 3R D F L . L V L . EL . 3 4 ' - 1 1 " PA R A P E T L V L EL . 0 ' - 0 " MA I N F L . L V L . 3.66M. [12.00FT.] 3.05M. [10.00FT.] 2.44M. [8.00FT.] 1.49M. [4.88FT.] 10.64M. [34.89FT.] All rights reserved. This drawing is a property of FLAT Architecture Inc. No part of this drawing may be copied in any form or reproduced without written permission of FLAT Architecture Inc. Un i t 2 0 9 - 6 3 2 1 K i n g G e o r g e B l v d Su r r e y B C , V 3 X 1 G 1 ww w . f l a t a r c h i t e c t u r e . c a co n t a c t @ f l a t a r c h i t e c t u r e . c a Ph : 6 0 4 - 5 0 3 - 4 4 8 4 REV DESCRIPTION BY DATE DA T E SC A L E PROJECT INFO: DR A W N B Y PR O J E C T N O : CLIENT : THESE PLANS COMPLY WITH BCBC 2018 MIXED USE DEVELOPMENT 12834 232ND ST. MAPLE RIDGE, BC KULWANT BASSI 20 2 2 . 0 3 . 2 3 AS N O T E D JG20 - 2 4 0ELEVATIONS 3/1 6 " = 1 ' - 0 " 1- EA S T E L E V A T I O N 3/ 1 6 " = 1 ' - 0 " 2- SO U T H E L E V A T I O N 11 Ga r b a g e U n i t s 11 11 11 1 11 11 11 1 1 11 9 MA T E R I A L L E G E N D 1. HA R D I E P A N E L - J a m e s H a r d i e " A r c t i c W h i t e " 2. 6" H O R I Z O N T A L H A R D I E S I D I N G - J a m e s H a r d i e " A r c t i c W h i t e " 3. HA R D I E P A N E L - J a m e s H a r d i e " I r o n G r a y " 4. 6" H O R I Z O N T A L H A R D I E S I D I N G - J a m e s H a r d i e " I r o n G r a y " 5. Me t a l P a n e l - C e d a r F i n i s h 6. TH I N B R I C K S - E n d i c o t t - " R e d B l e n d " 7. AL U M . H A N D R A I L - B L A C K 8. GL A Z E D B A L C O N Y G U A R D 9. CO R R I G A T E D M E T A L P A N E L 10 . DO O R - P A I N T - T o M a t c h I r o n G r a y 11 . FA C I A - T o M a t c h A r c t i c W h i t e ( 1 2 " X 2 " ) 12 . SO F F I T 9 2 2 3 3 5 12 12 TR E L L I S TR E L L I S 10 10 10 7 7 8 8 6 6 6 A. D . P 3 . 2 7 I --~ I 1 T t ARCHITECTURE~ All rights reserved. This drawing is a property of FLAT Architecture Inc. No part of this drawing may be copied in any form or reproduced without written permission of FLAT Architecture Inc. Un i t 2 0 9 - 6 3 2 1 K i n g G e o r g e B l v d Su r r e y B C , V 3 X 1 G 1 ww w . f l a t a r c h i t e c t u r e . c a co n t a c t @ f l a t a r c h i t e c t u r e . c a Ph : 6 0 4 - 5 0 3 - 4 4 8 4 REV DESCRIPTION BY DATE DA T E SC A L E PROJECT INFO: DR A W N B Y PR O J E C T N O : CLIENT : THESE PLANS COMPLY WITH BCBC 2018 MIXED USE DEVELOPMENT 12834 232ND ST. MAPLE RIDGE, BC KULWANT BASSI 20 2 2 . 0 3 . 2 3 AS N O T E D JG20 - 2 4 0MATERIAL SCHEME HA R D I E P A N E L Ja m e s H a r d i e - A r c t i c W h i t e 123456 HA R D I E H O R I Z O N T A L S I D I N G Ja m e s H a r d i e - A r c t i c W h i t e HA R D I E P A N E L Ja m e s H a r d i e - I r o n G r a y HA R D I E H O R I Z O N T A L S I D I N G Ja m e s H a r d i e - I r o n G r a y M e t a l P a n e l Ce d a r F i n i s h CO R R U G A T E D M E T A L P A N E L 6 4 7 SO F F I T 7 1 2 8 TH I N B R I C K S - E N D I C O T T - " R E D B L E N D " 8 5 3 A. D . P 3 . 3 MA T E R I A L L E G E N D 1. HA R D I E P A N E L - J a m e s H a r d i e " A r c t i c W h i t e " 2. 6" H O R I Z O N T A L H A R D I E S I D I N G - J a m e s H a r d i e " A r c t i c W h i t e " 3. HA R D I E P A N E L - J a m e s H a r d i e " I r o n G r a y " 4. 6" H O R I Z O N T A L H A R D I E S I D I N G - J a m e s H a r d i e " I r o n G r a y " 5. Me t a l P a n e l - C e d a r F i n i s h 6. TH I N B R I C K S - E n d i c o t t - " R e d B l e n d " 7. AL U M . H A N D R A I L - B L A C K 8. GL A Z E D B A L C O N Y G U A R D 9. CO R R I G A T E D M E T A L P A N E L 10 . DO O R - P A I N T - T o M a t c h I r o n G r a y 11 . FA C I A - T o M a t c h A r c t i c W h i t e ( 1 2 " X 2 " ) 12 . SO F F I T [] □ [] ID □[OJ [] □[] □[] EbAJ:rn 1 OFF I C E CORRIDOR CORRIDOR CORRIDOR 2 RE C E P T I O N 3 BE D R O O M 4 WA S H R O O M 5 WA S H R O O M 6 BE D R O O M 7 WA S H R O O M 8 WA S H R O O M 18.9 8 19.1 5 18.9 4 19.2 4 PL PL EL . 1 2 ' - 0 " 2N D F L . L V L . EL . 3 0 ' - 0 " T.O . P L A T E EL . 2 2 ' - 0 " 3R D F L . L V L . EL . 3 4 ' - 1 1 " PA R A P E T L V L EL . 0 ' - 0 " MA I N F L . L V L . 3.66M. [12.00FT.] 3.05M. [10.00FT.] 2.44M. [8.00FT.] 1.49M. [4.88FT.] 10.64M. [34.89FT.] 19.6 0 19.3 0 18.8 3 1 CL A S S R O O M 3 3 CLA S S R O O M 2 2 RE C E P T I O N 4 LIV I N G A R E A 5 LIV I N G A R E A 6 LIV I N G A R E A 7 LIV I N G A R E A 8 WA S H R O O M 9 WA S H R O O M 10 LIV I N G A R E A 12 LIV I N G A R E A 13 LIV I N G A R E A 14 LIV I N G A R E A 15 WA S H R O O M 16 WA S H R O O M 11 ST A I R 0 2 PL PL 19.1 5 18.9 4 EL. 1 2 ' - 0 " 2N D F L . L V L . EL. 3 0 ' - 0 " T.O . P L A T E EL. 2 2 ' - 0 " 3R D F L . L V L . EL. 3 4 ' - 1 1 " PA R A P E T L V L EL. 0 ' - 0 " MA I N F L . L V L . 3.66M. [12.00FT.] 3.05M. [10.00FT.] 2.44M. [8.00FT.] 1.12M. [3.67FT.] 10.26M. [33.66FT.] All rights reserved. This drawing is a property of FLAT Architecture Inc. No part of this drawing may be copied in any form or reproduced without written permission of FLAT Architecture Inc. Un i t 2 0 9 - 6 3 2 1 K i n g G e o r g e B l v d Su r r e y B C , V 3 X 1 G 1 ww w . f l a t a r c h i t e c t u r e . c a co n t a c t @ f l a t a r c h i t e c t u r e . c a Ph : 6 0 4 - 5 0 3 - 4 4 8 4 REV DESCRIPTION BY DATE DA T E SC A L E PROJECT INFO: DR A W N B Y PR O J E C T N O : CLIENT : THESE PLANS COMPLY WITH BCBC 2018 MIXED USE DEVELOPMENT 12834 232ND ST. MAPLE RIDGE, BC KULWANT BASSI 20 2 2 . 0 3 . 2 3 AS N O T E D JG20 - 2 4 0STREETSCAPE 4. 1- S E C T I O N - 1 4. 2- S E C T I O N - 2 A. D . P 4 . 1 I I I ' I ' ' -------1~ I ' I ' -~ ' ' ; I "1 I ' ' ' ' 1~ I I II~ [ I I - ,_ II '" "' '" "' '" "' '" "' 111111111 1111111 [I i '- [ I - i i ~')~ 1-I~ j • : ti;; I I - ' I ~ I I I I - I i~ ,_ ' I I I ' I I I iil ' i r ' I i 11,J) ' ' I : itf./ ' ' I I :1~--~ I J 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 J I] [ -[I [ - I 11 -, --:- - - - _, t:::::J..;J r EbAJ:rn All rights reserved. This drawing is a property of FLAT Architecture Inc. No part of this drawing may be copied in any form or reproduced without written permission of FLAT Architecture Inc. Un i t 2 0 9 - 6 3 2 1 K i n g G e o r g e B l v d Su r r e y B C , V 3 X 1 G 1 ww w . f l a t a r c h i t e c t u r e . c a co n t a c t @ f l a t a r c h i t e c t u r e . c a Ph : 6 0 4 - 5 0 3 - 4 4 8 4 REV DESCRIPTION BY DATE DA T E SC A L E PROJECT INFO: DR A W N B Y PR O J E C T N O : CLIENT : THESE PLANS COMPLY WITH BCBC 2018 MIXED USE DEVELOPMENT 12834 232ND ST. MAPLE RIDGE, BC KULWANT BASSI 20 2 2 . 0 3 . 2 3 AS N O T E D JG20 - 2 4 0STREETSCAPE 1- St r e e t s c a p e a l o n g 2 3 2 n d S t r e e t 12 8 5 4 SU B J E C T P R O P E R T Y 12 8 3 4 12 8 1 4 12 8 A v e n u e R o a d A. D . P 4 . 2 EbAJ:rn All rights reserved. This drawing is a property of FLAT Architecture Inc. No part of this drawing may be copied in any form or reproduced without written permission of FLAT Architecture Inc. Un i t 2 0 9 - 6 3 2 1 K i n g G e o r g e B l v d Su r r e y B C , V 3 X 1 G 1 ww w . f l a t a r c h i t e c t u r e . c a co n t a c t @ f l a t a r c h i t e c t u r e . c a Ph : 6 0 4 - 5 0 3 - 4 4 8 4 REV DESCRIPTION BY DATE DA T E SC A L E PROJECT INFO: DR A W N B Y PR O J E C T N O : CLIENT : THESE PLANS COMPLY WITH BCBC 2018 MIXED USE DEVELOPMENT 12834 232ND ST. MAPLE RIDGE, BC KULWANT BASSI 20 2 2 . 0 3 . 2 3 AS N O T E D JG20 - 2 4 03D VIEWS Vi e w - 1 A l o n g 2 3 2 n d S t r e e t Vi e w - 2 A l o n g 2 3 2 n d S t r e e t A. D . P 5 . 1 EbAJ:rn All rights reserved. This drawing is a property of FLAT Architecture Inc. No part of this drawing may be copied in any form or reproduced without written permission of FLAT Architecture Inc. Un i t 2 0 9 - 6 3 2 1 K i n g G e o r g e B l v d Su r r e y B C , V 3 X 1 G 1 ww w . f l a t a r c h i t e c t u r e . c a co n t a c t @ f l a t a r c h i t e c t u r e . c a Ph : 6 0 4 - 5 0 3 - 4 4 8 4 REV DESCRIPTION BY DATE DA T E SC A L E PROJECT INFO: DR A W N B Y PR O J E C T N O : CLIENT : THESE PLANS COMPLY WITH BCBC 2018 MIXED USE DEVELOPMENT 12834 232ND ST. MAPLE RIDGE, BC KULWANT BASSI 20 2 2 . 0 3 . 2 3 AS N O T E D JG20 - 2 4 0ELEVATIONS Vi e w - 3 Vi e w - 4 A. D . P 5 . 2 EbAJ:rn 022-BED RM.012-BED RM.052-BED RM. 062-BED RM. 072-BED RM. 032-BED RM. 042-BED RM. BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM KITCHEN DINING LIVING DEN CLOSET BATH BATH CLOSET CLOSET W/D W.I.C. LIVING LIVING LIVING LIVING LIVING LIVING BATH BATH BATH BATH BATH BATH BATH BATH BATH BATH BATH BATH KITCHEN KITCHEN KITCHEN KITCHEN KITCHEN KITCHEN DINING DINING CLOSET CLOSET CLOSET CLOSET CLOSET CLOSET CLOSET CLOSET CLOSET CLOSET CLOSET CLOSET CLOSET W/D W/D W/D W/D W/D W/D W.I.C. W.I.C. W.I.C. W.I.C. BALCONY BALCONYBALCONY BALCONY BALCONY BALCONY BALCONY CLOSET BATH BATH BEDROOM BEDROOM BEDROOM DEN KITCHEN LIVING CLOSET CLOSET W.I.C. CLOSET 5.50M. [18.04FT.] 3.91M. [12.82FT.] 7. 1 2 M . [2 3 . 3 6 F T . ] 1. 5 8 M . [5 . 1 8 F T . ] 4.87M. [15.97FT.] 5.15M. [16.90FT.] 4.4 1 M . [1 4 . 4 8 F T . ] 4.5 9 M . [1 5 . 0 6 F T . ] 9.41M. [30.86FT.] 8.7 0 M . [2 8 . 5 4 F T . ] 1.5 8 M . [5 . 1 7 F T . ] 0.61M. [2.00FT.] 9.0 0 M . [2 9 . 5 3 F T . ] 10.02M. [32.87FT.] 3.24M. [10.63FT.] 4.06M. [13.34FT.] 3.40M. [11.17FT.] 10.71M. [35.13FT.] 4. 4 4 M . [1 4 . 5 6 F T . ] 2.8 8 M . [9 . 4 6 F T . ] 7.75M. [25.44FT.] 1.02M. [3.33FT.] 1.94M. [6.38FT.] 7.3 2 M . [2 4 . 0 3 F T . ] 0. 9 7 M . [3 . 1 7 F T . ] 0.6 1 M . [2 . 0 0 F T . ] 3.57M. [11.73FT.] 1.98M. [6.50FT.] 3.34M. [10.96FT.] 3.7 8 M . [1 2 . 4 1 F T . ] 1.8 0 M . [5 . 8 9 F T . ] 1.7 4 M . [5 . 7 2 F T . ] 7. 3 2 M . [2 4 . 0 3 F T . ] 3.27M. [10.74FT.] 1.02M. [3.33FT.] 5.99M. [19.65FT.] 5.1 6 M . [1 6 . 9 2 F T . ] 2.1 7 M . [7 . 1 1 F T . ] 1.39M. [4.55FT.] 8.90M. [29.18FT.] 3.17M. [10.42FT.] 2.96M. [9.70FT.] 3.05M. [10.02FT.] 9.19M. [30.13FT.] 7.3 2 M . [2 4 . 0 3 F T . ] 7.3 2 M . [2 4 . 0 3 F T . ] 6.33M. [20.77FT.] 1.02M. [3.33FT.] 1.84M. [6.04FT.] 4.32M. [14.18FT.] 4.87M. [15.97FT.] 3.5 7 M . [1 1 . 7 2 F T . ] 2.4 0 M . [7 . 8 7 F T . ] 3. 2 4 M . [1 0 . 6 1 F T . ] 3.29M. [10.81FT.] 5.89M. [19.33FT.] 2.4 4 M . [8 . 0 0 F T . ] 7.3 3 M . [2 4 . 0 4 F T . ] 6.79M. [22.28FT.] 7.11M. [23.33FT.] 3. 2 6 M . [1 0 . 7 0 F T . ] 1.2 8 M . [4 . 2 0 F T . ] 2.6 6 M . [8 . 7 2 F T . ] 6.18M. [20.26FT.] 2.68M. [8.80FT.] 5.04M. [16.54FT.] 2.8 9 M . [9 . 4 8 F T . ] 0.7 3 M . [2 . 3 8 F T . ] 3.8 2 M . [1 2 . 5 2 F T . ] 13.90M. [45.61FT.] 1. 2 7 M . [4 . 1 7 F T . ] 7.2 0 M . [2 3 . 6 2 F T . ] 1.5 2 M . [5 . 0 0 F T . ] 7.4 3 M . [2 4 . 3 8 F T . ] 7.96M. [26.12FT.] 1.02M. [3.33FT.] 1.94M. [6.38FT.] 2. 8 8 M . [9 . 4 6 F T . ] 1.9 4 M . [6 . 3 7 F T . ] 1.3 7 M . [4 . 5 0 F T . ] 2. 5 0 M . [8 . 2 1 F T . ] 2.97M. [9.75FT.] 4.52M. [14.83FT.] 2.60M. [8.54FT.] 1.7 5 M . [5 . 7 4 F T . ] 1.7 9 M . [5 . 8 7 F T . ] 3.5 8 M . [1 1 . 7 4 F T . ] 10.92M. [35.83FT.] 8.7 0 M . [2 8 . 5 3 F T . ] 7.1 2 M . [2 3 . 3 6 F T . ] 0.3 1 M . [1 . 0 1 F T . ] 2.8 9 M . [9 . 4 7 F T . ] 0.7 2 M . [2 . 3 6 F T . ] 3.8 2 M . [1 2 . 5 3 F T . ] 6.18M. [20.26FT.] 2.68M. [8.80FT.] 5.04M. [16.54FT.] 3. 7 7 M . [1 2 . 3 8 F T . ] 0.7 1 M . [2 . 3 3 F T . ] 1.2 8 M . [4 . 1 8 F T . ] 2.6 6 M . [8 . 7 2 F T . ] 1.75M. [5.74FT.] 1.34M. [4.39FT.] 1.17M. [3.84FT.] 3.75M. [12.31FT.] 5.89M. [19.33FT.] 13.90M. [45.61FT.] 8. 4 2 M . [2 7 . 6 2 F T . ] All r i g h t s r e s e r v e d . T h i s d r a w i n g i s a p r o p e r t y o f FL A T A r c h i t e c t u r e I n c . N o p a r t o f t h i s d r a w i n g m a y be c o p i e d i n a n y f o r m o r r e p r o d u c e d w i t h o u t w r i t t e n pe r m i s s i o n o f F L A T A r c h i t e c t u r e I n c . Unit 209- 6321 King George Blvd Surrey BC, V3X 1G1 www.flatarchitecture.ca contact@flatarchitecture.ca Ph: 604-503-4484 RE V D E S C R I P T I O N BY D A T E DATE SCALE PR O J E C T I N F O : DRAWN BY PROJECT NO: CL I E N T : TH E S E P L A N S C O M P L Y W I T H B C B C 2 0 1 8 MI X E D U S E D E V E L O P M E N T 12 8 3 4 2 3 2 N D S T . M A P L E R I D G E , B C KU L W A N T B A S S I 2022.03.23 AS NOTED JG 20-240 TH I R D F L O O R P L A N U.P.1.0 [ ➔ I Li _::J ' ' l +---l u l □ ~ I ~ .--- C 7 G 11 ~··•~ I ~ ID~ ~I ~~ t-w w 0::: t-(/) "O C N I") N KEY EB ® @ 0 0 0 CY ® ® (]) Ell 0 BOTANICAL NAME SYRINGA RETICULATA 'IVORY SILK' CORNUS FLORIDA 'RUBRUM' ACER RUBRUM 'BOWHALL' CHAMEACYPARIS NOOTKATENSIS 'PENDULA AZALEA JAPONICA 'HINO CRIMSON' AZALEA NORTHERN LIGHTS 'MANDARIN LIGHTS' AZALEA JAPONICA (VARIOUS) ABELIA 'EDWARD GOWCHER' BUXUS MACROPHYLLA 'WINTER GEM' HYDRANGEA MACROPHYLLA 'NIKKO BLUE' ROSA MEIDILAND 'PINK' MEDIUM RHODODENDRON (VARIOUS) HOSTA (VARIOUS) SYRINGA VULGARIS 'MICHEL BUCHNER' PRUNUS LAUROCERASUS 'OTTO LUYKEN' THUJA OCCIDENTALIS 'SMARAGD' PLANT LIST COMMON NAME LILACTREE RED FLOWERING DOGWOOD BOWHALL RED MAPLE WEEPING NOOTKA CYPRESS CRIMSON AZALEA NORTHERN LIGHTS AZALEA JAPANESE AZALEA EDWARD GOUCHER ABELIA ASIAN BOXWOOD HYDRANGEA PINK MEIDILAND ROSE RHODODENDRON HOSTA LILAC OTTO LUYKEN LAUREL EMERALD ARBORVITAE QTY. 32 14 24 39 85 34 12 41 4 14 72 73 SIZE 6CM.CAL. 6CM.CAL. 6CM.CAL. 3.00 METERS #3 POT #3 POT #3 POT #3 POT #3 POT #3 POT #3 POT #3 POT #3 POT #3 POT #3 POT 1.50 METERS SPACING REMARKS AS SHOWN B.&B. AS SHOWN B.&B. AS SHOWN B.&B. AS SHOWN B.&B. BSCM.O.C. 90CM.O.C. 90CM.O.C. 90CM.O.C. 45CM.O.C. 90CM.O.C. 90CM.O.C. 90CM.O.C. 90CM.O.C. 90CM.O.C. 70CM.O.C. 70CM.O.C. ll =-~~~~~:m~~~~~~~ :r:Ns:::=~~~::i~ !lffll'.AIIEAO:ScMOllOIHCU.OEu:wBIIW'l»,OAHORIAScllVAWY. ~~'MJSTDITM-APl'C,'Alfl!OMM'\».OSCAPEAACH!TKl'Pi!IOR TOIWJi.:iNtlsms!ll1.llO!SlOSl'£al!!)IWEW.UNAPPRCW)smsmumllSWI..I. llf.RE.Kml.llJDIIAMl!IMUMO:fM'IIOOO!l:.OO'SP!IOl!TOW!\fflfOII Jll006flOSl.8Sll1\ITE.sutSffl\/llONSAAf.SlUCITO'I.C.!MOIOPESTNOIJCl' llllPl»IIIWEW.ll.lSTBEJlll(Mre)ffOMC81HD'!UASlFIIEf'NUIISc!l'I.AIJ. -MAl'EJILlililUS'IC0NHlRMIOMWESTKmlM0H!f.'BCI.ANOSOffSWOI/Cl'. ro MIRIDEOOOIOFMBQJIMCSU'l».OSCNt~IWIDS' -AAW '50""' lT((Pll'S ll)';,nWJNOl(l()TIM.l )I (iAOW)N(jtilf.OUIW.U.!iMPW'l'!O..M'OOID,IQl.l'l:lPfli1'1!5A!CUOElN11f !TNCWClSfOIIIMl.lNIJlMlJMIA!,llO'Jl'TfOIIAAW\Mll!111JCn.116 :::G~w:;:ro.::::_~~~W.. A~SOUIIUl(iPlOCl5t1'IOIO!!PGIQWj(jll!O~IIW--TU1lOIV~ IIOXiNllOWOAAIOlll",MCOlfflJICl0ll!!W.lQIAAAK!litrWMIOlSI.IIMTW IOllltmN(j~~1lf'lll.ll!IWl,'tW,lll\£fWflOlllllOlTI',,ll'\IIIU.l:\6ECAI '"" ., OM11ltOIIWOOIDSct.!!IW.l!.ll'ISft'MlllQIJlll,l9(f!OfM!TNCWCISfOII ~llf.OlJM.SOOSHAll.lEWl\JIWl"flllifbWIIIOt,'MXCltiCLWOOCl'I' Pl»IIPAATS,W!HIOllllnOOIXIMIWITSOfW!lOl,PWIPl.ll!OG&IC~, 11l((W.Th'W.!,!TOHE5!MlllOj1,jl/iOfOIIIGNCU<l'I. 31 111.l'LIIIIHil(l)S!MLl.llC!M~SOIIMWKIIIJ\CI\ ii ~~~~NOTIESUISTIMl.0WITIOJfMlfflCMlOf1\I 7J Tll~Sll.<UWWI/TUAIJ.M,lll/WJNIJ~IOIIAPflllOOOf OHtlllAA.l.\'tNlf!IOMl!llllolltOfAIW.IICCll'Wl((,l.k.8!0Mll'MSE5'ECfto. ~~~~~~ro~w: II 11f~WO.CUNl/llfi!fQ1\f51TtM.l.1lJ881514A!ITWIIIAAlt5, lll!lSHAU..ll'lllCCMPl.l1ll)ICIMWOIW..UMl!!£WOll(NIJlll£51TtMllOI !!jAQ.WINIIJ~~flllFIOIAIJ.~ ,...,.,...,.._.ltDIICUC),0.75 .,..lll,\,Wl'OOSlMB.llN<&>,o ..... ...,."""'"""""",_ ...-....:1mro,w:r1,.,,,,,..,,.-,., lOOSlNEIIIKJOll(ff[[llllllfi OD.I.NJ.S,,_;,"""'EK. PLANTING DETAIL-SHRUBS & GAD.COVER PLANTS 5 Sl"'81H.<ti00<"""1WIOOO< IAilSlAmlOPl!ITT1WI""'1YE 10 DISTANCES ARE IN METRES 15 20 ~~ ~m I ffMSI.O!lfl!'IAN I ~, I -I ~ - C.KAVOLINAS & ASSOCIATES INC. BCSLACSLA 2462 JONQUIL COURT ABBOTSFORD,B.C. V3G3E8 PHONE(604)8S7-2376 ~, KULWANTBASSI c/oFLATARCHITKTURE SUITH209 6321KIJ\K;GEORGEBOULEVARD SURREY,B.C. V3X1G1 1604)503-4484 ~ PLAN VIEW LANDSCAPE RENDERING PROPOSED CONDO DEVELOPMENT 12834-232STREET W.PLERIDGE,B.C. FRONT VIEW FINISHED GRADE COMPACTED GRADE -(3'-0") [914 mm] BOTTOM OF BURIED COLUMN ISOMETRIC VIEW GARBAGE BIN DETAILS N.T.S. KEY EB ® @ 0 0 0 ® ® ® (l) $ 0 1.20 METER HIGH 1.80 METER HIGH '" C DAR FENCE SOLID CEDAR FENCE~~ Qpp -• ?~ 'l • -a 1.80 METE HIGH SOLID i a a 1-l,J --..I I I I I ' I X I )< I ,)< I I )< • I >< - V ,.. \ ,..-,A2 ' A2 ,_. -.. ·-:. -.· l CB l,J ct: ~ ~ u, ~ SN i 0 MH I I I ., ' 1-----1 "'' 2 Al) '>< ~ Rl 1 R -- ['I i,IFT: BOTANICAL NAME SYRINGA RETICULATA 'IVORY SILK' CORNUS FLORIDA 'RUBRUM' ACER RUBRUM 'BOWHALL' AZALEA JAPONICA 'HIND CRIMSON' "x,.... ( 11 f.. I AZALEA NORTHERN LIGHTS 'MANDARIN LIGHTS' AZALEA JAPONICA (VARIOUS) ABELIA 'EDWARD GOWCHER' BUXUS MACROPHYLLA 'WINTER GEM' HYDRANGEA MACROPHYLLA 'NIKKO BLUE' ROSA MEIDILAND 'PINK' MEDIUM RHODODENDRON (VARIOUS) HOSTA (VARIOUS) SYRINGA VULGARIS 'MICHEL BUCHNER' PRUNUS LAUROCERASUS 'OTTO LUYKEN' THUJA OCCIDENTALIS 'SMARAGD' ·- PLANT LIST COMMON NAME LILAC TREE ,..,, "·"' t,.,:c• •"'""' RED FLOWERING DOGWOOD BOWHALL RED MAPLE CRIMSON AZALEA NORTHERN LIGHTS AZALEA JAPANESE AZALEA EDWARD GOUCHER ABELIA ASIAN BOXWOOD HYDRANGEA PINK MEIDILAND ROSE RHODODENDRON HOSTA LILAC OTTO LUYKEN LAUREL EMERALD ARBORVITAE • _T rv QTY. 3 5 3 29 14 21 38 85 34 12 40 4 14 78 73 -- --' ..... ,. . GRASS·· _ . ... .. . ·- - '--( \ rn ' ' y.' SIZE 6 CM. CAL 6 CM. CAL 6 CM. CAL #3 POT #3 POT #3 POT #3 POT #3 POT #3 POT #3 POT #3 POT #3 POT #3 POT #3 POT 1.50 METERS } SPACING AS SHOWN AS SHOWN AS SHOWN 85 CM. O.C. 90 CM. O.C. 90 CM. O.C. 90 CM. O.C. 45 CM. O.C. 90 CM. O.C. 90 CM. O.C. 90 CM. O.C. 90 CM. O.C. 90 CM. 0.C. 70 CM. O.C. 70 CM. O.C. \j REFER TO CIVIL ENGINEER'S DRAWINGS FOR ALL GRADING PLANS AND CROSS-SECTIONS. ~ EDAR FEN ----- SOLID CEDAR FENCE DETAIL (DIMENSIONS IN mm) N.T.S. 2400 MAX. 1800 MIN. 50x150 CAP RAIL ----. 50x100 _.;p;;;a ______________ _ TOP RAIL I (Ill---150x150 POST ------,U> II 'L.11.•I·l•J•l· .. .,, ~ 50x100 § SIDE SUPPORT 211 2'· ·v-• -, . 1 R1.XR1XR1 \._ rJ[X [ \._ I! I 'I I I I , 11 i \ 111 IIP II'•~ - _r---7_ -- 17-------- REMARKS B. & B. B. & B. B. & B. I NQlFS I GENEIW 1) MT 9ZES IN THIS UST ARE SPEQFIED ACCOIDt«: TO BC LA.tt)SCJ,f[ STA.tt)Afl) ~lEST EDllQ". IXffTAIIER SIZES All: 9'Etf1ED AS FIR •~TA STANDAe".BOTH l'IJM 9ZE Nil CXWTAIIER m ARE Tl£ 1181111.U ACCEPTA&.E SIZES. SEAROt ~D RE\1EI, UAkE Pl.NIT IMTERW. AVAII.AIII..E RI! OPlKIIAI. IIDO' BY "I..ANDSCAPE AR0mcr AT 50.M Of !llPPI.Y. M1fA OF SEAROI lU Nll.lllE LOWER MAINLJHJ Nil FR~ VAl.lfY. "g.J1151111J1KJ1s" IIJST (BT~ 'flRITIEN APPROVAL FROM l}£ 'LNllSCAPE ARC111Ecr PIICR TO IWCr«: ANY SUBSllllJllONS TO ftCFE) MATERIH.. IJlll'PRO\Ell SIJBS111U1DCS \11.L BE IE.EClED. .tUOW A IIINlllU Of Fl'lt IMIIKl4G DAYS PRKR lO tE..l\£RY FDR REQJEST TO 9.115111\JTE. SUBSlllllllONS NE SlB,ECT TO 'B,C. I..ANDSCAPE STIHJARll9 All Pl.ANT UAlERIAL IIJST IE PRO",IIIIED FRIii IBlllFIED 'D~ FREE" tlll~. All Pt..ANT MATERIAL UUST ctNURW ID THE lATEST EIHTUW Cf TltE "BC IJJIJSCAPE STAll>Nll". PROVO: CERTIFICATION UPON IEQUEST. H.l. LAN>SCNll«: ANIJ I.NtlSCAFE MATERIALS ID ctNURW TO THE LAlEST EDlllllt Of 1l£ BCLNA/BCSLA "LANDSCAPE STANIJARDS" 2.) lfi gjlJIING IEIIIUII IIEFTIIS OVER PREPARED SUlll]WJE 9W.1. IE : LAIN AREAS ..,_, GRQNJ aJ'IER AREAS 500mm HJB AREAS 500mm MPITS 50l)nm J) QIOWING IEWII SIW.L HAVE PHY9CM. IHI QD&ll PRCffRlTES AS DESCRIBED ~ TltE STAIIIARDS FDR I.NL 2 1Hl I.NI. J AREAS, EXCEPT FDR AREAS CMR STRUCTU!ES llEIE lHE IIEllUU 9W.l C(Jf'(JII ID llE REWIDENTS FDR I..E\R 1 lffUCATKlltS. PlmSSl«j Nil t,)(JNG Cf GROING IIEDllll ca.FOMENTS SHAU. IE DCM Off-SITE USIIG A MEOIAIIZED SCREENIG PROC£Ss. PROPOSED GRO'MNG MEIJUU 9WJ. IE 1ESTED BY A IE~l2ED l.ABtRATtRY. llE CONTRACTCII SHAU. QJARAIITEE lHAT lHE Sill SIJBIITTEII FDR TESTING IS A REPIEDTATI'E SAliPI..E TAl<EN FR<N TI£ SOL Tli.U Ill BE USED AT ll£ 9TE. 4) ON-SITE CR lll'CRTED S[JlS SIW.L ~llSFY TltE REQJIIEIIENTS Of ll£ STAN>HIIIS F<R mDYffiG UEIJIM, SCIS 91H.l. BE 'fflll.l.lil.Y FIII FRCII Sl.eSl'll., IQI) INCL W:.WY Pl.ANT PAR'IS, VIEED <11 IEPROOXTM: PARTS Of YIEEllS, PI..Nff PATHlmllC CRGAl&IS, TOXIC MATERIALS, STONES <MR 311 UM llfJ FIIREIGN 1111.EtlS. 5) All PLANllNG !IDS 91Al.l REttl\t: MIN. 50 MU BAIIIC lllLCH. 6) Pl.ANT SPEaES AND VM£IIS MAY NDT IE 5UB51TTIJIED 'ITHOOT ll£ APPROVAL IF lHE LANDSCAPE NiOllECT. 7) ll£ OOlfTRACT(R SHAil WARANTEE All llAlERIH.5 Nil 'MRKl!NaiP F<II A PERia> OF CH: (I) Rill 'IE.AR FRCII Tl£ DATE Of ANAL ACCEPTANCE, lN.ISS OTltER& SPEQFED. All PLANT MATERIAL NOT SUIMYING, <II IN POOR CONDITION OORNl H GUf.RMTEE PERIi) SH,'U IE REPLACED BY ll£ CONTRACTCI AT NO EXTRA COST TO THE O'MER. 8) 11-E COlflRACTOO SHAil a.IAR AWAY FRCII lllE ~ All lUIE-l AS IT AOO.JIU.lES. Alll SHM.L, AT 11£ CIIIPlETlllt Of lllE 'MRC, LEA\'£ THE WORK Alll lHE STE lHEIUF IN A Q.EAN 1Hl PIB:NTABIE CONIIID, FREE nm HJ. oo~s. llR1IR1XA1 Al Al R1 RJ -~ FENCE lfi • ,(. 1::.: . L• Al Rl Kl • S.WCER SHALL EE: SDHIED MTH Wo\JER IIIIWEDL,l,lE.'I' IIFTER Pl.NITlNO. ;11<--1-,1~--Ml□B°J1~~1L -------) I 't?l'o'il'~JE ~~;,i-H;;;;;; ::=:m•~-DRAIN ROCK _ _j;--- KOMPAN Product Info cc<o-o ,oe,~,<,orr,••C>"o""'"'" ,, •• , .... ""·""''"''"'" ''''" SECTION House, M7000P ~ '""'*"~·• '"""·"""" '""""' I "''"""~ """ «tt," ,~,-.,,; '"" '""'"" ,,_,. ,._,_.,. -,a,.,,,J- •Sc""'''"'<C,m••~·•''"'T "·l<.,l .,,·,1c',-,J,,o,. l~•·-n , "°· , •. ~,~.,•••-•~~ . ''"'" " ~ ., ' .. '' •""' '"' '" ,_,,.,~ ---"EHCHffi eMAGLIN ' MLB450W ·~0"" ~::::;::~:c::c:::::::.:: ~ ,·1,<13-, ''""" ,,.,.,,,.,.~"" ,_"'"'· ,. ,.c,., '"''""'"' '"'"'°'""'''"""'"""'' ,~ad,o, d. ~tte ,..,,.. V > ,, .. S "'""°' Okc, <I>~,,. lol">•< '~" W~c,t" ""'"' IS01'LL,\70N Tho°'"" II 001 ,.,,...,.,,..,..-,,k """ "'"'""'"''"'"~'""·"' '"~"'''''"""~ , .. ,. TC o•,:o"~· s.•,ct•L'l<W ""'"" -~•:MLB.,ow, _,os,dfla,I< :MLO""~'' • 'O< "'""°" "'"~ ~,.,., ·c,~ ""''"""'""°' cor<;'l.,~aNIM'J '""""·' ., ., ..... 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COVER PLANTS - --- SECTION SIIGLE DOWIANT LEADER ---~-,; ll£Q'D. MOT to B£ TlliMMED 2 PRESSlJIE 'TREATED R0.11D l!0-7!1 7 lffll IHA. IDII SflJCES. SfAICDl-2 m LEJ,jC1H-AUQIED PAIIAU.a lO 911lEWAUC CA A(W), N.T.S. 5D ..... ■DE WOIEN N'ILON BANDINC ----.71=9bdl ATTACHED ro SVdCES WITH SHNII.E NAILS 5D lffll DEEP SAIJIEI FaillEII IN TCl'SOIL a, IMIIK IIIULCH FOR INl11AL F1RST ttAR WA'IEltlNG ,._""" """"""'"" ID E LOOS£NICD NG DROPPED TO TH BOTT0M 0F 'nlE PLAN1ING HOLE. AU. S1RINQ, TIIINE ETC. TO BIE ........ AU. WIE BA9kE1!I SHALL HAIJE Tl£ TCP 1/3 Of lHE 'Mii!: IIENCMD PRIOR TO PLIMINC. TREE PLANTING DETAIL SECTION --,e--.,., ""-;;:JL,~-~m~~~~ STANDARD PftOCfflt DENSITJ, 1,--t----srAKES SHALL NOT PEMElRATE ROOT BILL STAKES T0 PDlmtA'TE No\111& SOL .... ~=- ) ~ .-. .. ......:.· ,. N.T.S. • • • 0'-0" [O mm] ( " /-y/('</ ~, . .. ~\'>;% •. ,. r<;l --._____ 0-~»;,;/J;y;,;_ • ~ .. · i0~ • ' //<:<-"« '' . . ' . . ·-. . . %~ -, I~-.' . ~ : -------....._ ,·,·. " ,, ' .' •, . " .. .. 0 5 10 15 ~ DISTANCES ARE IN METRES 20 JAN 21 REVISED SITE PLAN DATE REMARKS NO. REVISIONS .KAVOLINAS & ASSOCIATES INC CLIENT TITLE BCSL.A CSL.A 2462 JONQUIL COURT ABBOTSFORD, B.C. V3G 3E8 PHONE (604) 857-2376 KULWANT BASSI c/o FIAT ARCHITECTURE SUITE #209 6321 KING GEORGE BOULEVARD SURREY, B.C. V3X 1G1 604-503-4484 PLAN VIEW LANDSCAPE PLAN PROPOSED CONDO DEVELOPMENT SCALE 1 :150 DRAFT ENG. APPR'D PRINTED 12834 -232 STREET MAPLE RIDGE, B.C. DATE DEC/20 CHK'D CHK'D "'5 BUILT JOB No. DRAWING No. L-1 FRONT VIEW ISOMETRIC VIEW FINISHED GRADE COMPACTED GRADE -(3'-0") [914 mm] BOTTOM OF BURIED COLUMN KEY 'o tJ [QI I BOTANICAL NAME CERCIS CANADENSIS FOREST PANSY STYRAX JAPONICUS PINK CHIMES ® PENNISETUM ORIENTALE I I 1-----+--'"1-----+--' PLANT LIST COMMON NAME REDBUD PINK FLOWERING SNOWBELL ORIENTAL FOUNTAIN GRASS I QTY. 3 5 64 I SIZE SPACING 3.00 METERS AS SHOWN 3.00 METERS AS SHOWN #2 POT AS SHOWN REMARKS B. & B. B. & B. 0 □ ~ ~ I bl_ • ~ I 0 5 COLUMBIA CASCADE STEPPING COLUMNS MODEL NO. 4500-507 ) '\y),/j!(/"0· ':0··~ ' ' ' ', 10 - ~. -- • ( ,/8;(~:!<~ ~ ' ,, • 15 DISTANCES ARE IN METRES 3'-0" [914 mm] -0'-0" [O mm] ------ 20 DATE REMARKS NO, REVISIONS .KAVOLINAS & ASSOCIATES INC CLIENT TITLE BCSLA CSLA 2462 JONQUIL COURT ABBOTSFORD, B.C. V3G 3E8 PHONE (604) 857-2376 KULWANT BASSI c/o FLAT ARCHITECTURE SUITE #209 6321 KING GEORGE BOULEVARD SURREY, B.C. V3X 1G1 604-503-4484 PLAN VIEW LANDSCAPE PLAN 2nd FLOOR AMENITY CONDO DEVELOPMENT SCAI.£ 1:100 DRAFT ENG. APPR'D PRINTED 12834 -232 STREET MAPLE RIDGE, B.C, DATE MAR/22 CHl<'D CHK'D AS BUILT JOB No. DRAWING No. L-1A ~ ~ 2: lr) 0 C: C'\j ~ C'\j Qpp I 0 a 1----w ....J CB w 2: -....J a:: ~ 1---- '.:) (.') 0 MH X. ....J 1 w a -\I) SN .i w 2: -....J a:: ~ 1---- '.:) (.') I I I I ~ I I I I I I X. ....J 1 w a Vi I I - I I I I ------ I I I - I 1 ■ I ------- ---------------------------------- - L ~ 1--I-I-I-I-~ l-1-1--1-1...• ,-1-L.I"-1- L... 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REVISIONS C.KAVOLINAS & ASSOCIATES INC CLIENT 1TTl£ BCSLA CSLA 2462 JONQUIL COURT ABBOTSFORD, B.C. V3G 3E8 PHONE (604) 857-2376 KULWANT BASSI c/o FLAT ARCHITECTURE SUITE #209 6321 KING GEORGE BOULEVARD SURREY, B.C. V3X 1 Gl 604-503-4484 PLAN VIEW LIGHTING PLAN 2nd FLOOR AMENITY CONDO DEVELOPMENT SCALE 1:100 DRAFT ENG. APPR'O PRINTED 12834 -232 STREET MAPLE RIDGE, B.C. DATE MAR/22 CHK'D CHK'D AS BUILT JOB N<1, DRAWING Ne. L-1 B Tree Evaluation Report for: 12834 - 232 Street Maple Ridge, BC Prepared by: Mike Fadum and Associates Ltd. #105, 8277-129 Street Surrey, BC Phone 778-593-0300 Fax 778-593-0302 Date: May 13, 2020 Revised: February 2, 2021 Date: February 2, 2021 Page 1 of 3 Tree Evaluation Report: 12834 - 232 Street, Maple Ridge, BC Mike Fadum and Associates Ltd. 1.0 INTRODUCTION We attended the site on May 12, 2020 for the purpose of evaluating the tree resource and to make recommendations for removal and preservation for the development application proposed for 12834 - 232 Street, Maple Ridge, BC. The site is located east of 232 Street. The application proposes the construction of a new multifamily residential building with daycare center along with multiple vehicle parking stalls and a play area. A plan showing the proposed building footprints, topographical survey and lot lines was provided for our use and used as a resource for making recommendations pertaining to tree removal and retention. The February 2, 2021 revision reflects current site plan. Figure 1. Aerial photograph of subject property (RidgeView – 2017). Legend Subject Area Date: February 2, 2021 Page 2 of 3 Tree Evaluation Report: 12834 - 232 Street, Maple Ridge, BC Mike Fadum and Associates Ltd. 2.0 FINDINGS The site is relatively flat and open and currently vacant. Trees at the west end of the subject property are well conditioned save for a western hemlock (Tsuga heterophylla) which appears stressed. The east end includes multi-stemmed walnut (Juglans sp.) regenerated from old stumps and a well-conditioned spruce (Picea sp.). Table 1 provides individual tree data. Specific information includes tree type, diameter at breast height (DBH), structure and health rating (poor (P), moderate (M), good (G) or a combination of two), live crown ratio (LCR) and structural observations. Health refers to the tree’s overall health and vigor, while structure is a qualitative rating of a tree’s shape and structure when compared to ideal trees of the same species and age class. Trees were evaluated for their preservation potential based on health, structure, location and species factors. Trees expected to be unsafe, conflicting with the proposed building plans, of poor health or of little long-term retentive value are recommended for removal and are shown on the attached Tree Preservation and Removal Plan. 3.0 TREE PROTECTION Tree protection fencing is to be installed as per municipal standards prior to construction with no excavation, grade alterations or materials storage within the tree protection zone. The consulting Arborist should be contacted prior to and be onsite for any construction within the recommended no disturbance zone which is approximately 6x the tree diameter. Grade alterations and other construction works required to provide drainage are not to occur within the tree protection zone. 4.0 TREE PRESERVATION SUMMARY Our plans have been provided to the design team and it is expected that all consultants and contractors adhere to the recommendations in this report and ensure there is no conflict with Tree Protection Zones. No ground disturbance or grade alterations are permitted within the Tree Protection Zones unless preapproved by the project arborist. Mechanical injuries caused to trees below or above ground cannot be repaired. All parties must be aware that long-term success in tree preservation efforts depends greatly on minimizing the impact caused during and post construction. Best efforts must be made to ensure that soils remain undisturbed within the tree protection zones. Ongoing monitoring and implementation of mitigating works, such as watering, mulching, etc., is essential for success. Date: February 2, 2021 Page 3 of 3 Tree Evaluation Report: 12834 - 232 Street, Maple Ridge, BC Mike Fadum and Associates Ltd. 5.0 LIMITATIONS This Arboricultural field review report is based on site observations on the dates noted. Effort has been made to ensure that the opinions expressed are a reasonable and accurate representation of the condition of the trees reviewed. All trees or groups of trees have the potential to fail. No guarantees are offered or implied by Mike Fadum and Associates Ltd. or its employees that the trees are safe given all conditions. The inspection is limited to visual examination of accessible items without dissection, excavation, probing, coring or climbing. Trees can be managed, but they cannot be controlled. To live, work or play near trees is to accept some degree of risk. The only way to eliminate all risk associated with trees is to eliminate all trees. The findings and opinions expressed in this report are representative of the conditions found on the day of the review only. Any trees retained should be reviewed on a regular basis. The root crowns, and overall structure, of all of the trees to be retained must be reviewed immediately following land clearing, grade disturbance, significant weather events and prior to site usage changes. Please contact the undersigned if you have any questions or concerns regarding this report. On behalf of Mike Fadum and Associates Ltd. Tim Vandenberg ISA Certified Arborist: PN–8565A ITA: Arborist Technician TRAQ Date: February 2, 2021 Page 1 of 2 Table 1 - Tree Evaluation: 12834 - 232 Street, Maple Ridge, BC Mike Fadum and Associates Ltd. Tree # Type DBH (cm) Canopy (m) LCR (%) Condition (Structure, Health) Observations Recommendation TPZ (m) 3813 Horse Chestnut (Aesculus hippocastanum) 59 6 NA MG, G Open grown canopy. High foliage density. Power line clearance. Tree conflicts with construction. Remove 6.0 3814 Douglas-fir (Pseudotsuga menziesii) 124 6.3 80 M, M Subdominant stems form at ~4m. Medium foliage density. Previously failed branches. Multiple tops. Tree conflicts with construction. Remove 6.5 3815 Douglas-fir (Pseudotsuga menziesii) 90 8.2 85 G, G Healthy foliage. Tree conflicts with construction. Remove 8.0 3816 Western Hemlock (Tsuga heterophylla) 70 6.5 80 M, MP Some bark boring. Sparse crown. Sap sucker damage. Girdling clothesline, eye bolts. Tree conflicts with construction. Remove 6.5 3817 Spruce (Picea sp.) 21/18 5 80 MG, MG Healthy foliage. Medium high foliage density. Tree conflicts with construction. Remove 5.0 3818 Walnut (Juglans sp.) 13/11/10 5 NA MP, M Regenerated from old stump. Medium foliage density. Additional 4 stems. Tree conflicts with construction. Remove 5.0 3819 Walnut (Juglans sp.) 10/10/10 5 NA MP, M Regenerated from old stump. Medium foliage density. Additional 6 smaller stems. Tree conflicts with construction. Remove 5.0 3820 Walnut (Juglans sp.) 14/10/17 5 NA MP, M Regenerated from old stump. Medium foliage density. Additional 4 smaller stems. Some deadwood at the base. Tree conflicts with construction. Remove 5.0 Date: February 2, 2021 Page 2 of 2 Table 1 - Tree Evaluation: 12834 - 232 Street, Maple Ridge, BC Mike Fadum and Associates Ltd. Tree # Type DBH (cm) Canopy (m) LCR (%) Condition (Structure, Health) Observations Recommendation TPZ (m) 3821 Walnut (Juglans sp.) 14/12/19 5.6 NA MP, M Growing from an old stump. 7 additional smaller stems. Tree conflicts with construction. Remove 6.0 3822 Walnut (Juglans sp.) 6/6/7 1.8 NA MP, M Regenerated from old stump. Irregular crown. Previously failed stem. Tree conflicts with construction. Remove 2.0 ADDITIONAL RECOMMENDATIONS • In order to prevent root damage, which may adversely affect the health and or stability of the retained trees, any ground disturbance or grade alteration within the recommended Tree Protection Zone provided in the table above shall be under the direction of the project arborist. • Permission from the registered owner(s) is required prior to the removal of all offsite and shared trees regardless of their size. • SEE PLANS FOR ADDITIONAL RECOMMENDATIONS Note: Location is approximate for all non-surveyed trees. ‘OS’ refers to Offsite trees and due to restricted access their diameters are approximate. An assessment of offsite trees does not imply they are safe as the restricted access prevented a thorough review. Shared trees/hedges have been assessed as onsite trees in the summary. ‘C’ refers to a city owned tree. ‘P’ refers to a city owned tree in a park dedicated area. Date: February 2, 2021 Page 1 of 2 Appendix A: 12834 - 232 Street, Surrey, BC Mike Fadum and Associates Ltd. Figure 1. West end of subject site, trees 3814, 3813, 3815 and 3816 from left to right. Figure 2. Tree 3820, 3819 and 3818 from left to right. Date: February 2, 2021 Page 2 of 2 Appendix A: 12834 - 232 Street, Surrey, BC Mike Fadum and Associates Ltd. Figure 3. Tree 3822 and 3817 from left to right. 01CLASS ROOM 02CLASS ROOM 03CLASS ROOM 01OFFICE -STAIR-02 - STAIR-01 OUTDOOR PLAY AREA: 1,460SQ,FT.RO A D D E D I C A T I O N 0 5 10 METERS 3822 3821 Stump 38163815 3813 3814 3817 38 2 0 38 1 9 38 1 8 LEGEND TREE TO BE RETAINED TREE TO BE REMOVED TREE STUMP MINIMUM NO DISTURBANCE ZONE T-1 MAY 13, 2020 AS SHOWN MK REVISIONDATENO.BYSTAMP © Copyright Reserved. This drawing and design is the property of Mike Fadum and Associates Ltd. and may not be reproduced or used for other projects without their permission. PROJECT TITLE SHEET TITLE CLIENT DRAWN SCALE DATE SHEET 1 OF 2 MIKE FADUM AND ASSOCIATES LTD. VEGETATION CONSULTANTS #105, 8277 129 St. Surrey, British Columbia V3W 0A6 Ph: (778) 593-0300 Fax: (778) 593-0302 Email: mfadum@fadum.ca T1 - TREE REMOVAL AND PRESERVATION PLAN MAPLE RIDGE, B.C. 12834 - 232 STREET SITE PLANJUN05/201 MK SITE PLANFEB01/212 MK 0 MH ---- Qpp Lu 5 .i 58.06 I I ---------------- I I I I l2 IE!tHl{ltffitlt!tltttlttm (Q I<) CJ I I I I I I I !tl:ftfil.!JJ .Ltltltltltltltltl tJ CJ Li: I I I I i I itffl1fflWtM~ --I-- / 9QI \ I CJ --------\ ___ i / \ I ~~~-r-d-~~_.l____\JL._L_j___J__..1___J_j_-.L.__i___,_-'----'----L-----'--------L.__-'-----.J'----'--"-----'---------.___,_~,,,,,------;1~ ~lltf~~~~ ~~'0<1\ L~ _ ~ _________________ 12 834 ______ -f/ ~ / \t/fflffl,,Wrf:!ffitflatll;;l I \ "\ PLAN179347 \ / ~ /'t~mt~~Jifi I \ 92-09'0 '--------- -------- FENCE FENCE tJ CJ Li: c,: SN LS ~ \ \ \ / / / ~ ~ ~~ __.,/ - I---::, (.'.) -, REM. 9 PLAN 19347 I II 8 PLAN 19347 0 / '\ \,_ ../ ~ 0 II I 23 2 S T R E E T ENGINEER-OF-RECORDCLIENT PROJECT NAME ENGINEER'S SEAL PROJECT SITE ADDRESS DESTROY ALL PRINTS BEARING PREVIOUS REVISION NUMBER BE N C H M A R K LE G A L ALL ELEVATIONS ARE GEODETIC AND REFER TO LOCATED AT: AND HAVING ELEVATION OF: REVISIONS / SUBMISSIONSNo.DATE CITY OF MAPLE RIDGE DRAWING NUMBER RE V . SURVEY MONUMENT NUMBER: HOR. SCALE VER. SCALE BASSI MANAGEMENT CORP. 7832-120 STREET SURREY, BC V3W 3N2 COMMERCIAL/RESIDENTIAL DEVELOPMENT 12834 - 232 STREET, MAPLE RIDGE, BC LOT 10, SEC 28, TP 12, NWD PLAN 19347 August 24, 2021 Engineering Ltd CROYDON BUSINESS CENTRE #216-2630 CROYDON DRIVE SURREY, BC V3S 6T3 PH: 604-782-6927 EMAIL: info@centras.ca 1:250 20041-C2 0 KEY PLAN NOT FOR CONSTRUCTION GENERAL NOTESKEY PLAN LEGEND ³ TIER B & TIER C STORM WATER MANAGEMENT CALCULATIONS: ³ ³ ³³ ³ ³ ³ ³ ³ TIER A STORM WATER MANAGEMENT: SHADING LEGEND: ALL WORKS THAT ARE DISJ\JRBED AND/OR REMOVED DURING CONSTRUCTION SHAil BE REINSTATED TO PRE-CONSTRUCTION CONDITION OR BETTER AND TO THE CITY OF MAPLE RIDGE'S STANDARDS. REMOVE EXISTING DRr.'EWAY, LEl1lOWN CURB &: GUTTER, CONCRETE SIDEWALK, GRASSED BOULEVARD AND DISPOSE OFFSITE. CONTRACTOR TO CONSTRUCT NEW ROAD STRUCTURE AND PAVEMENT PER GEOTEC~NICAL RECQMMENDAUQt!S,__J I :~~~~:D Bgg~~~ :tJ~~UrJ~ ~LiED RIDGE STANDARDS ALONG PROJECT FRONTAGE. \ EXISTING 19mm WATER SERVICE CONNECTION FROM 232 ~EET TO I " I I I I I I I . , r I r I BE DECOMMISSIONED BY l:ITY OF 1----+---+,--~ I MAPLE RIDGE'S CREWS Al1 THE '·" DEVELOPER'S COST. I I I I ,-~ \,. ·• lo ~ I i::s I I I :..'.) I I I I" C D I,~, ' PROPOSED 450mm IMPORTED ABSORBENT TOPSOIL FOR ALL THE ,-LANDSCAPED BEDDING AREAS. TYPICAL THROUGHOUT THE SITE. REFER TO LANDSCAPE PLANS FOR DETAILS. 25 PLAN 58062 SCHOOL 54.97 D D NEW ASPHALT PAVEMENT AS PER GEOTECHNICAL ENGINEER RECOMMENDATIONS (BY DEVELOPER'S CONTRACTOR). PAVEMENT cur AND RESTORATION TO CITY OF MAPLE RIDGE ASPHALT PAVEMENT cur POIJCY. NEW CONCRETE SIDEWALK MIN. 450mm TOPSOIL &: SOD TO CITY OF MAPLE RIDGE STANDARD. ~ ~ --,_, I I ----- ~ -s- -+--D- [ • • • wil ~ f) Iii -w- -F- ..... .. ♦ EXISTING GROUND SURFACE CONTOUR ELEVATION. EXISTING GROUND SURFACE ELEVATION. EXISTING TREE TO BE REMOVED AS DIRECTED BY THE PROJECT ARBORIST. EXISTING TREE TO BE RETAINED AS DIRECTED BY THE PROJECT ARBORIST. TEMPORARY TREE PROTECTION BARRIER FENCING BY DEVELOPER. ASPHALT PAVEMENT. OVERLAND DRAINAGE SWALE. BACKYARD GRASSED SURFACE SWALE. SANITARY SEWER. STORM SEWER. CAP. STORM SEWER MANHOLE. SANITARY SEWER CLEANOUT. STORM SEWER CLEANOUT. CATCH BASIN. LAWN CATCH BASIN. BACK YARD LAWN DRAIN. STORM WATER OIL &: GRIT INTERCEPTOR. DOMESTIC WATER LINE. FIRE LINE. GATE VALVE . REDUCER. FIRE HYDRANT. UNDERGROUND WATER METER CHAMBER. 1. ALL ONSITE CIVIL WORKS SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE LA TEST EDITIONS OF THE BRITISH COLUMBIA'S BUILDING CODES AND PLUMBING CODES, MASTER MUNICIPAL CONSTRUCTION DOCUMENTS (MMCD) PLATINUM EDITION, THE aTY OF MAPLE RIDGE'S DESIGN CRITERIA MANUAL THE CITY OF MAPLE RIDGE'S STANDARD CONSTRUCTION DOCUMENTS (GENERAL CONDITIONS, SUPPLEMENTARY SPECIFICATIONS AND SUPPLEMENTARY STANDARD DRAWINGS) AND ALL OTHER APPLICABLE MUNICIPAL BYLAWS AND POLICIES, UNLESS NOTED OTHERWISE. 2. ALL EXISTING UNDERGROUND WORKS AND SERVICES SHOWN ARE APPROXIMATE ONLY AND ARE BASED ON AS-CONSTRUCTED RECORDS PROVIDED BY THE CITY OF MAPLE RIDGE AND BC ONE CALL PRIOR TO CONSTRUCTION AND ORDERING OF MATERIALS, THE CONTRACTOR SHALL EXPOSE AND VERIFY INVERTS, LOCATIONS. MA TERI AL TYPES AND SIZES OF ANY AND ALL EXISTING UNDERGROUND WORKS AND SERVICES AT PROPOSED TIE-IN AND CROSSING POINTS AND SHALL ADVISE CENTRAS ENGINEERING LTD. IMMEDIATELY OF ANY DISCREPANCIES. 3. ALL DIMENSIONS, OFFSETS, SIZES AND ELEVATIONS ARE IN METRIC AND TO GEODETIC DA TUM, UNLESS NOTED OTHERWISE. 4. A DEMOLITION PERMIT, TREE CUTTING PERMIT AND AN EROSION &: SEDIMENT CONTROL PERMIT SHALL BE OBTAINED FROM THE CITY OF MAPLE RIDGE PRIOR TO ANY WORKS COMMENCING ONSITE. 5. TEMPORARY TREE PROTECTION BARRIER FENCES SHALL BE CONSTRUCTED AND INSPECTED BY THE aTY OF MAPLE RIDGE'S PARKS DEPARTMENT AS PER THE LOCATIONS AND INSTRUCTIONS IN THE ARBOR I ST REPORT AND LANDSCAPING DRAWINGS PRIOR TO ANY WORKS COMMENCING ONSITE. 6. ALL EXISTING BUILDINGS, SHEDS, FOUNDATIONS, SEPTIC SYSTEMS, DRIVEWAYS, FENCES, TREE5, SHRUBS. ETC. LOCATED ONSITE SHALL BE REMOVED AND DISPOSED OFFSITE AS DIRECTED BY THE PROPERTY OWNER. 7. A PLUMBING PERMIT AND ALL OTHER APPLICABLE APPROVALS AND PERMITS SHALL BE OBTAINED PRIOR TO ANY UNDERGROUND CIVIL WORKS COMMENCING ONSITE. THE CONTRACTOR SHALL ARRANGE AND PAY FOR ALL PERMIT FEES FOR OBTAINING THE REQUIRED PERMIT5. 8. PRIOR TO CONSTRUCTION, THE CONTRACTOR SHALL ARRANGE FOR A PRECONSTRUCTION MEETING ONSITE WITH CENTRAS ENGINEERING LTD. TO REVIEW AND DISCUSS THE CIVIL DESIGN DRAWINGS, CONSTRUCTION METHODS, GENERAL COORDINATION BETWEEN TRADES, TIMING, SITE REVIEWS, TESTING PROCEDURES, TESTING RESULTS, ETC. 9. ALL CONSTRUCTION WORKS SHALL BE COMPLETED IN SUCH A MANNER SO AS TO PREVENT THE RELEASE OF ANY CONSTRUCTION WATER, SILT, CONCRETE LEACHATE AND ANY OTHER DELETERIOUS SUBSTANCES SHALL BE DISPOSED OF OR PLACED IN SUCH A MANNER AS TO PREVENT 1rs ENTRY INTO ANY STORM SEWER SYSTEM, WATER COURSE, RA VINE OR RESTRICTIVE COVENANT AREA. l\wATER II 10. THE DEVELOPER AND CONTRACTOR ARE RESPONSIBLE FOR SWEEPING OF THE .--...... ------------------1 EXISTING ROADWAYS SURROUNDING THE CONSTRUCTION SITE FREE OF ANY DIRT AND SEDIMENT CAUSIED BY CONSTRUCTION ACTIVITY ON A DAILY BASIS. 50l! OF THE SITE AREA SHALL BE DIRECTED TO PERVIOUS AREAS 11. THE CONTRACTOR SHALL REINSTATE ALL DISTURBED WORKS TO PRE-CONSTRUCTION CONDITION OR BETTER ANO TO CURRENT MMCD AND CITY OF MAPLE RIDGE'S STANDARDS AND TO THE SATISFACTION OF CENTRAS ENGINEERING LTD. 8 AND BE INFILTRATED, EVAPOTRANSPIRED OR RE-USED AT THE SOURCE TO MEET THE CITY'S TIER A REQUIREMENTS. TOTAi TIER A RAJNFAI I r.APTURE REOIJIRFMENIS· 50l! MAR RAINFALL DEPlH = 36mm TOTAL SITE AREA = 1,981 m2 TIER A VOLUME CAPTURE REQUIRED = 71.3m3 450mm TOPSOIL AMENDMENT ON PERVIOUS AREAS TO CAPTURE TIER A STORM EVENT· TOTAL PERVIOUS AREA= (290m' + 227m2) x 450mm TOPSOIL x 30l! VOID RATIO = 69.8m3 PERYIOUS PAYER AREAS TO CAPTUR~ TIER A STORM EVENT· TOTAL PERVIOUS PAVER AREA= 210 x 150mm THICK BASE GRAVELS x 33,i: VOID RATIO = 10.4m3 TOTAL TIER A RETENTION PROVIDED = 81.7m3 > 71.3m3 PLAN 19347 .-----------------',.._-------------------1 PERMEABLE PAVER PARKING STALL. TYP. THROUGHOUT THE SITE. TIER B: LOT AREA = = 1,981 m' = 0.1981 Ha. TIER B RELEASE RATE = C (FORESTED RUNOFF) X A X MAR INTENSITY X N = 0.10 X 0.1981Ha X 3.1mm/Hr X 0.00278 = 0.0001707m /s = 0.17L/s TIER B DETENTION = (50% MAR DEPTH X AREA) -(TIER B RELEASE RATE X C) TIER B DETENTION = (0.036m X 1,981m') -{0.0001707m /s X 86,400) TIER B DETENTION = 71.3m -14.7m TIER B DETENTION = 56.6m JIER C: REQUIREMENT: DETAIN 10-YEAR POST DEVELOPMENT STORM EVENT AND RELEASE AT THE 2-YEAR PRE-DEVELOPMENT RELEASE RATE. TIER C RELEASE RATE = PRE-DEVELOPMENT RUNOFF COEmCIENT X A X 2YR. INTENSITY X N T.O.C. = 15 MINUTES (2-YEAR IDF) = 27.93mm/Hr. TIER C RELEASE RATE = 0.10 X 0.1981Ha. X 27.93mm/Hr X 0.00278 TIER C RELEASE RATE =0.00154m /s = 1.54L/s MODIFIED RATIONAL CALCULATIONS PS SHOWN ON THIS DRAWING REQUIRES A TIER C DETENTION VOLUME OF 56.3m . TOTAL STORM WATER DETENTION REQUIRED = GREATER OF TIER B AND TIER C TIER B > TIER C = 56.6m TOTAL STORM WATER DETENTION PROVIDED = 56.6m . TIER B HEAD (WATER LEVEL) ON ORIFICE = _,_m ORIFICE DIAMETER REQUIRED TO ACHIEVE A RELEASE RATE OF 0.17L/s IS 15.2mm PER THE ORIFICE CALCULATIONS SHOWN ON THIS DRAWING. 12. ALL NEW ON SITE ELECTRICAL AND TEUECOMMUNICA TIONS SIERVICES AND CONNECTIONS SHALL BE LOCA TEO UNDERGROUND. REFER TO THE ELECTRICAL SITE PLAN AND BC HYDRO DRA'MNGS FOR DETAILS. 13. ALL WORKS CONSTRUCTED BY THE CIVIL CONTRACTOR SHALL BE SITE REVIEWED BY CENTRAS ENGINEERING LTD AND THE a TY OF MAPLE RIDGE PRIOR TO ANY BACKFIWNG. FAILURE TO DO SO MAY RESULT IN THE CIVIL CONTRACTOR EXPOSING SUCH WORKS AND SERVICES FOR VISUAL SITE REVIEW AT THE CIVIL CONTRACTOR'S EXPENSIE. 14. ANY DAMAGE TO EXISTING SURVEY POSTS AND/OR MONUMENTS (DESTROYED OR DAMAGED DURING CONSTRUCTION) SHALL BE REPLACED BY A B.C. LAND SURVEYOR AT THE CONTRACTOR'S EXPENSIE. 15. 48 HOURS NOTICE SHALL BE PROVIDED BY THE DEVELOPER'S aVIL CONTRACTOR TO CENTRAS ENGINEERING LTD. AND THE aTY OF MAPLE RIDGE'S PLUMBING INSPECTOR PRIOR TO INITIAL CONSTRUCTION COMMENCEMENT. 16. REFER TO CURRENT ARCHITECTURAL DRA'MNGS FOR BUILDINGS, ROADS AND SITE LAYOUT. REPORT ANY DISCREPANCIES TO CENTRAS ENGINEERING LTD. IMMEDIATELY. DO NOT LAY OUT BUILDINGS AND SITE FEATURES FROM CENTRAS ENGINEERING L TO.'S CIVIL DRAWINGS. 17. THE CONTRACTOR SHALL COMPLY 'MTH ALL THE AROORIST RECOMMENDATIONS IN THE ARBORIST REPORT. THE CONTRACTOR SHALL COMPLY 'MTH THE GEOTECHNICAL RECOMMENDATIONS IN THE GEOTECHNICAL REPORT. 18. UPON SUBSTANTIAL CONSTRUCTION COMPLETION, THE CIVIL CONTRACTOR'S SURVEYOR (B.C.LS. OR P.ENG. l SHALL SUBMIT TO CENTRAS ENGINEERING LTD. AS-BUILT slJRVEY INFORMATION FOR THE PROPOSED WORKS AND SERVICES SHOWN ON THE SITE GRADING PLAN AND THE SITE SERVICES PLANS PREPARED BY CENTRAS ENGINEERING LTD. FOR REVIEW. I I Om 5m 10m 15m 20m 25m SCAI.£: 1 :250 " "l-..-------------------,--------------------------,-------.---------------------.------------------,----------------------.-----------.------------------------1 _< ~ /\ 2 A • Ll / 'r--t------------;.....1.6,;._j. ________________ _j_ __ ----1 I\ ISSUED FOR DEVELOPMENT PERMIT AUG 24, 2021 ¢ CENTRAS DESIGN: SBO DRAWN: SBO CHECKED: SBO D ENGINEER: SBO - 23 2 S T R E E T ENGINEER-OF-RECORDCLIENT PROJECT NAME ENGINEER'S SEAL PROJECT SITE ADDRESS DESTROY ALL PRINTS BEARING PREVIOUS REVISION NUMBER BE N C H M A R K LE G A L ALL ELEVATIONS ARE GEODETIC AND REFER TO LOCATED AT: AND HAVING ELEVATION OF: REVISIONS / SUBMISSIONSNo.DATE CITY OF MAPLE RIDGE DRAWING NUMBER RE V . SURVEY MONUMENT NUMBER: HOR. SCALE VER. SCALE BASSI MANAGEMENT CORP. 7832-120 STREET SURREY, BC V3W 3N2 COMMERCIAL/RESIDENTIAL DEVELOPMENT 12834 - 232 STREET, MAPLE RIDGE, BC LOT 10, SEC 28, TP 12, NWD PLAN 19347 August 24, 2021 Engineering Ltd CROYDON BUSINESS CENTRE #216-2630 CROYDON DRIVE SURREY, BC V3S 6T3 PH: 604-782-6927 EMAIL: info@centras.ca 1:250 1:25 20041-C3 0 SITE GRADING PLAN NOT FOR CONSTRUCTION BACKYARD GRASSED SURFACE SWALE DETAIL SITE GRADING NOTESSITE GRADING LEGEND PERMEABLE PAVER PARKING STALL DETAIL TYPICAL ASPHALT PAVEMENT SECTION DETAIL " I I I I I G r I I I':::, ::...1 J! ' \6 I ~-+---, I " I I I I I I I ~-,::_ I I I ,I I ' I \\ I \I I \\ I I' I ii I ,I ' . . . . . 1 10 c ➔+-+< --++-+>++--a+T+" ••➔++••·+'-• ' + + • - + + -s+-++-+-+t++ ➔+-+--++ -➔ + ' ' ' ' --+++• ,, -++++-., \-~ .,.,~,+,•_-.•.•_ -+-➔+-+- ,. --➔+++••➔•-- ·.+_-_ _,__ ++-➔+., --+++•- ' + + + - • +_•.➔• -·'·'-'++.- 0)++--+-4+-~,•,-- + +_-,+.+_ ::~<>=<<-- ·i =•.•.-.'+' > + + 9.2 I I EE 1 .1 .0 19. 25 PLAN 58062 SCHOOL ANISHED TOP OJ SLAB=19.20m 10 PLAN 19347 E T ~~1 ~,:¥ -\. ~__:;3-1-~;1' . I~ .. ,-. - -• • ' ' ,r= i.=, ·~I, I I ~-.. --C--,1 I :tl c-~,, ,,c__ I l ~1.'" ,;_,' 53.25 I 9. JiliB,w,, .l!llr I1/l/lil~ -_-_~J-C I 1 .3 1 .09 . E REM. 9 PLAN 19347 EE 1B.9 I I. ~{jl i~ a ... 8 PLAN 19347 ,·,.,----EXISTING GROUND SURFACE CONTOUR ELEVATION. 1. EXISTING GROUND SURFACE ELEVATION. ASPHALT PAVEMENT SURFACE AS PER THE GEOTECHNICAL CONSULTANT'S REQUIREMENTS. PROPOSED CONCRETE AREA AS PER GEOTECHNICAL, LANDSCAPE AND ARCHITECTIJRAL CONSULTANT'S REQUIREMENTS. ALL ONSITE CIVIL WORKS SHALL BE CONSlRUCTED IN ACCORDANCE WITH THE LA TEST EDITIONS OF THE BRITISH COLUMBIA'S BUILDING CODES AND PLUMBING CODES, MASTER MUNICIPAL CONSlRUCTION DOCUMENTS (IIMCD) PLATINUM EDITION, THE CITY OF MAPLE RIDGE'S DESIGN CRITERIA MANUAL THE CITY OF MAPLE RIDGE'S STANDARD CONSlRUCTION DOCUMENTS (GENERAL CONDITIONS, SUPPLEMENTARY SPECIACATIONS AND SUPPLEMENTARY STANDARD DRAWINGS) AND ALL OTHER APPLICABLE MUNICIPAL BYLAWS AND POLICIES, UNLESS NOTED OTHERWISE. [ :::: :: :: ] PROPOSED DECORATIVE PAVERS TO LANDSCAPE, ARCHITECTURAL AND GEOTECHNICAL 2. ALL DIMENSIONS, OFFSETS, SIZES AND ELEVATIONS ARE MElRIC CONSULTANrs REQUIREMENTS. AND TO GEODETlC DA TUM, UNLESS NOTED OTHER\\1SE. 150mm WIDE • 300mm EXTENT OF PROPOSED BUILDINGS. REFER TO ARCHITECTIJRAL PLANS FOR DETAILS. AILLEN BLOCK RETAINING WAIL EXPOSED RETAINING WALL HEIGHT < 1.22m. EXISTING GROUND SURFACE ELEVATION. ANISHED SURFACE ELEVATION. ~ANISHED TOP OF RETAINING WALL ELEVATION. ~ANISHED GROUND SURFACE ELEVATION ON THE LOW ELEVATION SIDE OF THE RETAINING WAIL ~ MEET EXISTING GROUND SURFACE ELEVATION. --------OVERLAND DRAINAGE SWALE. ~ BACKYARD GRASSED SURFACE SWALE. OVERLAND SURFACE FLOW DIRECTION. ANISHED SLOPE. CATCH BASIN. LAWN CATCH BASIN. BACK YARD LAWN DRAIN. 3. ALL ROAD ELEVATIONS ARE ANISHED SURFACE PAVEMENT AND ANISHED SURFACE GUTTER UNE ELEVATIONS. 4. CHANGES IN GRADE UNES SHALL BE FORMED BY SMOOTH CURI/ES. 5. ADJUST ALL EXISTING AND PROPOSED RIMS, I.C.'s AND COVERS FLUSH WITH ANISHED SURFACE GRADES (UNLESS NOTED OTHERWISE). 6. TIE-IN ALL PROPOSED SURFACE WORKS TO EXISTING SURFACE WORKS WITH A SMOOTH lRANSITION. 7. ANISHED GUTTER LINE ELEVATIONS SHALL BE INSTALLED WITHIN A VERTICAL AND HORIZONTAL TOLERANCE OF 10mm OR THEY ARE SUBJECT TO REMOVAL AND REPLACEMENT AT THE CONlRACTOR'S EXPENSE. 8. ALL CONCRETE PARKING CURBS (AS PER DETAIL ON THIS SHEET) THAT CONNECT TO A ROADWAY ROLLOVER CURB & GUTTER SHALL BE ADJUSTED TO PROVIDE A SMOOTH FLARED lRANSITION. 9. EXISTING SUB-GRADE SHALL BE PREPARED AS PER GEDTECHNICAL RECOMMENDATIONS AND APPROVED BY THE GEDTECHNICAL ENGINEER PRIOR TO PLACEMENT OF IMPORTED SUB-BASE AND BASE MATERIALS. SUB-BASE AND BASE MATERIALS SHALL BE INSTAILLED AND COMPACTED AS PER THE RECOMMENDATIONS IN THE GEOTECHNICAL REPORT AND APPROVED BY THE GEOTECHNICAL ENGINEER PRIOR TO COMMENCING ASPHALT PAVING. HIGH CAST-IN-PLACE -~ CONCRETE CURBING ALL AROUND BACK AND AS PER ARCHITEcrs PLAN 2% MIN. ROLLOVER 10. ALL LOOSE AND/OR ORGANIC MATERIAL WITHIN THE ROADWAY CURB SHALL BE 01/ER EXCAVATED AS DIRECTED BY THE GEOTECHNICAL ENGINEER AND SHALL BE REPLACED WITH APPROVED ENGINEERED FILL AS PER GEOTECHNICAL RECOIIMENDATIONS AND APPROVAL SIDES OF PARKING STALL CLUSTER . .---J -==----11 ti!j -~:-... 1•.-.:· · .. PERMEABLE PAIIERS AS PER LANDSCAPE CONSULTANTS SPECIACATIONS. PAVER BEDDING SAND, GRANULAR BASE AND GRANULAR SUB-BASE STRUCTIJRE AS PER GEOTECHNICAL RECOMMENDATIONS. 150mm WIDE BY 300mm HIGH CAST-IN-PLACE CONCRETE CURBING. PERMEABLE PAVERS TO NEATLY ABUT AGAINST THE FACE OF THE CAST-IN-PLACE CONCRETE CURBING. 11. REFER TO THE GEOTECHNICAL REPORT AND MMCD SECTION 32 12 16 FOR HOT-MIX ASPHALT PAVEMENT RECOMMENDATIONS SUCH AS MIX DESIGN AND MINIIIUM ANISHED PAVEMENT THICKNESS. 12. SURFACE WATER PONDING IS NOT PERMITTED AND IS SUBJECT TO REMOVAL AND REPLACEMENT AT THE CONlRACTOR'S EXPENSE. 13. IF REQUIRED, ASPHALT PAVEMENT CUTS AND PATCHES SHALL CONFORM TO MMCD STANDARD DRA\\1NG NUMBER G5 AND TO CURRENT CITY OF MAPLE RIDGE'S STANDARDS. 14. REFER TO LANDSCAPE DRA\\1NGS FOR ROAD PAI/ER AND DECORATIVE PAVING DETAILS AND SPECIACATIONS. PAIIERS SHALL MEET H20 lRAFAC LOADING SPECIACA TIONS. 15. REFER TO ARCHITECTURAL AND/OR LANDSCAPE DRAWINGS FOR DETAILED GRADING AROUND BUILDINGS AND LANDSCAPE AREAS. L ___ _::::::=::::...__-r-_____ _::,N·_::T.S:'.:.. ______ -l 1s. PRIOR TO INSTALLATION OF CONCRETE CURBS & GUTTERS AND HOT-MIX ASPHALT PAVING, THE CONlRACTOR SHALL OBTAIN v.RITTEN SIGN OFF APPROVAL FROM THE ELEClRICAL CONSULTANT j N.T.S. AND BC HYDRO THAT ALL THE UNDERGROUND ELEClRICAL AND TELECOMMUNICATIONS SERVICES HAIIE BEEN INSTAILLED AND ARE ACCEPTABLE TO THE El.EClRICAL CONSULTANT AND BC HYDRO. 17. THE DEVELOPER SHALL EMPLOY THE SERVICES OF A GEDTECHNICAL ENGINEER FOR AELD REVIEWS AND CERTIACA TIONS RELATED TO SlRIPPING DEPTHS, SUB-GRADE EXCAVATION, SUB-GRADE PREPARATION, ENGINEERED AU. BACKALL MATERIAILS \\1THIN TRENCHES, SHORING, ROAD STRUCTURE MATERIAILS, COMPACTION, ASPHALT MIX DESIGN, ASPHALT CORE TESTING, ASPHALT COMPACTION TESTING, ETC. 1 B. PRIOR TO PLACEMENT OF CONCRETE CURBS & GUTTERS, THE CONlRACTOR SHALL PERFORM A PROOF ROil TEST IN ACCORDANCE WITH MMCD SECTION 32 11 16.1, CLAUSE 3.5 ALONG ALL CURB & GUTTER LINES IN THE PRESENCE OF THE DEVELOPER'S GEOTECHNICAL INSPECTOR. 19. AFTER PLACEMENT OF HOT-MIX ASPHALT PAVING, THE DEVELOPER'S CIVIL CONlRACTOR SHALL COOR DINA TE 111TH THE DEVELOPER'S GEOTECHNICAL ENGINEER AND SHALL PROVIDE ASPHALT CORE TEST RESULTS APPROXIMATELY EIIERY 50 MElRES OF ROADWAY AS DIRECTED THE DEi/ELOPER'S GEOTECHNICAL ENGINEER. MINIMUM 80mm ASPHALTIC CONCRETE t,r-,,-:,;:"""""""""""""""'"""' _.--MINIMUM 100mm BASE COURSE CONSISTING OF 19mm MINUS CRUSHED GRANULAR TO MMCD, COMPACTED TO MINIMUM 95% MPMDD. MINIMUM 200mm SUB-BASE COURSE CONSISTING OF 75mm MINUS PIT RUN , -=-\_ GRAVEL TO MMCD, COMPACTED TO MINIMUM 95::1: MPMDD. APPROVED SUB-GRADE BY GEOTECHNICAL ENGINEER. THE PREPARED ROADWAY SUB-GRADE SHALL BE GRADED TO PROVIDE AT LEAST 1 X SLOPE TO ASSIST IN DRAINING THE SUB-GRADE AND GRANULAR ALLS. THE ANISHED ASPHALT SURFACE SHALL BE AT A 1% MINIMUM SLOPE TO PROVIDE POSITlVE RUNOFF TO A SUITABLE STORM WATER DRAINAGE SYSTEM AND SHALL PREVENT WATER SURFACE PONDING. N.T.S. Om 5m 10m 15m 20m 25m SCALE: 1 :250 "l-..-------------------,--------------------------,------...... --------------------.------------------,----------------------.-----------.------------------------1 .< ~ 2 ' / 'H------------;__t,,;;,.__j_ _________________ .j_ __ ___J ISSUED FOR DEVELOPMENT PERMIT AUG 24, 2021 ¢ CENTRAS DESIGN: SBO DRAWN: SBO CHECKED: SBO ENGINEER: SBO www.flatarchitecture.ca ARCHITECTS I INTERIOR DESIGNERS Jaswinder Gabri Architect AIBC Principal Unit 209, 6321 King George Blvd Surrey BC V3X 1G1 Ph: 778-891-0167 jaswinder@flatarchitecture.ca SWMP covering letter: 12834 232nd Street, Maple Ridge, B.C. In developing the storm water management plan for the development, we aimed to meet the requirements of the City of Maple Ridge SWMP Tier-A Management Plan. The development will pursue compliance with the City of Maple Ridge’s criteria which will define the basis of the run-off to be detained onsite. The development team wishes to pursue the detention strategy to help in managing the flow of runoff entering bodies of water. The proposed system will collect rainfall from all roof surfaces and direct them to a detention tank with adequate capacity. The excessive rainfall collected in the detention tank will be released at adequate intervals. Storm water detention tanks have a large inlet pipe and a smaller outlet, which prevent sudden surges of runoff by averaging the out peak flow. This takes some pressure off the ageing storm water network and consequently prevents flooding. Its biggest help is in assisting local area’s storm water drainage facilities to drain manageable loads of water runoff during heavy downpours. Increasing the capacity of existing drainage facilities to keep up with increased storm water flows. ( ½ ;; I ~« "2 " ":v= ~- M~l:?l!!.E RJl])GE Brillsh Columbia " mapleridge.ca City of Maple Ridge TO: FILE NO: Advisory Design Panel 2021-066-DP MEETING DATE: April 13, 2022 SUBJECT: 11960 221 Street PURPOSE: An Advisory Design Panel (the "ADP") submission has been received for the above-referenced property, located at 11960 221 Street (see Appendix A) to permit the construction of a triplex. The rezoning application being processed in conjunction with this proposal was given first reading by Council on February 11, 2020. The subject property is currently zoned RS-1 (Single Detached Residential) and is being rezoned to the RT-2 (Ground-Oriented Residential Infill) zone to permit the triplex. The development permit application made to the City·is subject to Official Community Plan Section 8.11 Town Centre Development Per_mit Area Guidelines for the Downtown West Precinct and Section 8.14 Ground- Oriented Residential Infill Guidelines. The applicant has submitted their Advisory Design Panel application for review and comments (see Appendix B). BACKGROUND: Applicant: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses: North: Use: Zone: Designation: South: Use: Zone: Designation: East: Use: Zone: Designation: West: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: E. Roth Lot 2, District Lot 397, Group 1, New Westminster District Plan 8728 Ground-Oriented Multi-Family Ground-Oriented Multi-Family RS-1 (One Family Urban Residential) RT-2 (Ground-Oriented Residential Infill) Single Family Residential RS-1 (One Family Urban Residential) Ground-Oriented Multi-Family Single Family Residential RS-1 (One Family Urban Residential) Park Multi-Family Residential RM-5 (Low Density Apartment Residential) Ground-Oriented Multi-Family Single Family Residential RS-1 (One Family Urban Residential) Urban Residential Vacant Triplex 768 m2 (8,267 ft2) 221 Street Urban Standard Page 1 of 6 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 Centre Development Permit Area Guidelines for the Downtown West Precinct and Section 8.14 Ground-Oriented Residential Infill Guidelines. These guidelines are discussed below .. The Ground-Oriented Multi-Family designation is intended to provide housing options that range from a low density attached form to a medium-high density attache·d form of ground-oriented housing that will generally be a maximum of three storeys in height with ground-level access to each unit. The development forms include fourplex, courtyard, residential, townhouse, rowhouse, and stacked townhouse. As the subject property is only 768 m2 (8,267 ft2) in area, it is-11ot large enough for a fourplex development within the Town Centre. In addition, there is a BC Tel Statutory Right-of-Way located along the northern property line, therefore consolidation with the property to the north would not benefit the site design. The triplex use is supported, as it provides a transition from the Ground-Oriented Mu/ti-Family designation to the north, to the Park designation to the south. As a triplex development form is not supported by the Ground- Oriented Multi-Family designation, an amendment to the Town Centre Area Plan within the OCP is required to re-designate the property from Ground-Oriented Multi-Family to Single Family Residential, which provides options for increasing density and choice of housing form, while retaining the single family- character in these established neighborhood blocks. Single-family dwellings, duplex, and triplex forms of development are permitted within this designation. Town Centre Downtown West Precinct Key Guidelines {see Appendix C): 1. Provide a gateway to the Town Centre. Not applicable for this single-family form of development. The triplex is designed to be low in scale to fit in with the neighbourhood. 2. Create a pedestrian-oriented, boutique-style shopping district. Not applicable for this single-family form of development. 3. Enhance the quality, character and vibrancy of the Town Centre. Not applicable for this single-family form of development. 4. Reference traditional architectural styles. A cottage-style roof is proposed with stone and cedar siding and stucco. 5. Capitalize on important views. Not applicable for this single-family form of development. 6. Provide public outdoor space. Not applicable for this single-family form of development. 7. Provide climate appropriate landscaping and green features. A variety of landscaping is proposed along the pedestrian walks for year-round interest. Onsite trees and street tress proposed for 221 Street will assist in shading the building from the west Due to the lot orientation, its not feasible to further shade the south building face. 8. Maintain street interconnectivity. Two of the three units front the street and the third unit that is setback is also identifiable from the street. Green Building Techniques: Page 2 of 6 • Each unit has second-storey decks suitable for personal gardening, with rainwater collection barrels. • The building features a large area of south-facing roof, capable of handling future solar-panel installations. • LED lighting will be used throughout. • Fiber-cement siding will be used, with either fibreglass-laminate or rubber roofing. • Permeable gravel surfacing is proposed for parking areas abutting tree protection zones. • All surfaces are proposed to be permeable. Ground-Oriented Residential Infill Key Guidelines (see Appendix D): 1. Incremental and sensitive integration of RT-2 Ground-Oriented Residential Infill Zone projects into existing neighbourhoods. The form and massing of surrounding single-family homes are a mix of one and two storey structures with basements. Our project is similar. The setbacks are also the same. There .is not enough of a height differential between our project and the adjacent properties to merit special attention to stepping down of massing. 2. Consider similarity of scale, massing and appearance to a detached single-family dwelling, and avoid replicating townhouse or rowhouse housing form. This triplex appears as a single-family home from the street, with a welcoming porch and front door. The parking garages are hidden behind the "main" house, and the rear unit appears to be more like a coach house than a separated unit. 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. The intent of the design is to suggest an upgrading of an existing home, incorporating some elements, details, and features of past times. The facades have articulation from upper floor setbacks, decks, projections, and particularly the strong element of the front porch. Windows and doors have a leaded-glass look and feel. Setbacks are similar to the existing street. Our garages are recessed to minimize visual impact, and the driveway and surface parking (3 stalls) will have pavers instead of paving. Our roof forms are similar to that of the neighbours, as is our approach to landscaping. 4. Dwelling units must be in one building with shared party walls or as a stacked unit to create triplexes or fourplexes. Units are side by side with shared party walls. 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. 3510 -1985, as amended from time to time. Not applicable for the triplex development. Page 3 of 6 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. A single access is proposed. 7. Design and construction of new buildings located within designated 1'1oodplains to be in accordance with Provincial legislation and the Zoning Bylaw. Not applicable, the development is not in the floodplain. 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. All 3 units have clear pedestrian access to the street that does not impact anyone else's private space. Each unit has its own address visible from the street. Adequate exterior lighting will make the pathways safer. All semi-private and public spaces can be overlooked for security. 9. Encourage permeability of rainfall and meet City of Maple Ridge stormwater management requirements and best management practices. The amount of landscaped areas is as large as possible, and the amount of impervious surface treatment is minimized to permit as much water absorption as possible. 10. Contribute to a more sustainable community and neighbourhood, design for health and wellbeing, use green infrastructure, adaptations for climate change and resiliency. Much of the existing vegetation is being retained, so changes in microclimates will be minimal. All HVAC systems shall be chosen with energy efficiency as a priority, and will consist of components with above-average performance, and compatible with solar panels. Hot water will be instant-on, so no HWT. Only LED fixtures will be specified, and all exterior lighting will have appropriate controls and overrides. The cladding is durable, and the potential solar power will reduce power consumption once implemented. Our solar panels will blend into the roof lines. PLANNING COMMENTS: 1. Proposal: The subject property is located at 11960 221 Street, is currently undeveloped and is relatively flat with some larger trees located along the property lines (see Appendix A). The subject property is surrounded by single family residential to the north, south, and west, with an apartment building to the east. The applicant is proposing to rezone the property from the RS-1 (One Family Urban Residential) zone to the RT-2 (Ground-Oriented Residential Infill) zone to allow for the development of a triplex. The proposed triplex is two-storeys in height, with 3 single-car garages and 3 at-grade, exterior parking stalls. There is a BC Tel Statutory Right-of-Way along the northern property line, restricting the site design and preventing consolidation with the property to the north. 2. OCP and Zoning Compliance: The subject property is located within the Downtown West Precinct of the Town Centre Area Plan within the OCP and is currently designated Ground-Oriented Multi-Family. The Ground-Oriented Multi-Family designation is intended to provide housing options that range from a low density attached form to a Page 4 of 6 medium-high density attached form of ground-oriented housing that will generally be a maximum of three storeys in height, with ground level access to each unit. The development forms include fourplex, courtyard residential, townhouse, rowhouse, and stacked townhouse. As the subject property is only 768 m2 (8,267 ft2) in area, it is not large enough for a fourplex development within the Town Centre. In addition, there is a BC Tel Statutory Right-of-Way located along the northern propertyline, therefore consolidation with the property to the north would not benefit the site design. The triplex use is supported, as it provides a transition from the Ground-Oriented Multi-Family designation to the north, to the Park designation to the south. As a triplex development form is not supported by the Ground-Oriented Multi-Family designation, an amendment to the Town Centre Area Plan within the OCP is required to re-designate the property from Ground-Oriented Multi-Family to Single Family Residential, which supports single-family dwelling, duplex, and triplex forms of development. The triplex residential development is supported on this property because it will be similar in scale with the surrounding established single family neighbourhood. The maximum height requirement for triplex residential developments is 9.5 m (31 ft.), which is slightly less than the current permitted single family residential zones, at 11 m (36 ft.). The RT-2 (Ground-Oriented Residential Infill) zone for triplex, fourplex and courtyard development is intended to resemble a single family home and integrate with the existing neighbourhood. A minor variance is required for the minimum lot width, which is required to be 20.0m (65.6 ft.) but is currently 19.5m (64.0 ft.) wide. This variance is supported by staff but is subject to Council approval. Pursuant to Section 8.11 of the OCP, a Town Centre (Downtown West Precinct) Development Permit application is required for all multi-family residential, flexible mixed-use and commercial development located in the Town Centre. In addition, Section 8.14 of the OCP regulates the form and character of Ground-Oriented Residential Infill developments within established residential neighbourhoods and along major corridors in a form that is incremental and sensitive to the existing and emerging neighbourhood context. The Design Rationale and Development Data Sheet (see Appendices E and F) summarize the compliance of the project with the applicable zone regulations. The proposal has a density (Floor Space Ratio) of 0.72, which complies with the maximum density of 0.75. Details of the proposal and landscaping are provided in the attached plans (see Appendices G and H). 3. Parking and Bicycle storage: The Off-Street Parking and Loading Bylaw requires 2 spaces per dwelling unit in the RT-2 (Ground-Oriented Residential Infill) zone, visitor parking is not required for this zone. Three enclosed parking stalls are provided, one per unit, and three exterior parking stalls are provided, one per unit. Bicycle storage would be provided within the garage or the dwelling unit itself. 4. Environmental Sustainability & Stormwater Management: The development is located near transit and shopping, encouraging walking for transportation. The three- tier stormwater management requirements are being met with an onsite detention tank and topsoil amendments (see Appendix I). 5. Issues requiring comments from ADP: Please provide comment on the exterior materials and suggestions for improving universal design features of the units and attention to the southern elevation. Page 5 of 6 6. Garbage/Recycling: Storage to be provided within each unit. 7. Off Site Upgrades. Utilities and Services: Upgrades to the site will include: • Widening of the asphalt carriageway • A concrete sidewalk is required along the 221 Street frontage. • Extension of the storm sewer to the site. • A street light and street trees will be required. CONCLUSION: The Planning Department requests that the Advisory Design Panel provide comments on the development proposal. Prepared by: Michelle Baski, AScT, MA The following appendices are attached hereto: Appendix A Subject Map Appendix B ADP Submission Form and Checklist Appendix C Town Centre Area -Downtown West Precinct DP Guidelines Appendix D Ground-Oriented Residential Infill DP Guidelines Appendix E Design Rationale Appendix F Development Data Sheet Appendix G Architectural Plans Appendix H Landscaping Plans Appendix I Civil plans Page 6 of 6 DATE: Oct 15, 20192019-366-RZ 11960 221 StPID 011-339-691 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 2018´ Scale: 1:2,500 BY: MC mapleridge.ca Ernest Roth 11960 - 221 Street RS-1 RT-1 Designer Ernest Roth Rory Dafoe I~ • mapleridge.ca Advisory Design Panel Submission Request Form The City of Maple Ridge Advisory Design Panel (ADP) meets monthly. Refer to the attached schedules for submission deadline dates and for the minimum submission requirements. Before making your submission, contact your File Manager to establish what constitutes a complete ADP submission package for your project. Forward your complete submission package for the ADP through your File Manager well in advance of the deadline date. Application Information: Name of Applicant File number Address of site Current Zone ______ Proposed Zone ______ _ Seeking to appear before the ADP on this date _______ _ Architect Information: Submission will be presented to ADP by: Al eniteet Landscape Architect Other Professional (State Name & Role) _______________ _ Note.: The Architects are required to prepare plans and to attend and to present all developments to the ADP that are in the Major Occupancy categories cited in the Table below taken from AIBC Bulletin 31 Buildings Requiring the Services of an Architect. For the entire bulletin, click here. Major Occupancy Types of Building or Parts of Building requiring the per the current Use services of an architect under section 60 of the Architects building codes Act. Group A (Part 3) Public Assembly -any one-storey building with an unsupported span exceeding 9 m or gross area exceeding 275 m2; -any building of more than one storey with gross area exceeding 235 m2; and -all schools, any size Group B (Part 3) Hospital, Sanatorium, or -any building (excluding veterinary hospital) with a Home for the capacity exceeding 12 beds Aged -any building with gross area exceeding 470 m2 Institutional Group C Residential Hotel or similar occupancy -any building containing 5 or more dwelling units -any building containing 11 or more guest rooms Group D & E Commercial -any building with gross area exceeding 470 m2 Group F (Fl: Part 3) Industrial -any building with gross area exceeding 470 m2 ~-:::: ~, .. ADP Submission Checklist ······-···-·········~ mapleridge.ca Application No. UJ/9-:JC,<.,, -/4-t File Manager /J1, d,dlt., f>,..__stu,, This checklist is being provided to you by your File Manager, to assist in preparing the materials for submission to the Advisory Design Panel (ADP). Please refer to the ADP Submission Form and the ADP Requirements Brochure for submission requirements in terms of explanatory letters, plans, supporting information and specifications on size and numbers of copies to be submitted. Address your questions to the File Manager or the Planning Liaison to the ADP. Certification of Complete ADP Submission: Architect's Certification: Project Landscape Architect's Certification: Signature Date Signature Print name Print name Submission Materials A. ADP Submission Form (Submitted and signed by /\H:l:iit9c.t) 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.) Date . , ~~quifed •. (Fil~M~nage'rto Provided Indicate if required) X N/A pending City of Maple Ridge ADP Submission Checklist (Page 2) E. Architectural Plans {Site and Building{s}}: . 1. Site Plan and layout ~/ ill 2. Site sections ~/ £1 3. Streetscape elevation ~ 4. Streetscape elevations with landscaping and boulevard trees g / iZI s u pe rim posed 5. Shadow analysis □ □ 6. Lighting analysis (on building and on site) □ □ 7. Floor Plans for all levels, including underground and roof tops ~· iZI ., 8. Waste collection /recycling (inside of buildings) □ ,,, □ 9. Storage, including bicycle storage (inside and outside) ., .... ·~ £1 . ... Er ·c, iZI 10. Building elevation (all sides) 11. Signage (attached to building and free standing) □ □ 12. Colours and materials ~. £1 13. Material board < iZI 14. Building sections ·~. i! 15. 3D renderings of site, building(s) and associated landscaping ,: (~·•···:••· i! F. Landsca~ing Plans: . 1. Landscaping plan and layout with specifications and planting details ~ £1 2. Storm water management works focused on Tier A ~ £1 requirements integrated into landscaping plan with details ; • 3. Landscaping details, including public art, signage, lighting, play ~ •· £1 and other amenity areas, fences, retaining walls, C 4. Waste collection /Recycling (exterior areas/structures) {;[ ,J,.ll-"-' ~ ·s· c;.. ' . ., .. q 5. Details for pedestrian amenity and furniture features provided ~. .. ill 6. Details for hard surfacing areas/ patterns ~ iZI j ' 7. Tree retention and management plan a / ill 8. Site sections for lot grading, drainage, landscaping, retaining El iZI walls and relationship to adjacent grades/ City roads/ lanes .,, .: 9. Pedestria n, bicycle, equestrian path interconnections • ,.::' □ ... □ G. Green Building[Sustainabilit~ initiatives ·~· £1 ,. H. Engineering-related Information: .( /, . 1. Site grading plans ( i{ &-/}(!0vC<~) 6 £1 I. Other □ □ .·.' ·,□ " □ : :□ □ ' Rev. March 2018 f4'0,!~gL3{'.%'>2!f@ "''JJ\'fff,f{,-P'iff:-p/<7'1J;2'%;jJl/!J!f@½"'ffV, PfJ77J,Yr',tW=WW::fit;t"eJii "'" YJC~ &"j,,-40£,(U'J,fzy~zj'@P 'y,J!'f;citf-jl,!!0fil{f" Si* ,,f'.f?i0; C a/ff j/3:m%';w"\\'"' §&{($if /Y'.Git 'ii ;;e,.,l!°"""'" !(((Re "'/Ii };/P;x/f! l Ji/'"'"' > y i'. Y 0'/.~ %W/ ; • mo:ir1i :tlD11{rii(i~~~loo111ohJt !De~n1ill ~l;~~· DililiftoliiJBS ' ' ' :! ", ' !mriirntioi:in ~est 1Dreesiu~t ~ y » '" " = "7{"' eGx"';'.; ✓:";;a,/'2r2;;"' :;: "i.7 ~" \,,,~~,«,,, J'"" ~7~ 3, ,0; 0 ~ V~ Jc'!J.:~x"n''w;;,;:;r l¼ff "1 :~~'" / "k ~ n ¼ Ji S:1 <> """ Wco > """ "x 4'd/ " ,, ~ 0"" s/ Pursuant with Section 8.11 of the Official Community Plan, development in the Town Centre will be assessed against the following form and character and green building design guidelines. The guidelines apply to Ground- Oriented Multi Family; Low-Rise Apartment; Medium & High-Rise Apartment; Flexible Mixed-Use; Town Centre Commercial; Port Haney Multi-Family, Commercial & Waterfront; and Port Haney Heritage Adaptive Use. See the guidelines in Section 8.11 of the Official Community Plan for a detailed list and descriptions of development permit area guidelines. These guidelines are Intended to aid in the review of development permits In the Town Centre and are to be completed by the architect of record for the project. The project will be reviewed for consistency with the guidelines by the Planning Department and the Advisory Design Panel. In the checklist, you are only required to address the guidelines with the icon that relates to your project: TCC = Town Centre Commercial (commercial developments only) MU = Mixed-Use (ground-oriented developments, with commercial on the ground level and either offices or residential above) MFR = Multi-Family Residential (ground-oriented developments and low-rise, medium-rise, and high-rise apartments) Precinct Key Guidelines and Green Building Design Guidelines must also be completed for projects within the Town Centre. Development and Design Objectives The following summarizes the development and design objectives for each section on the following checklist. A. Building Setbacks, Form, Mass and Height • To promote a cohesive building style and strong pedestrian oriented urban realm in Maple Ridge Town Centre by ensuring new buildings, renovations and/or additions have consistent architectural and urban design setbacks, form, mass, and height. • To help define the street and sidewalk areas as active public spaces. B. Building Fa9ades, Materials and Colour • To ensure additions, renovations and/or new infill projects In the Town Centre have a coherent architectural design concept where windows, doors, siding material and other far;:ade elements create a pleasing composition compatible with surrounding buildings, commercial and neighbourhood character. • To-enhance the architectural and massing-concepts of-a boil ding as well as-the-quality,-character and vibrancy-of -- the urban environment of the Town Centre through the use of harmonious, quality materials and colours. • To screen rooftop and ground mounted mechanical equipment and trash storage from public view and thereby ensure commercial and mixed-used buildings maintain an attractive appearance to the street. C. Building Site Considerations • To ensure public outdoor spaces are designed so that they improve use and activities, incorporate universal access, reduce vandalism, increase safety and provide more attractive, functional outdoor spaces In the Town Centre. • To provide street trees and landscape elements that reinforce the 'urban' character and vibrancy of the Town Centre, enrich the pedestrian friendly character of streets in the district, and integrate this important commercial and higher density residential area with the character and quality of the surrounding residential neighbourhood. • To ensure parking lots are designed to be accessible, but do not intrude upon the surrounding residential area, nor the urban, pedestrian-oriented quality of the Town Centre. • To facilitate off-street parking and car storage at the rear of commercial and mixed-use buildings to maintain street inter-connectivity, traditional use of the lane as a service street, and to provide a secondary vehicular and pedestrian throughway In the Town Centre. • To ensure service loading and mechanical equipment is designed to protect the surrounding businesses and residential areas from unsightly, noisy and noxious environments. Maple Ridge Town Centre Developmellt Permit Area Guidelines I CHECKLISTS Requirements Meet Explanations Guidelines? A.1 Building Mass & Form Al .1 Maintain the mass and scale of buildings Yes Residential low-scale of neighbours is consistent and maintained Al .2 Enhance the block with corner commercial NIA Not applicable -no commercial buildings Al .3 Accent corner buildings NIA Not Applicable -no corner buildings Al .4 Use pedestrian-scale elements Yes All elements are low-scale residential Al .5 Feature pedestrian amenities No More applicable for larger-scale projects Al .6 Design large buildings into smaller nodules NIA No large buildings Al.7 Accommodate street-fronting units Yes Two of the three suites directly front the street, and the third unit that is set back is still also identifiable directly from the street Al .9 Ensure proper roof pitch Yes Established substantial roof slopes, rain-shedding, solar adaptable Al .10 Use design elements to reduce roof mass Yes Shed roof added; lower middle section and scale Requirements Meet Explanations Guidelines? A.2 Building Heights A2.l Vary building heights Yes Multiple roof heights are proposed A2.2 Maintain alignment of architectural features NIA Not applicable at this scale A2.3 Integrate taller buildings NIA No tall buildings A2.4 Step back taller buildings NIA No tall buildings A2.5 Match building heights at the end of blocks NIA Not applicable to this small project A2.6 Manage phased developments Yes The entire project will be built at the same time, and not phased A2 .7 Protect views Yes No existing views will be impeded by this project > views to the north will be enhanced Requirements Meet Explanations Guidelines? A.3 Building Setbacks A3.l Place buildings to reinforce sidewalk Yes Project provides for usual low-scale activity residential overviews of normal sidewalk activity A3 .2 Situate building entrances for visibility Yes Entrances face the sidewalk & street A3 .3 Provide adequate throughways and lighting NIA There are no throughways across the site A3 .4 Provide clear sightlines from building foyers Yes The unit vestibules have clear sightlines and lobbies to allow visual surveillance. to the sidewalk & street A3 .5 Separate residential entrances from NIA No commercial commercial entrances A3 .6 Respect existing buildings Yes Proposal is similar to existing surrounding buildings A3 .7 Distinguish entrances with arrival areas and NIA Site is too small for arrival areas & courtyards courtyards A3 .8 Locate ramps and entrances in areas that are Yes All entrances are highly visible; there are highly visible no ramps Requirements Meet Explanations Guidelines? B.1 Building Mass & Form B 1.1 Address both sides of the block with corner NIA No commercial commercial buildings B 1.2 Orient main entrances to face the sidewalk Yes All unit entrances face the sidewalk Bl.3 Locate windows, doors, and entry features at Yes All entry features are at street level the street level B 1.4 Use a mix of common far;ade patterns and Yes Far;ade meant to reflect a gentrification of elements an older established residence B 1.5 Reflect original facades and building scale Yes Scale is reflected; original far;ade unknown B 1.6 Respect original architectural elements Yes Not from this specific site, but from a broader sample Bl .7 Respect old and new design Yes Design meant to reflect a gentrification of an older established residence B 1.8 Maintain the horizontal rhythm of the street Yes Low-scale residential horizontal rhythm wall continued B 1.9 Provide a visual division between the street No Meant for larger-scale projects; this level and upper floors residential scale provides a visual connection between both floors Bl .10 Include continuous canopies, awnings, or NIA The project is not near the sidewalk overhangs B 1.11 Ensure appropriate placement and materials NIA The project is not near the sidewalk for awnings or canopies B 1.13 Use windows to provide 'eyes on the street' Yes The front units have windows that face the street B 1.14 Enhance the public realm NIA No public realm provided Bl .15 Ensure signage reflects building scale, NIA The only 'signage' is the unit addressing character, and materials Requirements Meet Explanations Guidelines? B.3 Building Materials B3 .1 Enhance the public realm with high quality Yes High quality materials and detailing face materials and detailing the street. B3.2 Use materials consistently Yes Identifiable base, building & cap B3 .3 A void the use of inappropriate materials Yes B 1.6 Use a mix of quality materials Yes Natural stone, durable siding, & textured stucco B4 Building Colours B4.1 Select appropriate colours Yes Colours to reflect older traditions B4.2 Highlight architectural details, awnings, Yes Windows and doors are focus and entrances B4.3 Ensure a cohesive, consistent colour palette Yes Grey stone base, whitewashed siding, & slate-coloured roof Requirements Meet Explanations Guidelines? B.5 Screening and storage BS.l Locate and enclose trash, composing, and Yes There is no public area for this function; recycling to keep out of sight of general trash etc. is collected within each unit public and brought to the curb like any single- family dwelling BS .2 Screen mechanical equipment NIA No exposed equipment to screen BS .3 A void conflict with neighbouring properties Yes Proposal is essentially the same size as the surrounding single-family BS .4 Locate building ventilation systems to Yes Same as a standard house; no overall minimize noise and exhaust mechanical systems are involved Requirements Meet Explanations Guidelines? C.1 Public Outdoor Space and Hardscapes C 1.1 Provide public outdoor space NIA Not required Cl .2 Ensure public outdoor space is highly visible NIA No public outdoor space C 1.3 Provide connections betwe~n buildings, NIA No public outdoor spaces between sidewalks, and outdoor open spaces buildings Cl .4 Ensure universal access for all public spaces NIA There are no public spaces on this property Cl .6 Provide hardscape elements to enhance the NIA street environment Cl .7 Design landscape elements as part of the Yes As would be typical for low-scale building residential projects Cl .8 Integrate pedestrian amenities with walls NIA There are no pedestrian amenities and/or landscaped areas Cl .9 Provide public art No Cl .10 Ensure new elements complement existing Yes Consistent with adjacent residential Cl .12 Provide smooth routes Yes There are no steps on exterior walkways C 1.13 Ensure barrier-free access Yes All units are accessible from grade Requirements Meet Explanations Guidelines? C.2 Parking and Parking Lots C2.1 Provide required parking underground, No Not possible on a site of this size > where feasible 3 parking stalls are inside garages, & 3 parking stalls are surface C2.2 Screen large surface parking lots while NIA There are no large parking areas maintaining surveillance C2 .3 Maximize pedestrian safety within parking NIA There is overview of exterior parking lots from every unit C2.4 Provide visible signage NIA No signage anticipated C2 .5 Consider developing underground parking No Not feasible for 6 total stalls garages C2.7 Locate parking lot equipment away from the NIA No equipment involved public street Requirements Meet Explanations Guidelines? C.3 Lanes, Service, and Loading Areas C3.1 Use lanes for service, parking access and NIA No lane loading C3.2 Utilize lanes as secondary vehicular and NIA No lane pedestrian throughways C3 .3 Strengthen visual access of the lane NIA No lane C3 .5 Consider lanes as a community amenity NIA No lane C3.7 Locate loading and service areas away from NIA No loading or service areas the street front C3 .8 Separate loading from parking and NIA No loading or service areas pedestrian paths C3 .9 Screen loadin_g areas NIA No loading areas Requirements Meet Explanations Guidelines? C.4 Street Trees and Landscape C4.2 Use the right species Yes Local species emphasized C4 .8 Maintain sight lines Yes Sight lines not impeded Key Guideline Concepts 1. Provide a gateway to the Town Centre a. Does the proposed development maintain architectural quality and character of associated new development? Consistent: Yes_X __ No __ _ NIA __ _ Explain: Architectural character derived from a redevelopment of an older, larger single family home to a multi-home conversion. Low-scale to fit into neighbourhood. 2. Create a pedestrian-oriented, boutique-style shopping district b. Does the building's form and mass support a strong pedestrian-oriented urban realm and help define the street and sidewalk areas as active public spaces? Taller buildings should be stepped back podium style. Consistent: Yes __ _ No __ _ NIA_X_ Explain: Low-scale residential character is consistent with neighbourhood, and treats the sidewalk in a similar fashion. 3. Enhance the quality, character and vibrancy of the Town Centre c. Does proposed development promote the quality, character, and vibrancy of the urban environment? Consistent: Yes_X_ No ___ _ NIA __ _ d. Explain: Low-scale residential character is consistent with neighbourhood, and promotes 'the quality, character, and vibrancy of the urban environment' as much as the single-family homes around it. e. Are colours consistent and materials of sustainable quality? Consistent: Yes_X_ No ___ _ NIA __ _ Explain: There is a well-defined base of natural stone, Hardie siding in a light grey reminiscent of whitewashed siding that emphasizes the main living areas, along with a 'forest-green' stucco at the more utilitarian center portion, and a durable, long-lasting shingle hopefully evoking a slate roof. White trim accents around windows, doors, and corners will provide accents. 4. Reference traditional architectural styles f. Does the development incorporate traditional architectural styles that include materials such as brick and wood? Consistent: Yes_X_ No ___ _ NIA __ Explain: Cottage-style shed roof with stone and siding. g. Do buildings have characteristics that reflect good urban design principles, for example consistency in setbacks, form, mass and height throughout the precinct? Consistent: Yes_X_ No ___ _ NIA. __ _ Explain: Low-scale residential feel is maintained. S. Capitalize on important views h. Does proposed new development capitalize on mountain and/or river views? Consistent: Yes_X_ No ___ _ NIA. __ _ Explain: Site has no river views, but mountain views will be possible from the second storey of each unit. i. Have the important views of existing buildings been considered in relation to the proposed development? Consistent: Yes_X_ No ___ _ NIA __ _ Explain: This development is consistent with the single-family dwellings around, and does not impact neighbouring views any more than a standard house would. 6. Provide public outdoor space j. Are public spaces designed to accommodate a range of activities, incorporate universal access, reduce vandalism, and increase safety? Consistent: Yes __ _ No ___ _ NIA_X_ Explain: There are no public spaces involved. 7. Provide climate appropriate landscaping and green features k. Are landscaping elements designed to enrich the pedestrian environment, moderate the internal climate, manage stormwater on site, and reference the architectural quality of the building? Consistent: Yes_X __ No ___ _ NIA __ _ Explain: Please refer to landscaping drawing. The design elements are meant to enhance the residents enjoyment of their surroundings, with as much impact as any small project can have. A variety of landscape materials (colour, texture, bloom period) is proposed along pedestrian walks for year-round interest. On-site trees and street trees proposed for 221st St. frontage will assist in shading the building from the west. Due to the lot/ building orientation with side yard on south facing side it is not feasible to further shade the south building face. It is anticipated that City development of the proposed park site to the immediate south would include a tree buffer along the south side of the site, further moderating building climate. If developed as a residential property, the new building would shade this project and provide climate moderation. 8. Maintain street interconnectivity 1. Does the proposed development maintain street interconnectivity and the use of the lane as a service street and secondary vehicular and pedestrian throughway? Consistent: Yes __ _ No ___ _ NIA_X_ Explain: No lane. m. Is required parking provided underground? Consistent: Yes __ _ No_X __ NIA __ _ Explain: Not feasible. GREEN BUILDING TECHNIQUES A. Building Setbacks, Form, Mass, and Height Al .8 Design flexible ground-floor unit spaces in commercial and mixed-use buildings. Consistent: Yes. __ _ No ___ _ NIA_X_ Explain: No commercial. A 1.11 Accommodate roof gardens, trellises, and green features. Consistent: Yes_X_ No ___ _ NIA __ _ Explain: There are no public spaces for roof gardens or trellises, but each unit has second floor decks suitable for personal gardening, with rainwater collection barrels. Green features involve low maintenance landscaping, retention of large existing trees, and extensive open landscaped yards. A2.8 Site buildings to capitalize on daylight and solar opportunities. Consistent: Yes_X_ No ___ _ NIA __ _ Explain: Although there is only one way to place the project on this site, the building features a large area of south-facing roof capable of handling future solar-panel installations . A2.9 Protect solar access to surrounding buildings and minimize wind tunnel effects. Consistent: Yes_X __ No ___ _ NIA __ Explain: This project will not negatively impact the solar access of neighbours, nor should it create any wind tunnel effects. B. Building Facades, Materials, and Colour Bl.12 Use exterior shading devices to block summer sun. Consistent: Yes __ _ No_X __ NIA __ _ Explain: There are very few windows on the south side that would need shading. B2.l Design outdoor lighting to minimize light pollution. Consistent: Yes_X_ No ___ _ NIA __ _ Explain: Only a few small, face-mounted carriage lights are contemplated for the driveway and walkways. These will be low-level LEDs, directed away from windows. There will be no lamp standards or high-wattage fixtures. B2.2 Encourage energy efficient lighting. Consistent: Yes_X_ No __ _ NIA __ Explain: LED lighting to be used throughout. B3.4 Select environmentally responsible building materials. Consistent: Yes_X_ No ___ _ NIA __ _ Explain: Fiber-cement siding (Hardie) [durable, fire-resistant, low maintenance, more sustainable than vinyl or metal Roofing to be either fibreglass-laminated or environmentally-friendly rubber roof B3.5 Minimize the use of unsustainable building materials. Consistent: Yes_X_ No ___ _ NIA __ _ Explain: B3.7 Consider life-cycle cost. Consistent: Yes_X __ No __ _ NIA __ _ Explain: All products mentioned above are slightly more expensive at the outset, but perform very well vis-a-vis long-term life-cycle costing parameters. C. Building Site Considerations C.15 Locate outdoor spaces to capture the sun. Consistent: Yes_X __ No ___ _ NIA. __ _ Explain: All usable outdoor spaces have access to the sun. Cl.ll Use materials that are functional, durable, and include recycled or salvaged content. Consistent: Yes __ _ No ___ _ NIA __ _ Explain: COPY ABOVE Cl .14 Encourage use of infiltration techniques. Consistent: Yes_X __ No ___ _ NIA __ _ Explain: All site surfaces permit infiltration. There are no surfaces that require managed drainage. Extensive soft landscape areas will absorb any runoff. Permeable gravel surfacing is proposed for parking areas abutting tree protection zones, to minimize changes to moisture regime at tree root systems. C2.6 Locate adequate priority parking in visible areas convenient to entrances. Consistent: Yes. __ _ No __ _ NIA_X Explain: No separate priority parking is being considered. C2.8 Use permeable pavement and infiltration devices on appropriate sites. Consistent: Yes __ _ No ___ _ NIA __ _ Explain: All surfaces (100%) are proposed to be permeable. C2.9 Provide shade trees and landscaping. Consistent: Yes_X_ No ___ _ NIA __ _ Explain: Landscaping is provided throughout the site. Shade trees are proposed on frontage side of building. Extensive retention of large existing evergreen trees is proposed. C2.10 Provide secure and sheltered bicycle storage facilities for short-term uses. Consistent: Yes_X_ No ___ _ NIA __ _ Explain: Within garage of each unit. C2.11 Provide long-term bicycle parking. Consistent: Yes_X_ No ___ _ NIA __ _ Explain: Within garage of each unit. C2.12 Provide end-of-trip facilities. Consistent: Yes __ _ No ___ _ NIA_X_ Explain: This has to do more with commercial developments. Essentially, each home offers provides its own end-of-trip facilities. C3 .4 Minimize impervious paving of the lane. Consistent: Yes __ _ No ___ _ NIA_X_ Explain: No lane. C3.6 Respect existing grades. Consistent: Yes _x -No NIA __ _ Explain: C4.l Plant street trees. Consistent: Yes _x --No NIA __ _ Explain: Off-site street trees are being proposed> see Landscaping drawing. C4 .3 Minimize use of high maintenance plants. Consistent: Yes_X_ No __ _ NIA __ Explain: There are no plants being proposed that require high maintenance. C4.4 Maximize the use of native and climate appropriate species. Consistent: Yes_X_ No __ _ NIA __ _ Explain: Native groundcover Kinnickinnick is proposed. Extensive retention of existing large native Fir trees is proposed. C4.5 Consider the inclusion of community gardens. Consistent: Yes __ _ No ___ _ NIA_X_ Explain: Each unit has its own private garden spaces. C4 .6 Design and place landscape to facilitate year round moderation of the internal building climate. Consistent: Yes_X __ No ___ _ NIA __ _ Explain: On-site trees and street trees proposed for 221st St. frontage will assist in shading the building from the west. Due to the lot/ building orientation with side yard on south facing side it is not feasible to further shade the south building face. It is anticipated that City development of the proposed park site to the immediate south would include a tree buffer along the south side of the site, further moderating building climate. If developed as a residential property, the new building would shade this project and provide climate moderation. C4.7 Minimize erosion potential. Consistent: Yes_X_ No __ _ NIA __ Explain: Grades at property lines and throughout the site remain essentially un-changed. There are no steep landscape grades to cause concern. C4.9 Provide adequate landscape maintenance. Consistent: Yes_X_ No __ _ NIA __ _ Explain: It is anticipated that the landscape maintenance will be undertaken by the Owners. C4.10 Consider incorporating landscape plantings for green features. Consistent: Yes_X __ No ___ _ NIA __ _ Explain: Green features involve low maintenance landscaping, retention of large existing trees, and extensive open landscaped yards. C4 .11 Incorporate low impact stromwater features. Consistent: Yes_X __ No ___ _ NIA __ _ Explain: There are no large stormwater features. There will be the usual catch basins, gutters and RWLs connected to the storm drainage system, and small-scale rainwater diversion to individualized rain barrels. C4.12 Consider rainwater collection for re-use. Consistent: Yes_X __ No ___ _ NIA __ _ Explain: There will be the usual catch basins, gutters and RWLs connected to the storm drainage system, and small-scale rainwater diversion to individualized rain barrels. Rainwater will also be directed to landscape areas where feasible to reduce need of irrigation C4.13 Use natural plantings and green space to support habitat. Consistent: Yes_X __ No __ _ NIA __ _ Explain: The retention of several Fir trees of significant size provides a great deal of habitat. C4.14 Retain existing mature trees. Consistent: Yes_X_ No __ _ NIA. __ _ Explain: The site layout has taken into account large existing Fir trees to be retained and follows Arborist recommendations to ensure long term viability of the trees. Design Checklist Yes The intent of the design is to suggest an upgrading of an existing home, incorporating some elements, details, and features of past times. The facades have articulation from upper floor setbacks, decks, projections, and particularly the strong element of the front porch. Windows and doors have a leaded-glass look and feel. Setbacks are similar to the existing street. Our garages are recessed to minimize visual impact, and the driveway and surface parking (3 stalls) will have pavers instead of paving. Our roof forms are similar to that of the neighbours, as is our approach to landscaping. Design Checklist Compliance Comments or Equivalencies 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 fa~ade 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. Yes Yes N/A Yes The site is flat, with no notable topography or views. The small park to the south can be enjoyed from second level private patio by each suite. This building had to be sited with parking access over an existing right-of- way, requiring a long & narrow structure pushing the setback requirements at all opportunities. Yes With the driveway access to the north of the property, the residence to the north is afforded far more spatial distance from his neighbour (us) than he could otherwise expect from another single- family dwelling. To the south is a park, and landscaping buffers will soften this interface. 2) Development should face the This triplex faces the street with the street, through: two front units close to the sidewalk i. Siting the main entrance to the off a common porch, and one rear unit that also has its own direct street street and direct pedestrian access to access. There really is no main individual units, and; entrance to the complex as with ii. Use appropriate exterior larger projects. No unit has a fa<;ade treatments and differentiated that is as another unit, although all units share design elements that are facades. the same 3) Design pedestrian pathways, There are no common pedestrian patios, retaining walls, lighting and walkways that lead through the fences to be detailed, functional, and project. where applicable, aligned with There is one walkway from the specific neighbourhood policies and sidewalk to a front porch, and a context where outlined in Area Plans separate walkway from the sidewalk adopted by the City of Maple Ridge. to the single rear unit. 4) Design developments on corner I believe that all facades are designed lots or double fronting lots with an with equal levels of design quality. 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. Yes This triplex appears as a single- family home from the street, with a welcoming porch and front door. The parking garages are hidden behind the “main” house, and the rear unit appears to be more like a coach house than a separated unit. Does not appear to have any This neighbourhood character elements that have been identified or need to be respected or duplicated. Yes The form and massing of surrounding single-family homes are a mix of one and two storey structures with basements. Our project is similar. The setbacks are also the same. There is not enough of a height differential between our project and the adjacent properties to merit special attention to stepping down of massing. -------------------- 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 There are variations in the roofing and facades, with the length of sections small enough not to be intrusive. Also note that south facing sloped roofs are meant to accommodate solar panel installation. Yes With the project close to the south- side property line, virtually all of the shadows cast stay on the north side of the property. Yes Units that have basements offer a wider range of options-of-use, which allows for the accommodation of changing requirements > better than having to move. This was important on this project, with existing sewer line heights limiting the depth of basements and floor levels. This means that the main floor is higher than adjacent grade. Wheelchair access is not feasible. Interior stairs also contribute to limiting use for people with certain disabilities. Our site is too small to provide many different options. Yes Unit width is set by the amount of left-over site after accounting for driveways and setbacks. The front two units are each 6 meters wide. Garage doors are tucked around the corner, and there are different and attractive windows to avoid that “narrow unit look” 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. I 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.Sm) to include attractive entrances and windows between garage doors. Yes All units have an overlook possibility of the common yard space. Yes All units have south-facing windows for sun, and north-facing widows toward the mountains. All units can see the street and the exterior parking area Yes All units have storage space in their basements, as well as in their own private parking garage. Yes All 3 units have clear pedestrian access to the street that does not impact anyone else’s private space. Each unit has its own address visible from the street. Adequate exterior lighting will make the pathways safer. All semi-private and public spaces can be overlooked for security. 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 I 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. Yes This project faces the street, and all windows, patios, and balconies all face semi-private or public spaces. Yes There are no balconies or porches where the underside is exposed. Yes The cladding proposed consists of Hardie (composite) siding , wood and stone, with a small amount of stucco at the garages. There is no vinyl siding proposed. Roofing is made from recycled materials. Yes All sides of this project are treated with the same care as the principal façade front elevation. 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 ot 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 facin~ walls. 20) Where possible, continue detailing in design and materials on the principal fa~ade(s) to the side and rear elevations. Yes The landscaping provides: definition for the pedestrian walkways; delineation of private and semi- public areas; good screening of yards; a pleasing street image, and suitable buffers between the road and yards; softens the transition between adjacent properties; creates some interesting views and attempts to complement neighbouring properties. Yes The amount of landscaped areas is as large as possible, and the amount of impervious surface treatment is minimized to permit as much water absorption as possible. Yes The use of permeable pavers is maximized. 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. N/A This site is flat; no substantial erosion is expected. Yes All mature trees will remain, as per the Landscaping Plan. Yes Deciduous trees have been specified at the front and in the boulevard to define the front boundary, enhance the sidewalk, and permit light penetration during the winter. Yes New vegetation will enhance the property. There is no vegetation of significance currently on that portion of the site that will be developed with structures. Yes Please refer to the Landscaping Plan. 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. 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. N/A The parking area is too small to have vegetated swales. Yes There is a small semi-private courtyard in the north-east corner of the site, with benches, vegetable planters, and a small grassed play space encouraging casual interactions. Yes This courtyard is L-shaped, and catches the sun for most of the day. Yes All units have patios or decks that are able to overlook the common courtyard. 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. 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 oarking. 31) Where possible, design 'L' or 'U' shaped courtyards facing north-south to maximize solar gain. 32) Facilitate neighbourly interactions by orientating private patios and entries around the courtyard. Yes All transitions involve stoops, stairs and porches. Yes Two units directly face the street. The third unit has a private walkway for pedestrians, rather than having the primary access via the driveway. Yes The courtyard offers opportunities to gather, garden, and watch tots play. It is also expected that the adjacent park will provide mare outdoor activity options. Yes Exterior elements will be specified to maximize durability minimize maintenance. 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. Yes No sight lines are obstructed by any screening. The fences are high enough to afford a good level of privacy without creating the feeling of being completely separate from the sidewalk. Yes Cedar fencing is the most residential of materials, and will complement the natural wood trim throughout the project. Yes Private yards are defined by a combination of landscaping and fencing. Yes Private yards are defined by a combination of landscaping and fencing. Yes We have a short street frontage, with no chain-link fencing. Yes Good lighting is provided at all entrances. Yes Pedestrian pathways and open spaces are well lit. Fencing Screening Outdoor Li • 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. 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. Yes Outdoor lighting pollution is minimized and should not pose a nuisance to adjacent lands, motorists or pedestrians. N/A No project name or signage is being considered. Yes Each unit address is clearly identified, lit, to scale, and in keeping with adjacent detailing. Yes The addresses are clearly visible from the street for deliveries and emergencies, and clearly show the correct route to each unit. 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. I 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 orecedent. 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. 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. Yes Our parking garages are set back from the street, not easily visible, and do not protrude beyond any unit. Yes Our parking garages are set back from the street, not easily visible, and do not protrude beyond any unit. Yes Driveway access is bounded by landscaping strips, and is as narrow as possible. Exterior parking is set back toward the rear as far as possible, and do not visually impact the entrance area. I 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 fac;ade 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. SO) 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 fac;ade 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 Impervious surfacing is limited as much as possible. Yes With a basically flat site, driveway grades match existing grades without impacting slopes or vegetation. Yes We believe that all parking provided conforms to all applicable Bylaws and Regulations. 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. Yes Refuse and recycling for each unit will be located with each unit’s garage, to be taken curbside like any single-family dwelling. N/A There will be no specific structure for garbage or recycling bins. Yes All ancillary devices and ventilation systems are located within each unit, similar to single-family residences. 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 veh ides; 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. 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. Yes Wherever allowable, multiple units shall be serviced by common connections, and will be placed to minimize visual noise. Yes Sideyard setbacks restrict the amount of windows allowed on the south side, so passive solar is not really an issue, but the roof sloping is such that active solar panels will be possible. Natural, existing drainage patterns have not been materially altered by this project. Some rainwater will collected in three rainbarrels directly available to each unit. Yes Much of the existing vegetation is being retained, so changes in micro- climates will be minimal. Yes All HVAC systems shall be chosen with energy efficiency as a priority, and will consist of components with above-average performance, and compatible with solar panels. Hot water will be instant-on, so no HWT. 57) Install one set of service connections for multiple units (i.e. one water meter) to maximize efficiency and minimize visual impacts of services . I 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 olant material. 60) Use energy efficient heating, air conditioning and ventilation systems. Yes Only LED fixtures will be specified, and all exterior lighting will have appropriate controls and overrides. Yes The cladding is durable, and the potential solar power will reduce power consumption once implemented. Yes Our solar panels will blend into the roof lines. 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 lone: lifesoan. where oossible. 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. Yes With the patios on the second floor, each unit is actually able to get a view to any corner of the site. Yes All access routes are convenient, safe and identifiable. N/A 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. No The number of stairs necessary in this project precludes barrier-free access. N/A The number of stairs necessary in this project precludes barrier-free access. Yes Interior finishes and details shall enhance livability where possible (lever handles, wide doorways, bathroom backing throughout). Yes Exterior details commensurate with this project have been considered. 67) Include developments with units that have barrier-free access or can be easily adapted to support universal accessibilityl, 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). b9) 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. N/A We have no such units. Yes Sound attenuation at exterior and demising walls will exceed minimum standards. N/A Our project is not located near a railway line, and is even more than 50M from the closest traffic artery, Dewdney Trunk Road. 71) Design that allows for low- maintenance building and landscaping materials associated with accessible units or units targeted to those with accesibility challenges. I 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. 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. 11960 – 221 Street Maple Ridge Statements This triplex resembles a single family home with a strong front entrance porch oriented to the street. It respects the neighbourhood context, in terms of size, scale and massing. This development is consistent with the single- family dwellings around, and does not impact neighbouring views any more than a standard house would. Each unit has its own clear access route to the street, with pedestrian and neighbour-friendly lighting. The parking has been tucked to the side to avoid in-your-face garage doors. Livable outdoor spaces on both floors offer various levels of privacy. All driveways and walkways are permeable. The landscaping design elements are meant to enhance the residents’ enjoyment of their surroundings, with as much impact as any small project can have. A variety of landscape materials (colour, texture, bloom period) is proposed along pedestrian walks for year-round interest. On-site trees and street trees proposed for 221st St. frontage will assist in shading the building from the west. Due to the lot/ building orientation with side yard on south facing side it is not feasible to further shade the south building face. It is anticipated that City development of the proposed park site to the immediate south would include a tree buffer along the south side of the site, further moderating building climate. If developed as a residential property, the new building would shade this project and provide climate moderation. Sustainability is encouraged by using a natural stone finish on the façade, recycled rubber as durable roofing, siding made from a wood fibre and cement mixture. Energy consciousness is displayed by incorporating solar panels, above-average insulation, low-flow toilets, instant-on hot water, and rain barrel water collection for plantings. RS-1 > RT-2 3/3/2022 768.09 sq M 768.09 sq M 5.5 M 7.5 M North 6.0 M South 2.25 M & 1.5 M OK OK OK OK OK OK9.45 M 3 3 562.69 sq M 562.69 sq M 33.44% I , ~. -~ DEVELOPMENT DATA SHEET ~~ mapleridge.ca Existing /Proposed Zone-----Date Prepared---- Required Development Data Minimum Required or Maximum Allowed Proposed (Complies or state variance needed) 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, 5, 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. 73.26% 562.69 sq M OK 39.1 6 6 Ernest Roth Required Development Data Minimum Required or Maximum Allowed Proposed (Complies or variance needed?) DENSITY # of units/ha (gross) # of units/ha (net) Gross Floor Area 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 I % Number of total (and %) tandem spaces I % TOTAL OFF STREET LOADING SPACE(S) BICYCLE PARKING (number of spaces) Short Term Bicycle Parking Long Term Bicycle Parking OTHER -state YES or NO for each. If YES describe on separate sheet. Heritage Site I I Tree Survey/Assessment Provided I Watercourse/Steep Slopes I I Covenants, Stat ROW & Easements I 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. Entry gate for Unit #3 Legal description: Lot 2 District Lot 397 Group 1 NWD plan 8728 Current Zoning: RS-1 Proposed Re-zoning: RT-2 Address: 11960 221 Street Maple Ridge BC V2X 5S8 Drawing ScaleA 1 Proposed Triplex Site Plan Drawing 1:100 Scale Date March 9, 2022 A Drawn by: Ernest Roth #304 - 5791 Granville Avenue Richmond BC V7C 1E8 Phone: 604-306-5665 E-mail: ernest4946@shaw.ca N S All dimensions are approximate 39.45 M 19.47 M Garage Garage Garage Porch Unit #1 Unit #2 Unit #3 5. 5 M s e t b a c k 7. 5 M s e t b a c k PID: 011-339-691 6m 2.5M x 5.5M 2.5M x 5.5M Si d e w a l k 2.25M setback 1.5M setback 2.5M x 5.5M Property Line R/W1. 5 m 5. 5 m 4.76m 7.5m common area Unit #3 private outdor space Drawing Index A1 Site Plan A2 Basement Floor Plan A3 Ground Floor Plan A4 Second Floor Plan A5 Roof Plan A6 Elevations & Section A7 Elevations A8 Sections A9 Streetscape - East A10 Streetscape - West De w d n e y T r u n k R o a d 221 Street 11 9 A v e n u e Raymond Park York Street Housing Cooperative Seniors' Housing 222 Street Single-Family Residential 11960 Vehicular On-site Maneuverability Exterior Space Calculations 2nd floor decks: Exterior yard: Total: Unit #1 12.56 Sq M 34.56 Sq M 47.12 Sq M Unit #2 20.72 Sq M 26.77 Sq M 47.49 Sq M Unit #3 9.91 Sq M 42.79 Sq M 52.70 Sq M xx . x x xx . x x Floor levels Grade levels N S Neighbourhood Context Aerial View Statistics AREAS: Basement floor [crawl space] Ground floor [garage] Second floor Total floor areas Unit #1 53.96 Sq M 4.08 Sq M 55.86 Sq M 26.50 Sq M 74.18 Sq M 184.00 Sq M TOTALS 156.80 Sq M 171.08 Sq M 79.78 Sq M 234.82 Sq M 562.69 Sq M Unit #2 54.12 Sq M 5.62 Sq M 58.97 Sq M 26.63 Sq M 81.37 Sq M 194.46 Sq M Unit #3 48.72 Sq M 6.44 Sq M 56.25 Sq M 26.65 Sq M 79.27 Sq M 184.24 Sq M Size of Site: 19.47M x 39.45M > Area = 768.09 Sq M FAR = 75%Allowable Area = 576.07 Sq M Actual Area = 562.69 Sq M = 73.26 % 37 . 4 7 37 . 0 7 37 . 1 8 37 . 1 3 36 . 8 8 37 . 2 0 37 . 1 0 38. 1 7 35 . 5 0 ground floor basement 38 . 1 7 ground floor 36 . 9 6 37 . 0 0 37 . 0 9 37 . 0 2 36. 8 9 solar-powered low level path lighting 11960 Site Coverage: Ground Bldg Area 256.85 sq M Site Area 768.09 sq M== 33.44 % --, ----r -- I I I I . I - - I I I I I I I I I I I I I I I I I I I . I I I I I I I I r=r\i I I - ---------~ I I I \ I I I I_ - - - - - - - -,_ -,_ --->-- - 39.45 M 39.45 M Unit #I Unit#2 ' ' ' ' ' , •- 11 e1:JI i,..., _____ ..,- I II er-- ' ' ' ' --' ' ' r, - ' 1 00 oo .......,.1.,..,.,11 ,..,....I \___ ~__._._."-'-#I\ /\ I -oo ' oo ' I II:117] I ~ ~ Unit#3 , ...... u.a~~==;;=======----~----- ""' - - - ---------------r--- 1 ---+· ----- - 7 L= " 1-----,1----1 7 7 _J I ____ , - . ' ' ~ -00 oo - I I I ...I....- ...,. i i i i i i :-.:•_.:•.· • i i i i i i i i i • ______ Ll GENERAL NOTES I. These drawings may not be reproduced in whole or in part without the expressed written permission of the owner. 2. These drawings have been prepared to conform to current standards of the BC Building Code, 2018 edition. 3. The builder is responsible for insuring that all construction conforms to local , provincial, and national building codes and by-laws. 4. The builder shall install all materials, equipment, and components in accordance with manufacturer's instructions and accepted methods of good building practice. 5. Dimensions shown will always have precedence over scale. Do not scale drawings. 6. This designer strives to insure the accuracy and completeness in the plans. However, it is the responsibility of the builder to check and verify all dimensions, materials, aud specifications prior to construction. Any errors or omissions shall be brought to the designer's attention immediately so corrections can be made. - I t En t r y g a t e f o r Un i t # 3 54 . 3 6 1 1 S q m Pe r v i o u s Pa v e m e n t 20 6 . 1 8 5 6 S q m 26 0 . 5 4 6 7 S q m 20 . 8 6 % 79 . 1 4 % 47 9 . 9 8 7 3 S q m To t a l u n - b u i l t a r e a o f s i t e : La n d s c a p i n g p o r t i o n : Pe r v i o u s p a v e m e n t : Pa v e r s : 48 0 . 0 s q M 21 9 . 5 s q M = 4 5 . 7 % 20 6 . 2 s q M = 4 3 . 0 % 54 . 4 s q M = 1 1 . 3 % Ad d r e s s : 11 9 6 0 2 2 1 S t r e e t Ma p l e R i d g e B C V2 X 5 S 8 Dr a w i n g Sc a l e Pr o p o s e d T r i p l e x Su r f a c e P e r m e a b i l i t y Dr a w i n g 1: 1 0 0 Sc a l e Da t eMa r c h 1 7 , 2 0 2 2 A1 a A NS 39 . 4 5 M 19 . 4 7 M Ga r a g e Ga r a g e Ga r a g e Po r c h Un i t # 1 Un i t # 2 Un i t # 3 5.5M setback 7.5M setback 6m 2. 5 M x 5 . 5 M 2. 5 M x 5 . 5 M Sidewalk 2. 2 5 M s e t b a c k 1. 5 M s e t b a c k 2. 5 M x 5 . 5 M Pr o p e r t y L i n e R/ W 1.5m 5.5m 4. 7 6 m 7. 5 m co m m o n a r e a Un i t # 3 p r i v a t e ou t d o r sp a c e xx.xx xx.xx Fl o o r l e v e l s Gr a d e l e v e l s 37.47 37.07 37.18 37.13 36.88 37.20 37.10 38.17 35.50 gr o u n d flo o r ba s e m e n t 38.17 gr o u n d flo o r 36.96 37.00 37.09 37.02 36.89 so l a r - p o w e r e d l o w le v e l p a t h l i g h t i n g Pa v e r s La n d s c a p i n g 21 9 . 4 4 0 6 S q m of t h e h a r d s u r f a c i n g po r t i o n o f t h e s i t e 1--- + ~..::-.-..::-.-":.::-.-":.::-.-":.: -.:.-..-.:.-,-.:.-..-.:.-..-.:• ..::-.-..::-.-..::-.-..::-.-..: -.:.-..-.;.-.-.:.-..-.:.-..-.:• .-::-.-.-::-.-.-::-.-.-::-.-.-: --= ... --=--·--= .... --= .... --=· .-::-.-.-::-.-.-::-.-.-::-.-.-: -.:.-..-.:.-..-.: ... --= ... --=· .-::-.-.-::-.-.-::-.-.-::-.-.-: -.:.-..-.:.-,-.:.-..-.:.-..-.:• ..::-.-..::-.-..::-.-..::-.-..: -.:.-..-.:.-,-.:.-..-.:.-..-.:• ..::-.-..::-.-..::-.-..::-.-..: -.:.-..-.;.-.-.:.-..-.:.-..-.:• .-::-.-.-::-.-.-::-.-.-::-.-.-: --= ... --=--·--= .... --= .... --=· .-::-.-.-::-.-.-::-.-.-::-.-.-: -.:.-..-.:.-..-.: ... -.: ... -.:J ..::-.-..::-.-..::-.-..::-.-..: -.:.-..-.:.-..-.:.-..-.:.-..-.:• ..::-.-..::-.-..::-.-..::-.-..: --=--=--=--=--=~--=~--= ,. 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-= ... =,, )Z( ♦ ~ Unit #1 58.04 Sq m4.08 Sq m Unit #2 Unit #3 59.74 Sq m5.62 Sq m 55.16 Sq m6.44 Sq m 53.96 Sq m 54.12 Sq m 48.72 Sq m Residential [net] Crawl space Total Totals:172.94 Sq m16.14 Sq m156.80 Sq m Drawn by: Ernest Roth #304 - 5791 Granville Avenue Richmond BC V7C 1E8 Phone: 604-306-5665 E-mail: ernest4946@shaw.ca All dimensions are approximate Address: 11960 221 Street Maple Ridge BC V2X 5S8 Drawing ScaleA 2 Proposed Triplex Basement Floor Plan Drawing 1:50 ScaleA N S A 5A BASEMENT FLOOR PLAN Crawl space Slab-on-grade 37.2 Finished floor level 6.15m 0. 2 9 m 8. 9 7 m landing [crawl space under] up 5 r i s e r s t o gr o u n d fl o o r light well light well light well light well 35.5 37.2 up 9 r i s e r s to v e s t i b u l e Bathroom Bathroom Unit #3 Garage Unit #2 Unit #3 Multi-purpose fire escape window Multi-purpose Multi-purpose Unit #1 up 9 risers to vestibule up 9 risers to vestibule fire escape window fire escape window fire escape window Gross area: 55.16 Sq m 6.15m 1.53m 1. 5 9 m fire escape window up 5 risers to ground floor fire escape window 35.5 37.2 35.5 Bathroom 1.68m 1. 4 8 m landing [crawl space under] up 5 risers to ground floor 37.2 landing [crawl space under] Unit #1 Garage Unit #2 Garage Gross area: 58.04 Sq m Gross area: 59.74 Sq m 37.2 37.2 37.2 1. 4 8 m 1.69m 1.98m 5.53m 2.08m 9.26m 5. 9 m 6. 0 7 m 9.68m 10.6m 37.2 4.08 Sq m 5.62 Sq m 6.44 Sq m 36.8 36.8 light well 36.8 SECTION A SECTION B SE C T I O N C SE C T I O N D SE C T I O N E SE C T I O N F Date March 9, 2022 Unit #1 82.36 Sq m26.50 Sq m Unit #2 Unit #3 85.60 Sq m26.63 Sq m 82.90 Sq m26.65 Sq m 55.86 Sq m 58.97 Sq m 56.25 Sq m Residential Garage Total Totals:250.86 Sq m79.78 Sq m171.08 Sq m closet closet over-view 2.5m 5. 5 m 2.5m 5. 5 m closet ov e r - v i e w do w n 9 r i s e r s to b a s e m e n t up 1 4 r i s e r s to 2 n d fl o o r 16'-3" 18 ' - 9 " 17'-3" 18 ' - 9 " Living / Dining Kitchen Bathroom ea t i n g Kitchen Kitchen Living / Dining Living / Dining Bathroom Bathroom ea t i n g eating Garage Garage high window high window GROUND FLOOR PLAN 18'-10" 14 ' - 3 " 2.5m 5. 5 m Garage 7m Unit #1 Unit #2 Unit #3 Address: 11960 221 Street Maple Ridge BC V2X 5S8 Drawing ScaleA 3 Proposed Triplex Ground Floor Plan Drawing 1:50 ScaleA N S 26.45m down 9 risers to basement up 14 risers to 2nd floor down 9 risers to basement up 14 risers to 2nd floor down 5 risers to vestibule 37 . 2 37 . 2 fireplace fireplace fireplace 1.49m 1. 5 9 m 4.02m 2. 2 m Entry Vestibule Entry Vestibule Entry Vestibule 1.09m 3. 4 9 m 3.4m 7m 3.4m 3.4m 7m 9.68m 0. 3 7 m 3.6m 7m 2. 1 9 m 0. 2 9 m 6.15m 8. 9 7 m 26.42m 37 . 2 37 . 2 37. 2 38 . 1 7 38 . 1 7 38 . 1 7 37 . 2 38 . 1 7 37 . 2 7.62m 1. 2 4 m 2.16m 4. 0 2 m 1.59m 1. 5 9 m 1. 6 9 m 5.53m 1. 2 4 m 1.98m 9.22m 0. 7 6 m 6. 6 7 m 1. 5 9 m 1.59m2.08m 6. 0 7 m 3. 2 3 m 3.84m 2. 3 9 m Unit #1 Unit #2 Unit #3 37 . 2 light well 36 . 8 typical light well light well 36 . 8 light well down 5 risers to vestibule do w n 5 r i s e r s to v e s t i b u l e SECTION A SECTION B SE C T I O N C SE C T I O N D SE C T I O N E SE C T I O N F Date March 9, 2022 Drawn by: Ernest Roth #304 - 5791 Granville Avenue Richmond BC V7C 1E8 Phone: 604-306-5665 E-mail: ernest4946@shaw.ca All dimensions are approximate 1m 2m Aflh,, Aflh,, r---4""1 ~~l".7'=:======~~~~~~~~~~=-=_=_J_;l\_,J=;:_: =;I\;::=;= r+--=~ =+=~~!··•.·=~ c'j=ll~:·~·=·~]I~===;· n~l'===·==========~~=" ,, I ~1r------I, ' ' ' ' ' , ' , ' ' I .,.,/ ,-- ____ ) - I ' ,, ' ' ' I ' ' ' ' oo oo .I, \ I ______ __,__,I I . . oo oo ' , I 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 I I I I '..J I I I -I -' I ' ' I . ' ' -. ' '11 , "' I V/ I / ~ - ♦ ,I, -, ' . I ;i-'.;;~ ---------------' -:~ ,1 ~ \ \t\ />° I'-..'::_:-_/ 1,-~~'.+ r---' ., ' ' ' ' -\.._ ---------- ---' ' ' L--- v-- V O< ~ 0( ,I, ♦ - \ ♦ [ o.Ji.c :] ' ' ~ I + closet down 14 risera to ground floor Unit #1 12.56 Sq m Unit #2 Unit #3 20.72 Sq m 9.91 Sq m 74.18 Sq m 81.37 Sq m 79.27 Sq m Residential Decks Totals:43.19 Sq m234.82 Sq m do w n t o gr o u n d fl o o r SECOND FLOOR PLAN linen Master Bedroom Bedroom Bedroom closet closet closet D W DW Master Bedroom Deck D W closet Master Bedroom closet Bedroom closet Bedroom Bathroom Bathroom li n e n roof over porch Bathroom Bathroom linen closet Bathroom Deck Deck A 3A Address: 11960 221 Street Maple Ridge BC V2X 5S8 Drawing ScaleA 4 Proposed Triplex Second Floor Plan Drawing 1:50 ScaleA N S Deck Bathroom closet Deck down to ground floor Unit #1 Unit #2 Unit #3 40. 8 9 40 . 8 9 40. 8 9 2.79m 2.79m 4. 6 m 1. 9 1 m 3.49m 4. 8 9 m 0. 8 7 m 5.81m 8. 9 7 m 4.4m 1. 9 5 m 5.09m 1.59m 1.59m 2. 4 8 m 2.79m 2.59m 2. 1 3 m 8.27m 1.96m 5. 9 m 2. 7 9 m 2. 7 9 m 5.26m 6.24m 2.5m 1. 5 9 m 1. 8 6 m 2.45m 2. 2 6 m 1. 3 6 m 3.49m 3. 6 4 m 2.85m 10.89m 4.24m0. 6 m 4.06m 5. 8 6 m 1.04m 3.71m 4.55m 2. 9 3 m 3. 2 5 m 3.4m 4. 8 9 m 2. 2 9 m 1.47m SECTION A SECTION B SE C T I O N C SE C T I O N D SE C T I O N E SE C T I O N F Date March 9, 2022 Bedroom Bedroom Drawn by: Ernest Roth #304 - 5791 Granville Avenue Richmond BC V7C 1E8 Phone: 604-306-5665 E-mail: ernest4946@shaw.ca All dimensions are approximate -- . . --- A1litr,. ' I- ,4}h,._ IJ\ J, I, ,I. ' . -, ,,, < < ( I C I, ' ' ~ ' . ~----' l"'',--------------1.d ,_ --r; ,,, I ~ I I I 7 / . ' / . --~-. I . I '-I I I r" 011~11111 '. . < I, . I I " I I ' r------------1--aJ I I I I I I I I I I I I I I I _J l I. - I I I I I I I I I I I I I I I I I I -,r~--------------1 I ' I' • / / / I/ ; i' I 'I ( ,, t Drawn by: Ernest Roth #304 - 5791 Granville Avenue Richmond BC V7C 1E8 Phone: 604-306-5665 E-mail: ernest4946@shaw.ca All dimensions are approximate Address: 11960 221 Street Maple Ridge BC V2X 5S8 Drawing ScaleA 5 Proposed Triplex Roof Plan Drawing 1:50 ScaleA N S ridge ridge ridge ridge ridge de c k b e l o w ro o f b e l o w de c k b e l o w Edge of building below ROOF PLAN 26.98m 13 . 7 6 m roof with solar panels Date March 9, 2022 Date March 9, 2022 SECTION A SECTION B SE C T I O N C SE C T I O N D SE C T I O N E SE C T I O N F ----------------- . ~ -----------------~ ' I I I I I I I I I I I I.. - -------------------~ -------------------------~ I ' ,i(JJh,_ I I l 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 1 I I I AfJh, ------ I I I □□□ □□ I I • □□ I I ------I-- - - - - ----' -I ' I ' I ' ' I □□□ □□ I I I I □ .□ I . 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' L - -■ -----■ -----■ - - -.J I I I I I I I I - -' - - - - - - - - - - - - - - - - - - - - - - - - -- -.J ' ' ' I I t Ground Floor 2. 4 m slab Second Floor 2. 4 m 2. 4 m Grade 9.5M mark stone base siding siding cedar shakes siding cedar shakes 0.6m typ ceiling truss decorative truss fascia roof 103 Pr o p e r t y l i n e Grade gate 11960 picket railing South-facing sloped roof allows for solar panel installation WEST (FRONT) ELEVATION 102 101 35 . 5 46.65 37 . 2 40 . 8 9 38 . 1 7 9. 4 5 m 37. 2 37 . 0 cedar shakes EAST (REAR) ELEVATION 8. 0 3 m 35. 5 46.09 37. 2 40 . 8 9 38. 1 7 8. 8 9 m 12 7.25 31.1roof slope 12 7.25 31.1 roof slope Date March 9, 2022 Drawn by: Ernest Roth #304 - 5791 Granville Avenue Richmond BC V7C 1E8 Phone: 604-306-5665 E-mail: ernest4946@shaw.ca All dimensions are approximate Address: 11960 221 Street Maple Ridge BC V2X 5S8 Drawing ScaleA 6 Proposed Triplex Elevations & Section Drawing 1:50 ScaleA SECTION F 35 . 5 46.09 37. 2 40 . 8 9 38 . 1 7 Unit #3 Basement Bedroom Living attic outline of buildings behind Kitchen hallway 12 7.25 31.1roof slope 8. 6 3 m Grade Grade Eco roofing - slate colour & texture Cedar fascias, shakes, & tusses; natural colour Hardie plank cementitious siding - light grey colour Garage structure - green stucco Featherstone base - natural grey colour Window trim etc - white Wall-mounted, shielded area lighting I ( ) V -♦ ---~ ' - ----. 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I I •1 11 I r I I I I )I "I, i', r!!\J!\j : I I I I i -,i- -.-,,-,,- -l=lt= - :t ♦ I I I I I - 11 \~ 'l'l'l'l'I· \ l=#=I Oj 1=11=1 1" 111\ 11 I I I I 11 I I I I 11 I I I I ~' AA IBB\ ) ~ -' ! ! w l=#=I 1=11=1 h'---L,9' y y iuil.1 lj 1 I I • 0 I I /11 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I p l= t t e= e= e= e= e= I 11 I I I I 11 I I I I 11 I I I I 11 I I I I 11 I I I I I I I I I 11 I I I I ' ' ' ' ' -II I 1=11= I=#= 1=11= I=#= 1=11= I=#= >--n·,-___:_...:......:... __ _ I I I I I I I I I I I I I I -- I I I I 11 I I I I 11 -~ Ground Floor - 15mm ply subfloor - 255mm TJI joists - 15mm gypsum board = 270mm 2. 4 m slab Second Floor 2. 4 m 2. 4 m Grade Deck Porch roof Basement Living Bedrooms column partial SECTION B - through Unit #2 - looking north roof / attic 9. 5 m 3. 3 6 m 35. 5 46.65 37 . 2 40 . 8 9 38. 1 7 - 200mm concrete wall - gap; 100mm wood & gyp wall = 300mm - 50mm siding, strapping & sheathing - 150mm wood wall. insulated - 15mm gypsum board = 215mm - 15mm ply subfloor - 305mm TJI joists - 15mm gypsum board = 335mm 0. 9 m Deck Basement Living Bedrooms SECTION A - through Unit #1 - looking north roof window fire escape window 35. 5 37 . 2 40 . 8 9 38. 1 7 Demising wall: 2 layers 15mm type X both sides Unit #1Unit #2 Basement Bedroom Basement BedroomBedroomBedroom Demising wall: 2 layers 15mm type X both sides 0.6m 12 7.25 31.1roof slope 9. 4 6 m SECTION C Grade Grade A 6A SECTION D SECTION E Living Living outline of buildings behind 12 7.25 31.1roof slope 12 7.25 31.1roof slope outline of buildings behind 35 . 5 40. 8 9 Grade 37 . 2 40. 8 9 Grade 37. 2 40. 8 9 Grade Garage Garage Vestibule Deck Deck Deck crawl space 3. 3 7 m 1. 3 9 m 37 . 2 8. 3 5 m 8. 5 2 m Date March 9, 2022 Drawn by: Ernest Roth #304 - 5791 Granville Avenue Richmond BC V7C 1E8 Phone: 604-306-5665 E-mail: ernest4946@shaw.ca All dimensions are approximate Address: 11960 221 Street Maple Ridge BC V2X 5S8 Drawing ScaleA 8 Proposed Triplex Sections Drawing 1:50 ScaleA ~ )f: --- ----- ----- ----L ___ / ----~----~~----------♦ --- -- ----- ---- I 6- --- ----- ----- ---- ' -♦ -~ - -- ----- ----- - I / I ' ,1, ~ ------------------§§._<;> ·<> '"<> o.· ◊.r.;, tt -,,.<;> :;,<;> :;,<;> o." o." 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".:,? % ◊ % ?tt ?c:, ?,::. ?c:, ?c:, ?,::. ?c:, ?c:, ?c:, .(/6-6- " - - - - - - ---~---- +- Jt:------'"-------'--------------k-~-·O·O·O·O·O·O·O·O·O·O·O·O·O·O·O·C·O·O·D·O·O·O·O·O·O·O·O·O·O·O·O·O·O·O·O·O·O·O·O·O·O·O·O·D·O·O·O·O· · · ·◊· -◊· I N S De w d n e y T r u n k R o a d 221 Street 11 9 A v e n u e Raymond Park York Street Housing Cooperative Seniors' Housing 222 Street Single-Family Residential 11960 STREETSCAPE EAST SIDE 103 11960 102 101 11952 Existing Streetscape - no existing boulevard trees Proposed Streetscape - two new boulevard trees proposed Date March 9, 2022 Drawn by: Ernest Roth #304 - 5791 Granville Avenue Richmond BC V7C 1E8 Phone: 604-306-5665 E-mail: ernest4946@shaw.ca All dimensions are approximate Address: 11960 221 Street Maple Ridge BC V2X 5S8 Drawing ScaleA 9 Proposed Triplex Streetscape - East Drawing nts ScaleA 11952[I] [I] [I] [I] □ I---[]_[] [I]] D □ [I] [I] [I] [I] □ I---[]_[] [I]] D - I ml§l I -+ I 221 St 11953 11993 11943 NS De w d n e y T r u n k R o a d 221 Street11 9 A v e n u e Raymond Park York Street Housing Cooperative Seniors' Housing 222 Street Single-Family Residential 11960 STREETSCAPE WEST SIDE Date March 1, 2022 Drawn by: Ernest Roth #304 - 5791 Granville Avenue Richmond BC V7C 1E8 Phone: 604-306-5665 E-mail: ernest4946@shaw.ca All dimensions are approximate Address: 11960 221 Street Maple Ridge BC V2X 5S8 Drawing ScaleA10 Proposed Triplex Streetscape - West Drawing nts Scale Existing Elevations - there are no existing boulevard trees ,. . -. . ;,..., ~-..., ' , ·" ',:! n n -~ ~ □ ~ -------------.ff ~----~ I I ' I [I] 11 [IIJ I I I [ill] [] D I I 11 rn ~o I I I I rno rn D [I] I I 110 11 ~□ [IIJ □ [IJ[IJ -~~ I ' I -+ I Rubber Eco-roofing - black slate Natural wood Fascias, gables, trusses Hardie siding - grey Trim - white Decking - gravel grey Stucco - green Natural stone base - grey Legal description: Lot 2 District Lot 397 Group 1 NWD plan 8728 Current Zoning: RS-1 Proposed Re-zoning: RT-2 Address: 11960 221 Street Maple Ridge BC V2X 5S8 Drawing ScaleA11 Proposed Triplex Materials - Samples Drawing nts Scale Date March 24, 2022 Drawn by: Ernest Roth #304 - 5791 Granville Avenue Richmond BC V7C 1E8 Phone: 604-306-5665 E-mail: ernest4946@shaw.ca N S PID: 011-339-691 t N.T.S 4 SIDE ELEVATION N.T.S 3 REAR ELEVATION N.T.S 1 FRONT ELEVATION N.T.S 2 SIDE ELEVATION ■■■ ■■■ ■■■ ■■■ ■■■ ■■■ ■■■ ■■■ ••••••••• ••• ••• ••• "l-'------------,. ■■■ ■■■ ■■■ ■■■ ■■■ ■■■ ■■■ ■■■ ==-■■■ ■■■ ••• ......... •••••• • ••••• •••••• • ••••• •••••• • ••••• Ill II Ill I· Ill .,..______ _______ ~ ==--------11111 II ,iiiiiiiiiiiiii Ill ■■■ ■■■ ■■■ ■■■ ------■-••• •••••• •••••• • •• •••••• • •• N.T.S 1 NW PERSPECTIVE N.T.S 4 NE PERSPECTIVE N.T.S 2 SW PERSPECTIVE N.T.S 3 SE PERSPECTIVE I 1 ,,111 1 11,111111111 ,: 111 I I • ,.. Iii I ill 36.75 36.55 36.78 36.74 36.79 36.80 37.11 37.12 37.01 37.04 37.05 37.20 36.98 37.00 36.97 37.0137.22 37.25 36.89 37.10 36.95 36.94 37.07 37.09 36.92 36.89 36.87 36.93 37.1737.02 37.47 37.19 37.17 37.21 37.29 37.15 37.23 37.20 37.13 37.31 37.39 37.15 37.19 37.1337.11 37.0237.12 37.02 37.0036.96 36.98 36.88 36.90 36.99 36.84 36.75 37.01 36.89 36.96 37.00 37.18 37.22 37.21 37.09 37.03 37.18 37.26 37.20 37.10 37.0837.13 37.18 37.04 36.86 37.15 37.14 37.09 G 650¯ Decid Tag 4768 Tag 4794 700¯ Conifer 600¯ Conifer Tag 4793 Tag 4787 550¯ Decid Tag 4790 250¯ Conifer Tag 4785 600¯ Conifer Tag 4778 750¯ Conifer Tag 4781 700¯ Conifer Tag 4780 500¯ Conifer 400¯ Conifer Tag 4784 550¯ Conifer Tag 4783 700¯ Conifer Tag 4779 200¯ Conifer Tag 4786 850¯ Conifer 200¯ Decid 950¯ Conifer Tag 4792 1000¯ Conifer Tag 4788 650¯ Decid Tag 4791 1200¯ Conifer Tag 4789 39.45 39.45 19.47 WOOD PRIVACY FENCE 4"X4" DECORATIVE WOOD POST CAP 1"X6" T&G FENCE BOARDS W/ V- JOINTS 2"X4" BOTTOM RAIL 4"X4" POSTS AT MAX. 8'0" ON CENTRE FINISHED GRADE .15m DEPTH COMPACTED GRAVEL COMPACTED OR UNDISTURBED SUBGRADE CONCRETE FOOTING, min.24" deep & 12" dia. 6'-0" max. (rear yard) 4'-0" max. (side yard) All other wood members to be Cedar NOTES: 2"X4" TOP RAIL 2"X4" MID RAIL 1"X1" NAILER STRIP HORIZ. & VERT., BOTH SIDES +/- 1.5" 8'-0" max. Posts & perimeter frame to be pressure treated fir/hemlock. 2"X6" KICK RAIL 2"X4" MID RAIL not to scale +/-6" Fence to be constructed with spiral galv'd. nails. and/ or treated screws. All other hardware to be galvanized. Provide 2 coats of stain. Color as selected by Developer. NOTE: PLACEMENT OF FENCE POSTS IN TREE PROTECTION ZONES TO BE UNDER ARBORIST SUPERVISION. VARY POST SPACING AND PANEL LENGTH IF NECESSARY TO AVOID LARGE ROOTS. Ex. Laurel Hedge to remain Ex. Retaining Wall to remain TREE #4768Remove TREE #4789Remove TREE #4791Remove TREE #4788Remove TREE #4792Remove TREE #4786 Remove TREE #OFS1Retain TREE #OFS2Retain TREE #4779Retain TREE #4783Retain TREE #4784 Retain TREE #4780Retain TREE #4781Retain TREE #4778Retain TREE #4785Remove TREE #4787Remove TREE #4790 Remove (neighbors consent required) TREE #4793RemoveTREE #4794Remove TREE #SHR1Remove 0.71m. 12.44m 1.7m 3.08m 1,21m. SHEET TITLE DATE DRAWN R.D. CHECKED R.D. SCALE: 1/8" = 1'0" September, 2019 SHEET NUMBER PROJECT TRIPLEX DEVELOPMENT 11960 221 STREET MAPLE RIDGE, B.C. LANDSCAPE PLAN & STREET TREE PLAN L-1 REVISIONS 1. DEC.3/20 ARCH'L. AND SITE PLAN REV'NS. RD SCALE: 1/8" = 1'0" 1' 0'5' 10' REVISION #4. MAR.25/22 2. JAN. 15/21 PAVING ADJUSTMENTS RD 3. OCT. 5/21 REV'NS. PER CITY COMMENTS RD 4. MAR. 25/22 REV'D. DRIVEWAY PAVING RD LANDSCAPE ARCHITECTURE GRAPHIC DESIGN DIGITAL ILLUSTRATION RORY DAFOE BCSLA CSLA Landscape Architect 11278 Eltham Street Maple Ridge British Columbia Canada V2X 1P3 rorydafoe@shaw.ca Office & Mobile: (604) 460 0606 RORY DAFOE BCSLA CSLA Landscape ArchitectLandscape Architect NOTES: THE SOLE TERMS OF THE LANDSCAPE ARCHITECTS SCOPE OF WORK AND PROFESSIONAL RESPONSIBILITIES ARE DEFINED ON THE LANDSCAPE SCHEDULES SUBMITTED FOR THIS PROJECT. ALL DESIGNS & DRAWINGS (PAPER & DIGITAL COPIES) ARE COPYRIGHT & REMAIN THE PROPERTY OF RORY DAFOE LANDSCAPE ARCHITECT AND ARE NOT TO BE REPRODUCED, REVISED OR COPIED WITHOUT PRIOR CONSENT. LANDSCAPE PLANS FORM AN INTEGRAL PART OF THE DEVELOPMENT AND BUILDING PERMITS AND MUST BE ADHERED TO FOR RELEASE OF THE LANDSCAPING LETTER OF CREDIT. RORY DAFOE LANDSCAPE ARCHITECT ASSUMES NO RESPONSIBILITY WHATSOEVER FOR ACCURACY OF BASE INFORMATION SUPPLIED BY OTHERS. BASE INFORMATION SUPPLIED BY ERNEST ROTH. PLANT LIST SYMBOL QUANTITY BOTANICAL NAME COMMON NAME SIZE 2 Fagus sylvatica 'Dawykii' Purple Purple Dawyk Beech 5cm cal., B&B 2 Parrotia persica Persian Ironwood 6cm cal., 2.0m stnd., B&B(Street tree- species and location to satisfaction of City of Maple Ridge) 2 Picea omorika Serbian Spruce min. 2.0m ht, B&B SHRUBS 7 Azalea 'Encore' Autumn Angel White Autumn Angel Azalea #2 Cont. 14 Buxus microphylla 'Winter Gem'Winter Gem Boxwood #2 Cont., max. 0.6m O.C. 1 Choisya Ternata 'Aztec'Aztec Mexican Orange #3 Cont. 5 Leucothoe axillaris 'Curly Red'Curly Red Leucothoe #2 Cont., 0.9m O.C. 4 Pieris 'Mountain Fire'Mountain Fire Pieris #3 Cont. 14 Prunus l. 'Otto Luyken'Otto Luyken Laurel #2 Cont., max. 0.9m O.C. 20 Sarcococca hookerana humilis Fragrant Sweet Box #2 Cont., max. 0.75m O.C. 19 Taxus media 'Hicksii'Hick's Yew #3 Cont., max. 0.75m O.C. 18 Thuja occidentalis 'Smaragd'Hedge Cedar 1.2m ht., max. 0.75m O.C. GROUNDCOVERS 112 Arctosaphylos Uva-ursi 'Vancouver Jade'Vanc. Jade Kinnickinnick #1 Cont., 45cm. O.C. 5 Erica carnea 'Springwood Pink'Springwood Pink Heather #1 Cont., 60cm. O.C. 21 Hemerocallis Stella D'Oro Stella D'Oro Daylily #1 Cont., 45cm. O.C. 39 Liriope muscari variegata Variegated Lily Turf #1 Cont., 45cm. O.C. NOTES: ALL WORK & MATERIALS TO CONFORM TO THE LATEST EDITION OF THE CANADIAN LANDSCAPE STANDARD AND IN ACCORDANCE WITH THE CITY OF MAPLE RIDGE STANDARDS, UNLESS OTHERWISE NOTED. IN THE EVENT OF A DISCREPANCY BETWEEN THE CANADIAN LANDSCAPE STANDARD AND CITY OF MAPLE RIDGE STANDARDS, CITY OF MAPLE STANDARDS SHALL TAKE PRECEDENCE. PROVIDE FERTILITY & PARTICLE SIZE ANALYSIS TEST FOR GROWING MEDIUM PRIOR TO STARTING WORK. GROWING MEDIUM TO BE WEED FREE AND COMPOSTED, CONFORMING TO BCNTA STANDARD FOR 'LEVEL 2 SOILS'. PROVIDE TOPSOIL DEPTHS AS FOLLOWS: TREES-Min. 2' IN ALL DIRECTIONS FROM ROOT BALLS. Min. 1 m3 PER TREE. SEE MAPLE RIDGE STREET TREE PLANTING DETAIL FOR BOULEVARD STREET TREE INSTALLATION. SHRUB & GROUNDCOVER BEDS:18" DEPTH CONTINUOUS. LAWN AREAS-Min. 6" DEPTH CONTINUOUS. PROVIDE 5CM DEPTH (2") COMPOSTED BARK MULCH IN ALL PLANTING BEDS. ONE YEAR PLANT WARRANTY SITE REVIEW WILL BE CONDUCTED. ALL PLANT MATERIAL TO COME FROM A CERTIFIED DISEASE-FREE NURSERY. PROVIDE CERTIFICATION UPON REQUEST. 25mm DEPTH COMPOSTED HEMLOCK / FIR BARK MULCHIN TREE SAUCER KEEP MULCH OFF TRUNK. ALL BOULEVARDS TO BE SODDED OVER MIN. 100mm DEPTH APPROVED GROWING MEDIUM TYPE '2-L' 12.95m 4.0m 2.0m MINIMUM STREET TREE PLANTING CLEARANCES OFF-SITE STREET TREE NOTES -Final locations, species and installation of Street Trees to be to the satisfaction of the City of Maple Ridge. Contact the Landscape Planning Technician at 604-467-7499 for a review of staked street tree locations prior to planting. Refer to street tree planting detail on this sheet. Tree Protection Barrier Detail 221st Street BENCH not to scale B1-1 -Ipe wood black frame w/ arm rests mount to concrete pavers per manufacturers specifications conc. slab pavers 5 cm DEPTH HEMLOCK / FIR BARK MULCH IN TREE PROTECTION ZONE. KEEP MULCH BACK FROM TREE TRUNKS. PERVIOUS PAVEMENT DRIVEWAY SODDEDLAWN SODDED LAWN SODDED LAWN EXISTING TREES TO BE REMOVED REFER TO ARBORISTS REPORT EXISTING TREES TO BE REMOVED REFER TO ARBORISTS REPORT EXISTING TREES TO BE RETAINED REFER TO ARBORISTS REPORT TREE PROTECTION FENCING SEE ARBORISTS REPORT AND DETAIL THIS SHEET TREE PROTECTION FENCING SEE ARBORISTS REPORT AND DETAIL THIS SHEET4" X 8" INTERLOCKING PAVERS WALKWAYS & PATIOS NEW 4' HIGH WOOD SIDE/ FRONT YARD FENCE SEE DETAIL THIS SHEET CONCRETE SIDEWALK PROPOSED STREET TREE SEE INSTALLATION DETAIL THIS SHEET SODDED BOULEVARD 6' fence4' fence NEW 6' HIGH WOOD SIDE YARD FENCE SEE DETAIL THIS SHEET EXISTING 6' WOOD FENCE IN GOOD CONDITION ON NEIGHBOURING PROPERTY TO REMAIN 1st phase tree protection fencing 2nd phase tree protection fencing NEW 6' HIGH WOOD SIDE YARD FENCE ON SOUTH P.L. SEE DETAIL THIS SHEET EXISTING 6' WOOD FENCE IN GOOD CONDITION ON NEIGHBOURING PROPERTY TO REMAIN EXISTING OVERHEAD POWER LINE TO REMAIN 5.0m LONG ROOT BARRIER AT STREET TREE TYP. SODDED LAWNGATE COMMON OUTDOOR AMENITY AREA 3 RAISED VEGETABLE GARDENS 'Abundance' 4' X 6' raised planter by Wishbone Site Furnishings 2 BENCHES Francis Andrew 'Basic Bench' Installed over 2' X 2' precast pavers OPEN LAWN PASSIVE PLAY AREA UNIT 3 PRIVATE OUTDOOR AMENITY SPACE UNIT 2 PRIVATE OUTDOOR AMENITY SPACE UNIT 1 PRIVATE OUTDOOR AMENITY SPACE Entry gate for Unit #3 Garage Garage Garage Porch Unit #1 Unit #2 Unit #3 2.5M x 5.5M 2.5M x 5.5M 2.5M x 5.5M Property Line R/W light well light well light well light well .. . 1·-1-~ - ~ I--' .. ~ .-""' ----i---- .. ... - I I I -I • ----,~ r- !~ t--13,. r--- r-- ~ -- ~ v· -~ ll~ C .. ~ •:.' .'':' ~ v= : ~-:.I_; ~ : r = ~-0--: o• o . -,~, f :a, _,, FraJtCM Andrew- Site Furnishings Ltd General Specifications: Wood: lpe hardwood. Wood members 1 ½" (3.7cm) x 2 ½' (6 cm) with¼'' (0.63cm) radius on edges and ends lpe is smooth sanded and sealed. Metal: Mild steel, wheel-abraded to bare metal, then precisely fabricated to final shape. The metal is coated with Polyester, electrostatically applied, and baked at a high temperature to produce a "mar- resistant" finish Hardware: An exclusive nut design and bolt-tllrough construction create a single, solid unit. A special wrench for vandal-resistant hardware is provided with each bench. All hardware is professionally finished with our baked-on Polyester Powder Coating. 1'6/al Basic Series 1 ~2· 31.3cm 23" 58.4cm D 48" COLOR-SAND Wishbone WISHBONE SITE FURNISHINGS 210-27090 GLOUCESTER WAY LANGLEY, BC site furnishings DWG. TITLE: ABUNDANCE RAISED PLANTER REVISION: 10/06/20 R:oo MATERIAL, RECYCLED PLASTIC & ALUMI NUM PATTERN NO. NA DWG. NO. DWSBBN10062000 MODEL NO. AP-46 Trees should be pt.ant.ed t;1 minimum distance of: • 6.0 meues from lamp standards • 3.0 meues from utilrty poles SCALE: • 2.0 metres from sidewalk crose,ings, catch basins, hydrants • 1.2 metres from ,..alve oo.x, services, ma nholes 1.5 metres from ;1;iwer services 7 .5 metres from street corners • 2.0 meues froni building for oolumnaruees 3.0 -5,0 metre~ from bl)ilding for spreading trees DRAWN BV: GARY PARMAR Trees may be placed aOOW a utility provic:led the i.itility has a minimum 0.9m cover. """ -T I ! .,..,..,,,,,,.,.- 1 / I/ .( II I I I I I ' I I I I I I I I I ,. . I /. I I I I I I I I I I t .I I I I I I I I ------------.................. ' ., \ I " ·-·--·---·--··',. •.• .• ' .••. . I. ' .\ I I . I 0 \ / I / / I I I I I I \ \ I I \ \ \ \ ' ' ' ' " ,, Street Tree Planting Detail i'tOOT BARR'ER IS RC:OIJl<ID TO l'ROTECI CCtlCRCT[ Cl.!l!D'! ,!J,10 SIDEWAL!!'5 I NOlil RQOT Ul'N~.O.W•L TYP1CAU.Y ~oor BA!!Rl:'R !S REOIJl~Eil AT 8...00: EDG[ Of CONCR(.lt. O:UMO AAO/Oi{ ,'.~~Jr,,S; rl~T AIIU/Of! ----1 91<.0\ or SCIE"WJ.U-: \ <> ~ o°"o I / ROl;T 6AAR1ER f()II. j ! ~ L "NGl'H A,QJ.•CfNT I .' TO SICEW1l,1X/Cl.KU!. CENCREO / OITFiff-/ 4SQMU Og>TH Of / ROOl' fl,J;:RjER SrSlEM / .........--CO NOT lRIM LC/o.OER -k_ ~ W'"lE WQVFN IIVl 1'.'.11 8Alll:l~C ATTM:1-EO C, ~TA!<:E •TH !j,Hl~LE NAILS. 2. FftESSU,!E Tl::E..,lEO ~7~ '111"'-Utl~ -f<UVNJ WOOD SiMES -2m LENG-":H. ST,1,KES TC EE A!.ICNEO PAJ!Al..1.R TO 'SIOOIM.1(/ROAD TREE TRJl,I;( .PROTECTOR 300mm J,IN Of fOPS(IIL NlOU~ '100• 811...l.. C:IM'ACILO II) H.':-:1. S Ar-OARD PllDCTffi ,,,.,rr STA!<:ES DD t.OT PDlETAAlE ROOl 9.0.U. ST.1,lo:f$ TQ P['-IFT,>AlF H.O.TI'd: SC4L BY JQDn,,., ROOT BARRIER IS 1-<o· f!COURE!J l'l'hEFE TliE nm. IS "'I.ANTED CR<"J."@': lh>./0 l lM 0/5 TO CURB Ut-.lE OR SH">C:WJ...J< /\HO "'1[R( TliERf IS 1'10 SIOE"l"ALJ\: 1 NQTFS 1) S~CKINC/RURUP TO 8[ LOOSU.EO .>.NJ CROP.?EEI TO 11-rc BOT'OIJ <JC 11-lF" l>I.At.111IIG HOJ" ALL STIIINC, TWN'::, ETC. Kl 8[ !V<O~to. 1) ALL WRE BAS.CHS SH,-U. I-IA".'E -rnE TCP 1/.!, (I= THE '-iflE F«.DEO OQ'llt.l P"1c,;! TO Pl.ll\111"1',,. 3) IJ..L lREQJ St1ALL SE SINCI..E STEl.!MED. 4) IHST"1..I. Af'PROll'UI ROOT BAARIER STSTElil -"OCEPA::ioT \IOIJEL Ull 18-t .\IE5PRO' uooa R:S-16, ()R 'ND$" UIXP=:L El-'-1/)W,. It.STAI.I. AS PER MNI\JfAC11JREJIS SKCFll:,'llON.'S TREE PLANTING DETAIL TREE PLAN~!NG DETAIL B C(l~PflllAT)()N OF 'TAI;; DISTR!C'! 01' MAFLE RJDG!! EM;JMtillRICi DEJ'J.Rnll:IIT STANDARD DRAl✓[NGS 11£VJSJOI OC:SlGN> JJ nMr JU..Y/01 -S:CIILE M.T S SD L1 I P'8stic mesh s-creerirg • \ I \ ·,. • _/ . JI :i: 0 "Q Tree Protectio n Barrier Nollli: no 1tora1J:1 o f lluiktirg materol:s wit ti in or e.gains-t prolmcti:m l:nrrier I I ' I ' I I ' I I I I \ \ \ \ \ I I \ ' \ ' \ ' minimum outside of bmnches (d-ipline) A Sord 8.1.rr~r (2" X 4') ', '· oo oo 0 . --------- ' ~ 1/ I L ------;<~ \ 'ic::" ... ,,, ~-'"·~--s ' ' ' ' CJ[) lJ Ga r a g e Ga r a g e Ga r a g e Po r c h Un i t # 1 Un i t # 2 Un i t # 3 2. 5 M x 5 . 5 M 2. 5 M x 5 . 5 M 2.5 M x 5 . 5 M D.K. B O W I N S & A S S O C I A T E S INC. 8 9 5 5 E M I R Y S T R E E T, M I S S I O N , B.C. V 4 S 1 A 6 PHONE: 6 0 4 - 8 2 6 -4 3 9 9 , EMAIL: d b o w i n s @ s h a w . c a ~------------,---~~----:::=-~----~-----~-----------~--_-----r:-:=J -~I~~~ I r----EXISTING 20mm C.U. VJ 0 WAlER SERVICE TO BE I\ Cj Ul 2 1 No CAPPED AND REMOVED 221 STREET ~ ci I NEW 150mm PVC STORM SERVICE 1---_J______________________________________ co -------------------i":Nic'EWw"i3iaem=m~wiii'Aai1EiriR;-;;Sr,ER;.Vl;;;CEfiL-------+-----------__L-----L--7"""1C/W I.C. AT P/L ~ : L------------~ ::co PR. 1050. STM MANHOLE N INV. J4.20m .~ -WIDEN ROAD AND INSTALL SIDEWALK AS PER sm DWG R102: URBAN COLLECTOR WITHOUT BIKE LANE Edge Of Pavement 4:, r,4 w X <.c, ·~ ~\//,,~~ <.c, "' / x:1' I ~\ ~ ? ?1 cf " / <.c, ·-,;, ✓.:: 0, • e&r.t ' 71 I/ 7 . NEW 100mm PVC SAN SERVICE !I E ~~MM ? en ;N / c_ ______ ---t'tli' -~---~-~~~~~~'-,:~~-+---IA"/L___!l __ -+----------W--------3_5O_0_D_.i_._w_/_M_W-------------W-------------W-------_L _____________ ---t~·~;;t----tc'Evx.---zsTnM.-;:Rm1M,---;3~6~.7~4:---r----i Ii If S; =------------___ J;~•t• E INV. 33.32 "\ w ~ lfrp I ~ , X \ <.c, ·c>o 3: r71 :,;: W INV. 33.34 ~ ~"' ~ (°" Crivi 's::: r, ~ ;:;;: ::r: '-0 ~ ·-> ~~ ~ ♦ 83.2m-~ PVC STM O 1.00,C : 7 ' 7 FC :z :::i CL 3::: 0::: (/) DRIVEWAY CROSSING I 1'S PER STD DWG C71 Edge Of Pavement ---~'\ , ... ---- =EX~1=s11=N""G-1""00-=-m-m---,:SA:-:-N,.,--,I SERVICE TO BE REMOVED! -~ --%'. if '.> ·/7 ro ~1 ~1 ~ ~ '" 4.50 3.50 9.73 ,.. ''?9 ~ ~ ~ W1/2 OF 1 C) ------i--, 11970 X ' \NEW 07 ... ,,._ Pl'C STU FROM IIE"MlNEY lRlJ" "°"'' B 22106 z .p,. u, 0 B- U) --j 0 Al s::: © 0 G, V, }1 OVERBUILD STM MH W INV 33.32 S INV 33.37 E INV 33.31 0 <( 0 0::: I-~ / :::::c::: z ::> 0::: - 3 11952 X "' ', ''& 0 I ·v 11960 :k ' I ~d"-9 I T 6' a I a._ I\ I ~ I ::, I " X <.c, <;I- (]) I I X "' ~~ , 0 0 ? ''"' ?; ?; ~ 9.:; Og 0 °9 00 <;>!) X C < 0 000 >a -!> 00. 0 ·0 ' & /f'(Sl/'.0 19.47 00/r; ., , '-$:o , 0, Curb ' 'fr-;. 0 "°'-a, Barrier Benchmark Notn: Elevatlon6 Are Geodetic Referred to Monument: 84H9993 Monument elevation: :'2.269 m Located At: Centre of the Intersection of 124th A"'. ct 216th St. 22/03/16 REVISED PER CITY COMMENTS DRP 22/02/15 ISSUED FOR CITY REVIEW DRP Date Revision BY I BASEMENT SANITARY TO BE PUMPED I u CJ A ------- h 22114 00 DRAWN EXISTING DITCH --EDGE OF GRAVEL llll"'J . UTILITY POLE / ANCHOR ♦-3 PROPOSED DESIGNED STORM SEWER STM FIRE HYDRANT Q-SLOPE I I SANITARY SEWER SAN IRON PIN . I.P. 0 CHECKED GAS GAS BASEMENT ELEV. LErT T RIGHT .L SHRUB W/M EDGE OF PAVEMENT "' '" ~ APPROVED WATER HEDGE ~ U.G. LIGHTING S/L FENCE -X-X- U.G. HYDRO B.C.H. SIDEWALK TREE 8 FIELD BOOK U.G. TELEPHONE B. C. T. SURVEY MONUMENT 6-SCALES MANHOLE -0-SAN. INSPECTION CHAMBER 0 CATCH BASIN 0 STREET LIGHT ~ BUILDING CJ WATER OR GAS VALVE [><] AJD SEAL DKB HORZ. 1:150 VERT. - CITY OF I- ~ :z 0 3: w 0 MAPLE RIDGE ENGINEERING DEPARTMENT SERVICING PLAN 11960 221 STREET This drawing and design is the property of D.K. BOWINS & ASSOCIATES Inc. and cannot be used, reused or reprinted without the written consent of said company. Dole AUG 14 2020 SHEET 1 OF 2 Dwg. No. 02 Ga r a g e Ga r a g e Ga r a g e Po r c h Un i t # 1 Un i t # 2 Un i t # 3 2. 5 M x 5 . 5 M 2. 5 M x 5 . 5 M 2.5 M x 5 . 5 M D.K. B O W I N S & A S S O C I A T E S INC. 8 9 5 5 E M I R Y S T R E E T, M I S S I O N , B.C. V 4 S 1 A 6 PHONE: 6 0 4 - 8 2 6 -4 3 9 9 , EMAIL: d b o w i n s @ s h a w . c a ~-------,-------,------------.------r-------------------, INEW 67.4m 3751t PVC S1M FROM DEV.UNEY lRUNK ROAD\ I NEW 150mm PVC STORM SERVICE 1----~--~-------------i LL __________________ ___L ___________________ _i___ ___ ___,_-------;r1cjW 1.C. AT P/L 221 STREET Febrruary 15, 2021 11960 • 221 Street Tier A: Capture, Infiltrate the 50% Mean Annual Rainfall= 36mm in a 24 hour period PR. 1050. S1M MANHOLE N INV. J4.20m 1--------------~ w ~ Edge Of Pavement X ct, cb FOOTING DRAINS CONNEClED AFTER OIL INTERCEPTOR. FOOTING DRAIN AND FOOTING DRAIN SUMP ALL ROOFWA TER LEADERS AND SURFACE WATER DRAINS TO BE ROUlED TO FLOW CONlROL MANHOLE 3 11952 ... ~ -.[,. Vi 0,, %x, IC=>-1x~ L_---=i;)d~======~ 2 T G' () Q I I I I - 11960 - - I Benchmark Notn: I X Elevatlon6 Are Geodetic Referred to Monument: t---+-----+--------------------------+-----i 84H9993 Monument cl11vutian: 32.269 m Located At: Centre of the lntenJtJCtian of 124th A"'. ct 216th St. 2 22/03/16 REVISED PER CITY COMMENTS DRP 22/02/15 ISSUED FOR CITY REVIEW DRP No Date Revision BY This drawing and design is the property of D.K. BOWINS & ASSOCIATES Inc. and cannot be used, reused or repr-inted without the written consent of said company. X "" ·q, 8J.2m-~ VC STM O 1.00,C Ds = (R'(IIP+1) -Ks'24Y0.2 Exceeds 50% MAR= 36mm 1/P For Full Site => 36 = R = rainfall capture depth per the City of Maple Ridge (mm) 1.5 = Ks = Saturated Hydraulic Conductivity of Subsurface Soil -Use 1.5 page 1.7 GVRD 2.33 = 1/P = Ratio of lmper\lious Tributary Area= Impervious Tributary Area/ Absorbent Landscape Area 420 = Ds = Depth of Amended Topsoil (mm) Use 300mm of topsoil. Teir B: Detain and Control the Runoff From the 50% MAR to MAR= 2 Year Storm Total Development Area= Runoff Coefficient Post Development= Runoff Coefficient Pre Development= Pre Dewlopment Release Rate;;; Qp1 = 0.0767 Ha. 0.7 0.1 0.000726 m3/sec 0.005 m3/sec Tc= 10 min I= 0.7 Us 34 mm/hr Edge Of Pavement 2 Year Post to 2 Year Forested lntenmediate Calculations u \) --------------- EXISTING PROPOSED STORM SEWER SANITARY SEWER GAS WATER U.G. LIGHTING U.G. HYDRO U.G. TELEPHONE MANHOLE CATCH BASIN WATER OR GAS VALVE - ' z STORM WATER MANAGEMENT PLAN TIER A: • 450mm TOPSOIL ON ALL LANDSCAPED AREAS Step 1 Step 2 Step 3 Step 4 Step 5 Step 6 Step 7 Step 8 Step 9 Step 10 lime (min) 10 30 40 90 120 240 360 720 1440 2880 Intensity (mm/hr) 34.1 20.0 17.4 11.7 10.2 7.3 6.0 4.3 3.1 2.2 Minimum Storage Required = Qp2 Peak Flow (m3/sec) 0.005 0.003 0.003 0.002 0.002 0.001 0.001 0.001 0.000 0.000 In Flow t----------------------------------,Storage Volume Tr'Qp2-Qrel 1/Qp2 1/Op1 1/Op2-1/Op1 Orel'2 0.5'Tc(1/0p2-1/Op1) Volume 3 5 6 9 11 16 19 28 39 56 2.62 4.06 4.49 5.54 5.74 5.22 3.63 -3.78 -23.32 -69.16 196.66 335.06 385.23 570.85 656.33 918.59 1118.21 1565.03 2190.40 3065.65 196.66 196.66 196.66 196.66 196.66 196.66 196.66 196.66 196.66 196.66 0.00 138.40 188.57 374.19 459.67 721.93 921.55 1368.37 1993.74 2868.99 5.27678E-07 5.27678E-07 5.27678E-07 5.27678E-07 5.27678E-07 5.27678E-07 5.27678E-07 5.27678E-07 5.27678E-07 5.27678E-07 'Qrel'2 (m3) a.a 2.62 a.a 4.09 0.0 0.1 0.1 0.1 0.1 0.2 0.3 0.5 4.52 5.60 5.81 5.33 3.77 -3.56 -23.00 -68.70 5.8 m3 Teir C: Detain and Control the Runoff for the 10 Year Storm Total Development Area= Runoff Coefficient Post Development= Runofl'Coefficient Pre Development= Forested Release Rate= Qp1 = 10 Year Post to 2 Year Forested Step 1 Step 2 Step 3 Step 4 Step 5 Step 6 Step 7 Step 8 Step 9 Step 10 lime (min) 10 30 60 90 120 240 360 720 1440 2880 Intensity (mm/hr) 58.6 34.4 24.6 20.2 17.6 12.6 10.3 7.4 5.3 3.8 Minimum Storage Required = 0.0767 Ha. 0.7 0.1 0.000726 m3/sec 0.005 m3/sec Tc= 0.7 Us 10 min I= 0.02 34 mm/hr Qp2 Peak Flow (m3/sec) lntenmediate Calculations In Flow >------------------------------------<Storage 0.009 0.005 0.004 0.003 0.003 0.002 0.002 0.001 0.001 0.001 Volume Volume Tr'Op2-Qrel 1/Op2 1/Op1 1/Op2-1/Op1 Orel"2 0.5'Tc(1/0p2-1/Op1) 17.6 m3 5 9 13 16 19 27 33 47 68 97 4.81 7.94 10.59 12.35 13.65 16.51 17.55 16.12 5.11 -28.53 114.29 194.72 272.53 331.75 381.42 533.84 649.85 909.52 1272.95 1781 .60 196.66 196.66 196.66 196.66 196.66 196.66 196.66 196.66 196.66 196.66 10 Year Post to 2 Year Forested -82.37 -1.94 75.87 135.09 184.76 337.18 453.19 712.86 1076.29 1584.94 0.000001 5.27678E-07 5.27678E-07 5.27678E-07 5.27678E-07 5.27678E-07 5.27678E-07 5.27678E-07 5.27678E-07 5.27678E-07 *Qrel"2 0.0 0.0 0.0 0.0 a.a 0.1 0.1 0.1 0.2 0.3 4.80 7.94 10.61 12.38 13.68 16.57 17.62 16.23 5.28 -28.28 2 Year Post to 2 Year Forested Orifice Calculation Q = CA(2gh)•0.5 Orifice Calculation Q = CA(2gh)•0.5 C= g= h= A= Diameter 0.62 9.81 m2/sec 0.3 m 483 mm2 25 mm Sharp or square Gravitational Acceleration Head on Oriice Area of Orifice C= g= h= A= Diameter 0.62 Sharp or square 9.81 m2/sec Gravitational Acceleration 0.9 m Head on Orifice 279 mm2 Area of Orifice 19 mm Use 19mm Diameter 37.00 ... :-.··.: '.~/ ,: EYE BOLT SET IN CONCRETE 6mm GALVANIZED STRANDED STEEL WIRE CABLE, WITH 1.0m SLACK . ~1 soo MH~ • 100 YR HGL 35,85 y 35,80 35.75 , .. __ --___ .,.... ___ 3_5 __ .8 _______ _ J ~ 0.95m (HEAD FOR g: DE SIGN OF OR I Fl CE -~;t-"---'..._----'-._:C:"'-:,L--i--.., 12.5m x 1.Sm x 0.9m BOX • ALL ON-SITE DRIVEWAYS AND WALKWAYS TO BE PERVIOUS PAVEMENT 1 so~ oulf'f TP1~ '('-+--....... .----,,--------1 INLET 250¢ INV. 34. 75 INV. 34.80 • • DER C: • ON LOT DETENllON STORAGE FOR 11-IE 10 YEAR 24 HOUR EVENT. POST DEVELOPMENT FLOWS RELEASED AT FORESTED RA TES. • • • DETENllON REQUIRED = 17.6m' DETENllON PROVIDED = 20.3m' TYPE I OIL INTERCEPTOR FOR WATER QUALITY . NOTE: llER 8/C SHARE 11-IE SAME FAaUllES UNLESS NOTED 011-IERWISE. INV 34 .7 5 g ' ~ ~~~150¢ ONSITE STORM SERVICE INV. 34 75 - • :~~ WATER TIGHT SLIDING GATE c/w 0, 0 0 . ~ EYE BOLT (AS FABRICATED BY -:!,. . E 34 15 • ~ LE RON PLASTICS OR EQUIVALENT) - . -., , •. , •.~: ':\; .: ; t : ': . 4 -'. ,,.· \. -• ·•. .. ,--·• ~ """"' ''° rnc,sc n;,c \ ~ CONTROL STRUCTURE TO BE F ABRICATE81 }--~ IN PVC AND ANCHORED TO MANHOLE 200¢ WATER TIGHT CAP WITH FLOW CONTROL DEVICE (15mm THICK ORIFICE PLATE WITH 19mm DIAMETER ORIFICE) FLOW CONTROL MANHOLE (ONSITE) N.T.S. 00 llll"'J . STM SAN GAS W/M S/L B.C.H. B. C. T. DITCH UTILITY POLE / ANCHOR FIRE HYDRANT • ---3 Q-- EDGE OF GRAVEL SLOPE ~□~R~A~W~N~_~D~R_P~---------l SEAL DESIGNED DRP CITY OF MAPLE RIDGE ENGINEERING DEPARTMENT --0-0 [><] IRON PIN BASEMENT ELEV. EDGE OF PAVEMENT FENCE SIDEWALK SURVEY MONUMENT SAN. INSPECTION CHAMBER STREET LIGHT . I.P. LErT T RIGHT J. SHRUB ... . .. -X--X-HEDGE TREE BUILDING I I 0 ~ ~ 8 CJ CHECKED APPROVED FIELD BOOK SCALES HORZ. 1:150 VERT. - STORMWATER MANAGEMENT PLAN 11960 221 STREET Dole AUG 14 2020 SHEET 2 OF 2 Dwg. No. 02 Page 1 of 3 City of Maple Ridge TO: Advisory Design Panel MEETING DATE: April 13, 2022 FILE NO: 2021-104-RZ SUBJECT: 22337 St. Anne Avenue PURPOSE: An Advisory Design Panel (the “ADP”) submission has been received for the above cited application and property to permit the construction of a 20-unit residential apartment building. The proposed building will replace the existing single-family residential building on the site. The rezoning application being processed in conjunction with this proposal was given First Reading by Council on May 11, 2021. This site is subject to being re-zoned to RM-2 (Medium Density Apartment Residential) to accommodate the proposal. The development permit application made to the City is subject to Section 8.11 Town Centre Development Permit. BACKGROUND: Applicant: Focus West Developments 2020 Ltd. (Colin Lacey) Legal Description: Lot: 12, D.L. 398, Block 5, Plan NWP155 OCP: Existing: Port Haney Multi-Family, Commercial and Mixed-Use Proposed: Port Haney Multi-Family, Commercial and Mixed-Use Within Urban Area Boundary: Yes Area Plan: Town Centre OCP Major Corridor: No Zoning: Existing: RS-1 (Single Detached Residential) Proposed: RM-2 (Medium Density Apartment Residential) Surrounding Uses: North: Use: Commercial on first floor with Apartments above Zone: C-3 (Town Centre Commercial) Designation: Port Haney Multi-Family, Commercial and Mixed-Use South: Use: Single Family Residential Zone: RS-1 (Single Detached Residential) Designation: Port Haney Multi-Family, Commercial and Mixed-Use East: Use: Commercial on first floor with Apartments above Zone: C-3 (Town Centre Commercial) Designation: Port Haney Multi-Family, Commercial and Mixed-Use West: Use: Apartment Residential Zone: RS-1 (Single Detached Residential) – Heritage Revitalization Agreement Designation: Port Haney Multi-Family, Commercial and Mixed-Use I 4·-~--- mapleridge.ca Page 2 of 3 Existing Use of Property: Single Family Residential Proposed Use of Property: Multi-Family Apartment Residential Site Area: 806m2 (8,675.71 square feet) Access: Vehicle access from the lane. Pedestrian access from St. Anne Avenue 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- Port Haney. Maintain street interconnectivity. New development should maintain street interconnectivity and the traditional use of the lane as a service street and secondary vehicular and pedestrian throughway. Vital pedestrian connections linking the Town Centre to the Fraser River Waterfront and West Coast Express train station should be enhanced. Where feasible, parking requirements should be accommodated underground. Design Guidelines: The Design Guidelines and a full explanation of how the project complies with them or the reasons why they are not applicable are attached in Appendix E to this memo. PLANNING COMMENTS: 1. Proposal: The proposal is to rezone the subject property (22337 St. Anne Street) from RS-1 (Single Detached Residential) to RM-2 (Medium Density Apartment Residential) zone to permit the future construction of a five-storey apartment building, with approximately 20 residential units. The current concept for the project includes a mixture of one, one plus a den and two bedroom units. The parking concept is a one and half levels of parking. 2. Context: The subject property is located on the north side of St. Anne Avenue, east of the Haney Bypass and west of 224th Street. The subject property is relatively flat and has some trees located on the perimeter of the property. There is a single family dwelling and accessory building located on the subject property. 3. OCP and Zoning Compliance: 4. The subject site is designated Port Haney Multi-Family, Commercial and Mixed-Use. The proposal complies with the designation of Port Haney Multi-Family, Commercial and Mixed- Use. The subject site is being zoned RM-2 (Medium Density Apartment Residential) and Development Data Sheet (Appendix F) analyses the compliance of the project with the applicable zone regulations. Page 3 of 3 The following variances will be required: Regulation Required Proposed Front 7.5m 0.00m Rear 7.5m 5.3m Side (east) 7.5m 0.00 Side (west) 7.5M 0.00 Building Height 15m 22m Building Storey 4 storey 6 storey 5. Parking and bicycle storage: The required parking for the proposed use is analyzed in the Development Data Sheet (Appendix F) 6. Environmental, Sustainability & Stormwater Management: See Appendix G storm water management letter prepared by TVDZ+A Consulting Taylor Webber, P.Eng. 7. Issues requiring comments from ADP: • The east and west sides of the building are proposed to be zero lot lines. Can the ADP speak to the treatment of both of the proposed east and west walls. CONCLUSION: The proposed 20-unit residential apartment building is proposed in the Port Haney area that is an area of redevelopment. The Planning Department requests that the Advisory Design Panel provide comments on the development proposal. Wendy Cooper ______________________________________________ Prepared by: Wendy Cooper, M.Sc., MCIP,RPP 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 Storm Water Management Letter DA T E : F e b 2 4 , 2 0 2 1 FI L E : 2 0 2 1 - 1 0 4 - R Z 22 3 3 7 S T . A N N E A V E PI D : 0 0 3 - 0 0 9 - 0 2 5 PL A N N I N G D E P A R T M E N T SU B J E C T P R O P E R T Y ´Sc a l e : 1 : 2 , 5 0 0 BY : A Y Le g e n d St r e a m Di t c h C e n t r e l i n e In d e f i n i t e C r e e k 3 D) "C ci" .. 6: 0: ■ n D) 22259 O> :1: 22212 m 22279 22289/91 'O ~ u, ~ a, "' 0 '\ ' ) , / ., -, / ~-, - / , / ~ / 22369 <'2.,8 <IY,9< ~ r ~ I ► z :1: m ~ r ~ I ► z :1: m 22269 22323 22335 22345 22365 22375 22381 ~ ... ~ 0> ~ ~ 0> "' '<".../,'<' r-"> '<> ...!.<>r-/ c.,c., , ,~ ,~ ,"'1 / ,,,,,--,/~ --~~ u, 0> ...... 22328 22340 22352 22362 22372 0> -u, -"'~ -- ---------- ~ ::;! <!l ► ~ ~ ~ I 22325 m :1: [Tl 22357 22369173 0> ~ I ii ~ <o u, I I ~, ~ <o "' a 22254 22266 22274 22318 22328 22356 22366 22374 °'1-<o "' "' -u, ~ "' 8 I I I I 22230 22238 22270 22290 ll ____ _ 22284 I I I ~ 1~ c:, 0> 22311 22326 22347/51 22368 z 0 ~ I :1: [Tl 223 ST ,, ::: "' 0> a, 22345 "' "' w ... ~ L a, f\,)~ I z "'w ~~ ~ "'~I z " " "'"' ww u, 0> ~~ u, 0> a, ... 22308 22318 22320 22334/36 2[344 22352 -2 22374 22380 e------r-o6£Zi "' 0> "' u, "' ~ "' L-------~L-----w 22411 "' ~ "' a, ~ z I 2242s121 0 ;,:J ..., I J :1: 1~ I "':::I °'::::11::: ~ ~ 01~ (C)~ ::j C m 222 2228 22303, 22315, 2233 22347 :: 22363, '2366 ~ 122367 22375 \-;;; DATE: Feb 24, 2021FILE: 2021-104-RZ 22337 ST. ANNE AVEPID: 003-009-025 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: 1:2,500 BY: AY map eridge.ca Stephen Heller, BCSLA Mar 25, 2022 I~ ■ ADP Submission Checklist mapleridge.ca Application No. '2.02,. I -Io.-. • ~ 'Z. / !:>p File Manager WiNC)'( coore-tt 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'~ Certi~ation: Proj•s •u~chitect's Certification: \ o~A ~~ OA}J(~ ~ MAY-2$,/l-2 ---c_: Signature ) Date Signature Date Print name ~I~'( t<"6AIUJJ", ~1,,h Tu-Z TPrint name A.Ua.r_ Required Submission Materials (File Manager to Provided indicate if required) A. ADP Submission Form (Submitted and signed by Architect) □ a B. Covering Letter including explanations about: 1. Project description/analysis (Detailed information Required) □ ~ 2. Architectural and Landscaping Design rationale □ .ii (Detailed information Required) 3. Statement in brief about the following: a. DP Key Concepts Compliance □ .a b. DP Guideline Compliance □ jtJ C. Stormwater management strategy with emphasis on Tier A □ .81 requirements integrated into landscaping plans ·d. Public Art/ Amenities, etc. □ a e. Sustainability practices □ .a f. Other □ □ C. Site and Neighbourhood Context 1. Context Review -Context Plan with existing/proposed buildings and trees, vegetation, roads, existing/ proposed 81 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. □ a D. Develo~ment Permit Area Checklist (Note: The Architect is responsible to describe how the project complies with □ a each guidelines, or if not applicable, a description of why not applicable. Please use fillable forms on line.) City of Maple Ridge ADP Submission Checklist (Page 2) E. Architectural Plans {Site and Building{s}}: 1. Site Plan and layout □ .ra 2. Site sections □ ~ 3. Streetscape elevation · □ ~ 4. Streetscape elevations with landscaping and boulevard trees superimposed □ ~ 5. Shadow analysis □ E 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) □ 8 10. Building elevation (all sides) .·. □ a 11. Signage (attached to building and free standing) □ □ 12. Colours and materials □ ~ 13. Material board □ Bl 14. Building sections □ IS 15. 3D renderings of site, building(s) and associated landscaping □ s F. Landsca~ing Plans: 1. Landscaping plan and layout with specifications and planting details □ 8 2. Storm water management works focused on Tier A □ □ ~ ... , requirements integrated into landscaping plan with details t · 3. Landscaping details, including public art, signage, lighting, play □ 8 and other amenity areas, fences, retaining walls, 4. Waste collection /Recycling (exterior areas/structures) □ □ 5. Details for pedestrian amenity and furniture features provided □ a 6. Details for hard surfacing areas/ patterns □ .a 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[Sustainabilit~ initiatives □ la H. Engineering-related Information: 1. Site grading plans □ 81 I. Other □ □ □ □ 13 □ Rev. March 2018 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 Colin Lacey, Focus West Developments 2021-104-RZ/DP 22337 ST ANNE AVE RS-1 RM-2 APRIL, 2022 EMILY KEARNS, AAAI STEPHEN HELLER, VDZ TAYLOR WEBBER, VDZ (CIVIL) 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 I ~■■ DEVELOPMENT DATA SHEET mapleridge.ca Existing /Proposed Zone RS-1/RM-2 Date Prepared MAR 23 22 Required Development Data Minimum Required or Maximum Allowed Proposed (Complies or state variance needed) LOT AREA* (in square metres) Gross Total 808.80 SQM Less Road Widening/ Truncations Less Park Net Total 808.80 SQM LOT COVERAGE (in % of net lot area) Total Site Coverage BLDG: 84.95%/BLDG+PKG: 95.63% SETBACKS (in metres) Front 7.5M 0.00M Rear 7.5M 5.3M Side #1 (N,S,E, or W) 7.5M 0.00M Side #2 (N,S,E, or W) 7.5M 0.00M Side #3 (N, S, E or W) SETBACKS -Underground Structures (in metres) Front 0.00M Rear 0.34M Side #1 (N,S,E, or W) 0.00M Side #2 (N,S,E, or W) 0.00M Side #3 (N, S, E or W) BUILDING HEIGHT (in metres/storeys) Principal 15M/4 STOREY . 22M/5 STOREY Accessory NUMBER OF RESIDENTIAL UNITS Bachelor One Bedroom 1 (1 BED)/ 12(1+DEN) Two Bedroom 7 (2 BED) Three Bedroom+ Total 20 UNITS GROSS FLOOR AREA (in square metres) Residential 2,031.43 SQM Retail Commercial Office Commercial Other Commercial (Type ) Institutional Industrial TOTAL GROSS FLOOR AREA 2,031.43 SQM * If the development site consists of more than one lot, lot dimensions pertain to the entire site. Required Development Data Minimum Required or Maximum Allowed Proposed (~omplies or variance needed?) DENSITY # of units/ha (gross) 20 UNITS/0.081 HA=247 # of units/ha (net) 20 UNITS/0.081 HA=247 Gross Floor Area 2,031.43 SQM Floor Space Ratio (net) (1.8 + 0.6) 2.4 2.5 AMENITY SPACE (area in square metres) Common Activity Area 20SQM I 71 .72 SQM Useable Open Space PARKING (number of spaces) Residential and Multi-Residential Uses 30 20 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 4 3 TOTAL NUMBER OF PARKING SPACES Number of total for disabled 2 Number of total (and %) small cars I % 1 (4.35%) Number of total (and %) tandem spaces I % 0 TOTAL OFF STREET LOADING SPACE(S) 0 BICYCLE PARKING (number of spaces) Short Term Bicycle Parking 3 3 Long Term Bicycle Parking 5 I 10 OTHER -state YES or NO for each . If YES describe on separate sheet. Heritage Site !NO I Tree Survey/Assessment Provided YES Watercourse/Steep Slopes !NO I Covenants, Stat ROW & Easements -f)IQ,;,, ~ M =ttll§N@MM1M Town Centre Development Permit Area Guidelines Port Haney Precinct Pursuant with Section 8.11 of the Official Community Plan, development in the Town Centre will be assessed against the following form and character and green building design guidelines. The guidelines apply to Ground- Oriented Multi Family; Low-Rise Apartment; Medium & High-Rise Apartment; Flexible Mixed-Use; Town Centre Commercial; Port Haney Multi-Family, Commercial & Waterfront; and Port Haney Heritage Adaptive Use. See the guidelines in Section 8.11 of the Official Community Plan for a detailed list and descriptions of development permit area guidelines. These guidelines are intended to aid in the review of development permits in the Town Centre and are to be completed by the architect of record for the project. The project will be reviewed for consistency with the guidelines by the Planning D~partment and the Advisory Design Panel. In the checklist, }'OU _are only required to address the guidelines with the icon that relates to your project: TCC ='Town Centre Commercial (commercial developments only) MU = Mixed-Use (ground-oriented developments, with commercial on the ground level and either offices or residential above) MFR =, Multi-Family Residential (ground-oriented developments and low-rise, medium-rise, and high-rise apartments) Precinct Key Guidelines and Green Building Design Guidelines must also be completed for projects within the Town Centre. Development and Design Objectives The following summarizes the development and design objectives for each section on the following checklist. A. Building Setbacks, Form, Mass and Height • To promote a co_hesive building style and strong pedestrian oriented urban realm in Maple Ridge Town Centre by ensuring new buildings, renovations and/or additions have consistent architectural and urban design setbacks, form, mass, and height. • To help define the street and sidewalk areas as active public spaces. B. Building Fac;ades, Materials and Colour • To ensure additions, renovations and/or new infill projects in the Town Centre have a coherent architectural design concept where windows, doors, siding material and other fagade elements create a pleasing composition compatible with surrounding buildings, commercial and neighbourhood character. • To enhance the architectural and massing concepts of a building as well as the quality, character and vibrancy of the urban environment of the Town Centre through the use of harmonious, quality materials and colours . .- • To screen rooftop and ground mounted mechanical equipment and trash storage from public view and thereby ensure commercial and mixed-used buildings maintain an attractive appearance to the stree_t. C. Building Site Considerations • To ensure public outdoor spaces are designed so that they improve use and activities, incorporate universal access, reduce vandalism, increase safety and provide more attractive, functional outdoor spaces in the Town Centre. • To provide street trees and landscape elements that reinforce the 'urban' character and vibrancy of the Town Centre, enrich the pedestrian friendly character of streets in the district, and integrate this important commercial and higher density residential area with the character and quality of the surrounding residential neighbourhood. • To ensure parking lots are designed to be accessible, but do not intrude upon the surrounding residential area, nor the urban, pedestrian-oriented quality of the Town Centre. • To facilitate off-street parking and car storage at the rear of commercial and mixed-use buildings to maintain street inter-connectivity, traditional use of the lane as a service street, and to provide a secondary vehicular and pedestrian throughway in the Town Centre. • To ensure service loading and mechanical equipment is designed to protect the surrounding businesses and residential areas from unsightly, noisy and noxious environments. Maple Ridge Town Centre Development Permit Area Guidelines 1 ~ Town Centre Development Permit Area Guidelines Checklist M =Gl'QN@®ii1W Meet Guidelines: Yes A IT11Tl I I ~ -IV. ,,.. ,n_~~.JITff ii:~ in A.I Buildine Mass and Form Al.I Maintain the mass and scale of buildings TCC MU MFR ~ Al.2 Enhance the block with comer commercial buildings TCC MU □ Al.3 Accent comer buildings TCC MU MFR □ Al.4 Use pedestrian-scale desi1m elements TCC MU )< Al.5 Feature pedestrian amenities TCC MU MFR ti. Al.6 Design large buildings into smaller modules TCC MU MFR ~ Al.7 Accommodate street-fronting units TCC MU MFR > Al.9 Ensure appropriate roof pitch TCC MU MFR • IC Al.10 Use desi1m elements to reduce roof mass and scale TCC MU MFR )I A.2 Buildine Heiehts A2.l Vary building heights TCC MU MFR 8 A2.2 Maintain alignment of architectural features TCC MU MFR lX A2.3 Integrate taller buildings TCC MU MFR ~ A2.4 Step back taller buildings TCC MU MFR I& 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 JXI A.3 Buildin2 Setbacks A3 .l Place buildings to reinforce sidewalk activity TCC MU MFR > A3 .2 Situate building entrances for visibility TCC MU MFR 10 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 ~ No Not Aoolicable □ □ □ XI □ ~ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ IX □ l)(I □ □ □ □ □ □ □ □ □ □ □ M □ □ □ □ □ □ 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. P,ti.: ~Wl~PINti ~\~ It t-ut otJ A C op..1-Je-rL, Al.~ : lsM\\~ /\S A&o'I~) -\$ NO+@ t~o Of ~c::.~ /:\ '2. .s ~ !>~l\..t>l"-11 ~,-rv t,..2 .t,: f>~or0S~P t>~V~~otM~Nt IS d>-l E f H 1-. S'E' -: No Cl> Mt..4t:f2.c.lA L f P.o fOS4: l> 1\3 .'5 Maple Ridge Town Centre 2 Developmellt Permit Area Guidelines Checklist l:. .. :J Town Centre Development Permit Area Guidelines Checklist @ :@IQNfi®MM Meet Guidelines: Yes (3t ffi1ifri111I!JI.F.IW-:f~:..i. ..... l~1V.l-;.~•P.llit<: I ;-.. -=1irt1111" B.1 Buildine Fa~ade Bl.I Address both sides of the block with corner commercial buildings TCC MU □ Bl.2 Orient main entrances to face the sidewalk TCC MU MFR ~ Bl.3 Locate windows, doors, and entry features at the street level TCC MU MFR )C Bl.4 Use a mix of common facade patterns and elements TCC MU MFR >- Bl.5 Reflect original fac;ades and building scale TCC MU MFR >< Bl.6 Respect original architectural elements TCC MU MFR >< Bl.7 Respect old and new design TCC MU MFR g Bl.8 Maintain th~ horizontal rhythm of the street wall TCC MU MFR ~ Bl.9 Provide a visual division between the street level and upper floors TCC MU MFR l><l Bl.IO Include continuous canopies, awnings or overhangs TCC MU □ Bl.11 Ensure appropriate placement and materials for awnings or canopies TCC MU .D<I Bl.13 Use windows to provide 'eyes on the street' TCC MU MFR ~ Bl.14 Enhance the public realm TCC MU MFR ~ Bl.15 Ensure signage reflects building scale, character, and materials TCC MU 8 B.3 Buildine: Materials B3 .l Enhance the public realm with high quality materials and detailing TCC MU MFR ~ B3 .2 Use materials consistently TCC MU MFR ~ B3 .3 A void the use of inappropriate materials TCC MU MFR .JXJ B3 .6 Use a mix of quality materials TCC MU MFR l)(l B.4 Buildine: Colours B4.l Select appropriate colours TCC MU MFR 1)(1. B4.2 Highlight architectural details, awnings, and entrances TCC MU MFR J& B4.3 Ensure a cohesive, consistent colour palette TCC MU MFR ~ B.5 Screening and Storage B5.l Locate and enclose trash, composting, and recycling to keep )gt out of site of general public TCC MU MFR B5.2 Screen mechanical equipment TCC MU MFR XJ. B5.3 A void conflict with neighbouring properties TCC MU MFR D<L B5.4 Locate building ventilation systems to minimize noise and exhaust TCC MU MFR .&1 No Not Aoolicable □ 1)(1 □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ j)<l □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ Explain how the objectives for Building Fac;ades, Materials and Colour are met. If you have selected "no" or "not applicable", explain why the guideline does not apply to your project or why it cannot be met. e,1 . 1 : Bu. I 1.-1:::>i "'1 '\ ~I~ l!' NCTo...i A c..o~e,.p, ~ 1. 10: C AN OP'( f R.bV It, Bt> ovs~ A_L._l-6NTI<. I e.r·, r:-0'2-W eAiH ~I<.. Pf'O+Bcho ,J ( &1 . 1 S :At:>OF2-l:HS1 "-l ~ + AN"( l!,U:,&i IDE~Tt!='IC_A71oN Wll-L Rl::'A.-ect 0.L..O~ .r, AL.~ 1 E-T No C-DMMIS'fL.C,fAt. ~It.NA',!; PA..oPCJ&-r>,AS n+eR.~ IS eeMMeru:• NO C.CMPO....a;-NT') Maple Ridge Tow11 Ce11tre 3 Development Permit Area Guidelines Checklist ~ --Town Centre Development Permit Area Guidelines Checklist M =rtOONfMrttMW Meet Guidelines: Yes (ii. ,:ilTI'i I ll~ ... ., ':.J1.•t1 1L,11[~ilP.lHl11J...'t C.1 Public Outdoor Space and Hardscapes Cl.I Provide public outdoor space TCC MU MFR □ Cl.2 Ensure public outdoor space is highly visible TCC MU MFR □ Cl.3 Provide con_nections between buildings, sidewalks, and outdoor □ open spaces. TCC MU MFR Cl.4 Ensure universal access for all public spaces TCC MU MFR ~ Cl.6 Provide hardscape elements to enhance the street environment TCC MU MFR ~ Cl.7 Design hardscape elements as part of the building TCC MU MFR ~~ Cl.8 Integrate pedestrian amenities with walls and/or landscaped areas TCC MU MFR >< Cl.9 Provide public art TCC MU MFR □ Cl.IO Ensure new elements complement existing TCC MU MFR ~ Cl.12 Provide smooth routes TCC MU MFR >- Cl.13 Ensure barrier-free access TCC MU MFR ~ C.2 Parkinf: and Parkinf: Lots C2.l Provide required parking underground, where feasible TCC MU MFR )I C2.2 Screen large surface parking lots while maintaining surveillance TCC MU MFR )I C2.3 Maximize pedestrian safety within parking lots TCC MU MFR 1 C2.4 Provide visible signage TCC MU MFR ) C2.5 Consider developing underground parking garages TCC MU MFR )I C2.7 Locate parking lot equipment away from the public street TCC MU MFR ) C.3 Lanes, Service and Loadinf: Areas C3.l Use lanes for service, parking access and loading TCC MU MFR XI C3.2 Utilize lanes as secondarv vehicular and pedestrian throughways TCC MU MFR 3 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 1 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 !XI C4.8 Maintain sight lines TCC MU MFR .1XI No Not Aoolicable □ b<I □ ~ □ ~ □ □ □ □ □ □ □ □ □ ~ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ 15a □ 1)4 • □ □ □ □ 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. c1.1, 1.2._1 .'3 : We HAV~ pR.ov1t>E-P 01,t, 'TJ:>DDf:t,. AM~NIT'( S Pi'it:.f;. Fo~ lt,e~ I C,f;.Nt J • il-H f SPA-CE; lS NOT CON N..1:=..C,.. 7:.E:J2 7:'a 1-HE. pue,1-1c <:;,IP~WAl-k D l-l ~ T O S5 C..IA~IT'( /e,Pil=D ST12-I\ TSG ,AL-"oO I -rH E; Ni'ttv~e c:, !=-TM t ,S" Tl 4 H-T , I t-.i P I L-1-l...DT Wl L,.L N01 pe,.fL~ti p IA~ L-lC ouTr:>Oo~ .spA-ctK . -C.'! ' No L.DAD I Nt"t p Rcv,oep (No C..OMM 1:-~e•A'-COM P<'N&~T) Maple Ridge Tow11 Centre 4 Development Permit Area Guidelines Checklist ~ --N:ijjirjij@$1W Town Centre Development Permit Area Guidelines Port Haney Precinct Key Guidelines KEY GUIDELINE CONCEPTS 1. Promote Port Haney and the Waterfront as an important heritage, tourism-oriented area a. Is the proposed development consistent with Port Haney's heritage charact~r? • Consistent: Yes...81 No D Explain: 91t-lc.K ..+AJ &&tst--1 INCO R Pc1t.A-+E:-e> AT iH E &A S"E OF-TI+E 9'-\IL-C> 11-J ~ A I /lr "-J 1-1-oMAc=tS To .PD 12.. T 14-AtJ ~ '1" '.I PA ~ T . 2. Provide a pedestrian-oriented, mixed-use commercial and residential environment b. Does the development enhance pedestrian and cycling activities in Port Haney and interconnections to the other areas of the Town Centre? • Consistent: Yes ~ No D Explain: WE: """"ve-ext:.EE.DlSP THe. C l,-Y'f RC:G.U I "Ji;~ l=NT po,a_ LDl'J 4 -Ti:-r2M B,\kE' <:.1'DP..~'1E (-+ M&T -nte R.1:-Q'T! R>tz. SH-e-12-1 TI:-f<l'-A 5~1.-\..S' ® ~~be) To f'tu)t,AO"tE: C'iC::\..IN~ IN Tttt::-~R-EA , rOR R.e:-su::::>eN,I 3. Enhance the heritage quality, character and vibrancy of Port Haney and the Waterfront c. Does proposed development take advantage of opportunities to access the Fraser River waterfront? • Consistent: Yes D No D Not Applicable 3 Explain: L.oc.-A1°10N IS .,t,,WA"f' ~R.Otv\ FfLASS.Ci!. ~l\/S2. WA-'TSR.F=~o""1T C:::AL.-r-HOt,t&t.;, ~l:::Slt>~T.J CAN eASIL-,... WAL-'K/9\KI: jo 1 1-\E. P'-'R.T ~._N E-"f W H-A~ t= ! ) 4. Capitalize on important views d. Does the proposed development take advantage of views to the Fraser River waterfront and of the mountains? • Consistent: Yes.,8 No D Not Applicable D Explain: S1.t 1nS' AR-E OF2-l SN°f1;b ToWA"PJ 1"-'-E? t=:iaAJE! ~ 121\/ e-rz., Wl'T'l-1 Pose; 1 e, ~ \/ I e:w'S. P~Ol'Y\ VP P I!-R.. 1= &-0 0 tu , e. Have the important views of existing buildings been considered in relation to the proposed development? • Consistent: Yes ~ No D Not Applicable D Explain: $1T IN.(i of=-T~E: 13,UIL-C>IN.'7 ~ESSPCNt>J io i°\.•H: SUR.R.oUNPIN.'j' 8>U. I 1,-t,L ~ c::i f • 5. Provide outdoor space f. Is private and public outdoor space provided as part of development proposal? • Consistent: Yes [5g. No D Not Applicable D Explain: AL1,... \J t-J I 1J' HA.\/~ L.AR~ f!' SAL-C:..CNl sr /PA it ()j, AN.t> o1.4.-h:,ooft, ,A-M~Nl1"'-f S'PAC:.t!= lS J.,.oc~"TISP e>N L~V1rl.. 2.1 .S"otA.174 FA-c.lN.ei . g. Are outdoor spaces designed to accommodate a wide use of activities, incorporate universal access, reduce vandalism, and increase safety? • Consistent: Yes~ No D Not Applicable D Explain: e, ""-1 o o t, P... Arv! SN I "'r"'-r b N L, ~ V E L-'2. {. IN o ~S> A-.S 1 "-' <, \IANPA-L--1 '2 M ) Maple Ridge Town Centre SP A c..e IS Ac.c. e.rr I S L. E ~NP l--0 l'.~ "T6i' s ..:q:::e;T'-1' + ~5p.L-i C. l N', l-\~6L\ l+oo.t:> OF 5 DP Part I: Key Guideline Concepts for the Port Haney Precinct - • Town Centre Development Permit Area Guidelines Port Haney Precinct Key Guidelines M=MiQN@®iifM 6. Provide climate appropriate landscaping and green features h. Are the landscape elements designed to enrich the pedestrian environment, moderate the internal building climate, manage stormwater on site, and reference the architectural quality of the building(s)? • Consistent: Yes§ No D Not Applicable D Explain: LANC>SC:.AP tN ~ lNCOftPO")r'i"~.J A ~IC.H PAL6.Ti'E Cf' N A-1' \ V Er J P i:a-o '-'41 H-1" 1'0 (... ~ ~ T S PE c l e S W l "Tl-1 Co \..0 '-4. IClJ G-l-+'OSFN To c::..oMP~M~T atAll-J)IN..::j . 7. Maintain Street Interconnectivity 1. Does proposed development maintain street interconnectivity and the use of the lane as a service street and secondary vehicular and pedestrian throughway? • Consistent: Yes ,tR No D Not Applicable D Explain: L.~~ IS 4S~ILVl'--'e S1"11Z-~ + Ac..c.e.r.J To PA~tc:l ,-J. 'i j. Is required parking provided underground? • Consistent: Yes,8 No D Not Applicable D Explain: PAl2-\ClN.t:i \.$ Pi2-DV \l?_c'j::> Ob-\ -rv--i o Lz::V~\.-S'., 1 L-l=::YJ;:-t-t/t.,_ AND 1 ,U?V~L.-»1..Aeatt-rL.-'( B~vV i:.U'4=-A-G,,(? I C-e>V e,12..eo + Sc 12,.~SJ:>. ~M Vl6W fo~ P6't>e-r+R--t At<Jf oN \T .. AN~e. WS nt-1"1fc ·r~1S IS -r~ P~ec.-T $'01,,.,-u.t,oN FOIL C.~A,TIN~ A \11..Ari>~ pp.-,oJ~c:..-t c,N "tl-HS' -n4l-tT., INFIL.L-S l"IT .. Maple Ridge Town Centre 6 DP Part I: Key Guideline Concepts for the Port Haney Precinct ~ Town Centre Development Permit Area Guidelines Green Building Techniques @ :QiitjN@HtM1M A. Building Setbacks, Form, Mass, and Height Al.8 Al.II Design flexible ground-floor unit spaces in commercial and mixed-use buildings. • Consistent: Yes D NoB Explain: T'-HS' ~I~ IS SIMPL.lof T1>c:> Tl ~HT ,o Pe~rn I 'I '1?-01,.(r-JO r~ G,.OMM &~ClAL . n+e-s-,n 1711'2~'--,L'"f To Tu~ \.-v ~.fT DF c:,t.1.'2-f IS A-L,s o ~ 0 L.e'l-'1' l'Lf' S I O ISv--l l I A I-. Accommodate roof gardens, trellises, and green features. • Consistent: Yes~ No D Explain: Cf IL~ rf'lOrTl-4 p..e-f A~ e-~v It> f:. t> A--r ~ ft.kt> 5 ANO @ L2. t!)1,.4..TC)t>t:Jf'2-AM SN.l"r-'j, A2.8 Site buildings to capitalize on daylight and solar opporhmities. • Consistent: Yes ~ No D Explain: t...01r ~F NATVILAL-U'i\-tT' l"'1Flt-n.,A-,10N VIA L.A12.'iE WtNt>OW> DN NDt'Z--rl4--+ Sot.A'f"l.f ~ACAOE:S·, Sc,i.,.c.'Tl-t S'ICPOJ'l.(~E Pt'2-0V I PrS rof=Z. {2.~sPo N<; I B~ SOL--A~ GA--1 N , W / o V E=taH-AN ti~ To A2.9 Protect solar access to surrounding buildings and minimize wind tunnel effects. P52--&V & N i c::::>VE::12--H eA Tl 1'J ~ • Consistent: Yes ~ No D Explain: s~,1-C)IN'J 1$ S'TePPeD BA-etc-@ L2-,ANP ~,.._S'S"1"1&, (S '1fSrJ~~'r' IN IC~tN'4 W/ SU!&--ft.o\.c,.._..PI N&, B&.tl\...Ot ,•H1J'. B. Building Fa\'.ades, Materials, and Colour Bl.12 Use exterior shading devices to block summer sun. • Consistent: Yes ~ No D Explain: S~~ A2.~Ai;ove.: J,...A~4E OV~FtHAN'iJ ON .SolATif FAc.ADI:. B2. l Design outdoor lighting to minimize light pollution. • Consistent: Yes g No D Explain: WII--L-1!>5-C.ON4:>IPE-~~.t:> IN Ll4tt"T1"1'i /S-L-E-C..'TR.LCAL PL-AN B2.2 Encourage energy efficient lighting. • Consistent: Yes.,81 No □ Explain: &1-~. S'ISTwM.f WlU,.... 9~ Per14~ee> IN Ac.c.cp..op.Nc..li: W/T~ \..,Ji,t-r~s, 6t\.JER4Y 'SrF\?liSNC-"y ~~NC>A!2..P,r B3.4 Select environmentally responsible building materials. • Consistent: Yes ~ No D Explain: DlA12-AB~, l.A,W MA1t-.i1"&NA--NC::-I:= M~~f2...IAL-:S' C:::::H-ofsr-.l. B3.5 Minimize the use ofunsustainable building materials. • Consistent: Yes;gj No D Explain: SE~ ASOY e Maple Ridge Town Centre Green Building Design Guidelines - I Town Centre Development Permit Area Guidelines Green Building Techniques M:ffi'DN@®MW B3.7 Consider life-cycle cost. • Consistent: Yes 181 No D C. Building Site Considerations Cl.5 Locate outdoor plazas to capture the sun. • Consistent: Yes JgJ No D Cl.11 Use materials that are functional, durable and include recycled or salvaged content. • Consistent: Yes ~ No D Explain: ~ e,;, 4 C 1.14 Encourage use of infiltration techniques. • Consistent: Yes 8 No D Explain: GONSIPISR.EP A-1..-,1-+o u.::::-i H TH-IS 1l~HT IN.FIL-L-Sl'l"lf lJ . ) . PlFFIC..U..LT n, PP-oVlOE:. P~te S'S\; c.NlL , C2.6 Locate adequate priority parking in visible areas convenient to entrances. • Consistent: Yes8 No D Explain: C:::.O NS\ C> l!!.14 SP C2.8 Use permeable pavement and infiltration devices on appropriate sites. • Consistent: Yes 8] No D Explain: il-ttS 'i"lc:..tt-T l"1FlL.-t-tlT"'e IS Plf:-i::\CUL-T i'O P~Vf DIS.} PUS~S~ SIS~ c-1 \I l L . C2.9 Provide shade trees and landscaping. • Consistent: Yes (8. No D Explain: l.-AN t>S c..A p IN t; s~ L.-~T I CN f HAY e CA 12.SFL.t U--.,. (::-ON~ l P 1::-~ \S: r, ) ti' A t::>l N. ~ • C2.10 Provide secure and sheltered bicycle storage facilities for short-term uses. • Consistent: Yes~ No D Explain: PP--i)V t .t> ES..P@ !SN T~ C. E ON ST. A"iN e_ C2. l l Provide long-term bicycle parking. • Consistent: Yes8 No D Explain: Pl2ov t DI$ P IN &XC...ISS r O F GtT""( Reo,L\ l f2.l;M ~t .J'~ Maple Ridge Town Centre Green Building Design Guidelines 8 ~ [:.:.::J Town Centre Development Permit Area Guidelines Green Building Techniques M =tulQNfM®iifiM C2.12 Provide end-of-trip facilities. • Consistent: Yes ~ No 8 ~ I Explain: ".EN D o ·F Ti2-IP'' FAC I L l11~J . Pl2-CV 101::.P I N No c.oMME-tU.1,.,.L. GOMfONw'N1 I TH~R.E:t=~12e F-A-C:..U, ... 11"'\ISJ' P~V l t>~t:> IN 1'"1+~ TRAD IT1Z>NAL- C3.4 Minimize impervious paving of the lane. • Consistent: Yes@ No D C3.6 Respect existing grades. • Consistent: Yes ~ No D r<er I D ~NT J ""NIT~_(~~) i kO "ISNC> 0~ T~•P " SSr-tS'E . Explain: \:.X l ST I N&j G{ll..AC>~.S MAINTA l "-1.E-.1:> AS M!.tCl..f ~5 POJS18t..-S . C4.1 Plant street trees. • Consistent: Yes ,.29. No D Explain: S.~ ~ f>l....~TSP A~Nt; St: ~NNI:: • C4.3 Minimize use of high maintenance plants. • Consistent: Yes'gl No D C4.4 Maximize the use of native and climate appropriate species. • Consistent: Yes l8l No D C4.5 C4.6 Consider the inclusion of community gardens. • Consistent: Yes D No ~ Explain: C...ON~l t>E::fLISJ:> B U "T NO'T P~Af f~l.--1:: 6"-1 T-1--1-U' ""Tl4H-Tt"IT"6 , 1,....~t>SC.A1"e AVV\~1,-Y P~v •P~t> rota. S~A!'ONAl-\NT61'2-l=~'t + _'lt;~rL~VrJO S"T~C."'tvl2--1: /~ft. T\-¼~ SNJO'/M~N,... cSf f2.~l l>!:r•rt...r Design and place landscape to facilitate year round moderation of the internal building climate. • Consistent: Yes ?81, No D Explain: PfZ-0¥ f e> ;s I> IN L-A N p £ CA 'P e SP f? C. S C4.7 Minimize erosion potential. • Consistent: Yes ~ No D Maple Ridge Town Centre Green Building Design Guidelines - I Town Centre Development Permit Area Guidelines Green Building Techniques N =ttUONitMflMW C4.9 Provide adequate landscape maintenance. • Consistent: Yes ~ No D Explain: p~vft> ~P I N C.-lr1-JJ:> fC.-l'f.¥ F SP\?C:.S C4. l O Consider incorporating landscape plantings for green features. • Consistent: Yes _a No 0 C4. l l Incorporate low impact stormwater features. • Consistent: Yes~ No D Explain: SIS!:! C&'-1 \ '- C4. l 2 Consider rainwater collection for re-use. • Consistent: Yes D No 18_ Explain: C4.13 Use natural plantings and green space to support habitat. • Consistent: Yes ~ No D Explain: SSE::-\...>.N.P SC.A Pl= PL-AN.S C4.14 Retain existing mature trees. • Consistent: Yes D No~ Explain: Maple Ridge Tow11 Centre Green Building Design Guideli11es ~ ·o SCALE: 12321 Beecher St., Crescent Beach, BC V4A 3A7 604.536.1600 Ankenman Associates Architects Inc.Development For copyright Ankenman Associates Architects Inc. All rights reserved.© DON T. ANDERSON BLDG 22337 ST. ANNE AVE, MAPLE RIDGE BC 2008 A0.1RENDERING FOCUS WEST MARCH 23, 2022 REV DATE DESCRIPTION BY FEB 12 2021 ISSUED FOR 1ST READING EK OCT 21 2021 ISSUED FOR DP EK MAR 23 2022 ISSUED FOR ADP EK 2022-03-25 I I 11 SCALE: 12321 Beecher St., Crescent Beach, BC V4A 3A7 604.536.1600 Ankenman Associates Architects Inc.Development For copyright Ankenman Associates Architects Inc. All rights reserved.© DON T. ANDERSON BLDG 22337 ST. ANNE AVE, MAPLE RIDGE BC 2008 A0.2PERSPECTIVES FOCUS WEST MARCH 23, 2022 SCALE:A0.2 2 SOUTH PERSPECTIVE SCALE:A0.2 5 NORTH PERSPECTIVE REV DATE DESCRIPTION BY FEB 12 2021 ISSUED FOR 1ST READING EK OCT 21 2021 ISSUED FOR DP EK MAR 23 2022 ISSUED FOR ADP EK SCALE:A0.2 1 SOUTH-EAST PERSPECTIVE SCALE:A0.2 3 SOUTH-WEST PERSPECTIVE SCALE:A0.2 6 NORTH-EAST PERSPECTIVE SCALE:A0.2 4 NORTH-WEST PERSPECTIVE ------------ ---.. ,, I I I/ 2022-03-25 SCALE: 12321 Beecher St., Crescent Beach, BC V4A 3A7 604.536.1600 Ankenman Associates Architects Inc.Development For copyright Ankenman Associates Architects Inc. All rights reserved.© 1" = 100'-0" DON T. ANDERSON BLDG 22337 ST. ANNE AVE, MAPLE RIDGE BC 2008 A0.6SITE ANALYSIS FOCUS WEST MARCH 23, 2022 REV DATE DESCRIPTION BY MAR 23 2022 ISSUED FOR ADP EK PROJECT DESCRIPTION FocusWest Developments Inc has applied to rezone the site at 22337 St Anne Avenue into a 5-storey, 20 unit wood frame residential building. This site is amicably known as the 'missing tooth' along the north side of St Anne Ave, flanked by an existing 4 storey mixed-use development to the east and a newly completed 4-storey residential building to the west. The proposed development seeks rezoning from RS-1 (Single Family Urban Residential) to RM2 (Medium Density Apartment Residential). While RM2 allows for 1.8 FAR, the development is seeking additional density through the "Amenity Bonus Contribution" to increase the FAR to 2.5. All the surrounding properties to the south, east and west are designated as 'Port Haney Multi-Family, Commercial and Mixed-Use' in the OCP, and the proposed development complies with this designation. The proposal seeks to increase the allowable height from 4 to 5 storeys. This request is in keeping with proposed developments to the south, and creates a viable project for this small leftover parcel. The proposal also requests a variance for setbacks for the front & sides of the building, similar to the existing building to the east. At the west, our proposal steps back at Level 2 and above, providing a 4.25m setback where adjacent to existing suites, to prevent overlook. This building is a 'practical modern' aesthetic that incorporates a brick base as an homage to the historic Port Haney area. The massing takes cues from the recently completed 'Verve', a similarly sized residential development for Forge Developments in White Rock. The proposed building incorporates large overhangs on the south facade, abundant facade articulation, durable materials and lots of glazing to allow natural light into the suites. Because of the 0.0m setbacks at east & west, firewalls are required; to create some playfulness on these facades, a honeycomb pattern was created in split face concrete block in contrasting colours. Access to parking is via a lane at the north, with two levels of covered parking. Level 1 parking is screened with a decorative metal screen on the St Anne side, to create some visual interest for the pedestrian. This tight site achieves 23 parking stalls, a variance from the required 34 stalls. The requirement for secured bicycle parking is met and exceeded, providing 5 extra bike parking stalls to supplement the available vehicle parking. The site is also quite close to transit. The proposed 2,031 m2 residential project complies with the requirements for outdoor amenity, providing south-facing space at L2 accessible to all residents. A variety of unit sizes, ranging from small 1 to larger 2 bedroom units, offers opportunities for different demographics within the building. SUSTAINABILITY CONCEPT There will be an ongoing discussion with our clients regarding sustainability and smart material choices. The following features are anticipated to be incorporated into the proposed residential development, to address sustainability and increase envelope performance: ·Large overhangs on south facing units for shading in the hot summer months ·Increase stud spacing for wood frame construction to reduce wood use in framing. ·Use of engineered wood products, flooring sheathing and structural systems to reduce use of dimensional lumber. ·Use of cementitious cladding products for exterior durability, reducing the required maintenance program. ·Use of roofing with a minimum 25-year warranty. ·Use of Low-E coatings, on the applicable surfaces, for energy efficient windows. ·Utilize high efficiency lighting and Energy Star labeled appliances. ·Utilize low flush toilets and low VOC paints. ·Utilize night sky friendly exterior lighting. ·Incorporate permeable paving into exterior hard landscape surfaces where possible. ·Increase the R value of insulation within stud cavity at exterior building envelope. PRECEDENT IMAGES, MASSING, 'THE VERVE' CONTEXT PLAN PRECEDENT IMAGES, MATERIAL PALETTE 2022-03-25 20 . 1 2 0 m 40.205 m 1 2 3 4 5 6 7 8 A B C D ADJACENT BUILDING 20 . 1 1 7 m 40.199 m ADJACENT BUILDING NE W C O N C R E T E S I D E W A L K CO N C R E T E S I D E W A L K ST . A N N E A V E N U E LA N E BLD G 0 . 0 2 m C L E A R BL D G 0 . 0 4 m C L E A R CE N T E R L I N E O F L A N E GU T T E R L I N E GU T T E R L I N E GU T T E R L I N E GU T T E R L I N E GUTTERLINE EDGE OF PAVEMENT ED G E O F P A V E M E N T VEST. STAIRS SLOPE DN 8%SLOPE DN 15.5%STAIRS LOBBY LOBBYELEV. DN UP DN EXIT STAIRS UP 86.71 ft 26.43 m 86.71 ft 26.43 m 84.40 ft 25.72 m 85.20 ft25.97 m 87.27 ft26.60 m 88.27 ft 26.90 m 85.20 ft25.97 m LEVEL 2 ABOVE 100'-6 1/4" 6'-4 1/2"8'-0"32'-0"5'-1 3/4"14'-5 1/2"27'-6 1/2"7'-0" 65 ' - 1 1 / 4 " 20 ' - 1 0 1 / 2 " 22 ' - 0 " 22 ' - 2 3 / 4 " SETBACK TO LEVEL 2 WALL 6.18 m SETBACK TO LEVEL 2 DECK 3.75 m SETBACK TO L1 & L2 WALL & L2 DECK 5.30 m SETBACK 0.00 m SETBACK 0.11 m 4.25 m SLOPE DN 4.8%SLOPE DN 5.0% GARBAGE [23'-0 3/4"] 7.03 m [20'-0"] 6.10 m [25'-11 1/2"] 7.91 m LEVEL 2 ABOVE 86.71 ft 26.43 m 86.71 ft 26.43 m 85.20 ft 25.97 m 85.20 ft 25.97 m 89.08 ft 27.15 m 6 OVERHEAD GATE AUTOMATICDOOR OPERNER EXISTING ASPHALT SIDEWALK PARKADE EXHAUST 1 3 VISITOR 1 3 VISITOR (SMALL)MECH.ELEC. VISITOR 4 26.43 m26.86 m27.43 m26.51 m25.97 mSYNOPSIS ZONING: EXISTING: RS-1 PROPOSED: RM-2 (W/VARIANCES) LEGAL ADDRESS: LOT 12 BLOCK 5 DISTRICT LOT 398 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 155 CIVIC ADDRESS: 22337 ST. ANNE AVENUE, MAPLE RIDGE, BC SITE AREA: GROSS SITE AREA: 808.80 SM (8,705.89 SF) SITE COVERAGE: BLDG & STRUCTURE 687. 06 SM / 808.80 SM = 84.95% SURFACE PARKING 86.41 SM / 808.80 SM = 10.68% TOTAL 95.63% PROVIDED SETBACKS PL TO L1 WALL FACE PL TO L2 WALL FACE PL TO DECK FRONT (SOUTH) 0.20 M 3.66 M 0.00 M REAR (NORTH) 5.30 M 5.30 M 5.30 M SIDE 1 (EAST)0.00 M 0.00 M N/A SIDE 2 (WEST) 0.00 M 0.00 M N/A GROSS FLOOR AREA LEVEL 1 93.83 SM (1,010 SF) LEVEL 2 484.40 SM (5,215 SF) LEVEL 3 484.40 SM (5,215 SF) LEVEL 4 484.40 SM (5,215 SF) LEVEL 5 484.40 SM (5,215 SF) TOTAL 2,031.43 SM (21,870 SF) BUILDING HEIGHT 22 M RESIDENT PARKING REQUIRED:1.5x20 UNITS = 30 STALLS PROVIDED:1.0x20 UNITS = 20 STALLS VISITOR PARKING REQUIRED:0.2x20 UNITS = 4 STALLS PROVIDED:= 3 STALLS BICYCLE STORAGE REQUIRED:0.25 x20 UNITS = 5 STALLS PROVIDED: 10 STALLS OUTDOOR AMENITY REQUIRED:1M2 x20 UNITS= 20M2 PROVIDED:71.72M2/772 SF FLOOR AREA RATIO 2,031.43 SM / 808.80 SM = 2.5 UNIT COUNT 1BED 1BED+DEN 2BED TOTAL LEVEL 2 1 3 1 5 LEVEL 3 - 3 2 5 LEVEL 4 - 3 2 5 LEVEL 5 - 3 2 5 TOTAL 1 12 7 20 SCALE: 12321 Beecher St., Crescent Beach, BC V4A 3A7 604.536.1600 Ankenman Associates Architects Inc.Development For copyright Ankenman Associates Architects Inc. All rights reserved.© As indicated DON T. ANDERSON BLDG 22337 ST. ANNE AVE, MAPLE RIDGE BC 2008 A1.1SITE PLAN FOCUS WEST MARCH 23, 2022 SCALE:1/8" = 1'-0"A1.1 1 SITE PLAN REV DATE DESCRIPTION BY FEB 12 2021 ISSUED FOR 1ST READING EK OCT 21 2021 ISSUED FOR DP EK MAR 23 2022 ISSUED FOR ADP EK I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 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 :_J~ ---, I I I \ \. \. \ \ I I I ---+-I I 1 A4.1 1 A4.1 77.40 ft 23.59 m STORAGE STAIRS [20'-0"] 6.10 m [23'-0 3/4"] 7.03 m [0'-8"] 0.20 m [10'-0"] 3.05 m [0'-8"] 0.20 m [4'-0"] 1.22 m [0'-8"] 0.20 m [3'-8"] 1.12 m MACH.VEST. STAIRS. [2'-9 1/2"] 0.85 m [8'-2 1/4"] 2.50 m [8'-2 1/4"] 2.50 m [8'-2 1/4"] 2.50 m [1'-0"] 0.30 m [18'-0 1/2"] 5.50 m 3 A4.1 3 A4.1 8 13 15 16 18 77.40 ft 23.59 m 77.40 ft 23.59 m 76.71 ft 23.38 m 76.71 ft 23.38 m SLOPE DN 5.0% SLOPE UP 8% 78.20 ft 23.83 m SLOPE UP 15.5% 75.20 ft 22.92 m [1'-9 147/256"] 0.55 m [8'-2 109/256"] 2.50 m [8'-2 109/256"] 2.50 m [1'-9 147/256"] 0.55 m 19 20 SLOPE DN 3.8% 75.20 ft 22.92 m 76.71 ft 23.38 m 75.20 ft 22.92 m 76.71 ft 23.38 m 76.71 ft23.38 m UP UP 1 2 3 4 5 6 7 8 A B C D 2 A4.1 2 A4.1 [1'-0"] 0.30 m [12'-5 1/2"] 3.80 m [8'-2 1/4"] 2.50 m [9'-2 1/4"] 2.80 m [9'-2 1/4"] 2.80 m [9'-2 1/4"] 2.80 m [3'-4 1/4"] 1.02 m [24'-8 1/4"] 7.52 m [18'-0 1/2"] 5.50 m [18'-0 1/2"] 5.50 m [20'-0"] 6.10 m [18'-0 1/2"] 5.50 m ADJACENT BUILDING 100'-6 1/4" 6'-4 1/2"8'-0"32'-0"5'-1 3/4"14'-5 1/2"27'-6 1/2"7'-0" 65'-1 1/4" 20'-10 1/2" 22'-0" 22'-2 3/4" ELEV. BIKE STORAGE (10) [6'-0"] 1.83 m [4'-0"] 1.22 m [0'-8"] 0.20 m [10'-0 1/4"] 3.05 m [0'-8"] 0.20 m [1'-0"] 0.30 m [8'-2 1/4"] 2.50 m [8'-2 1/4"] 2.50 m [8'-2 1/4"] 2.50 m [1'-0"] 0.30 m [4'-0"] 1.22 m 7 [1'-0"] 0.30 m [9'-2 1/4"] 2.80 m [20'-8 1/4"] 6.31 m [4'-0 1/2"] 1.23 m9101112 20'-2 1/4" [18'-0 1/2"] 5.50 m 14 1714 RESIDENTIAL STALLS 1'-7 1/2" 0.50 m SCALE: 12321 Beecher St., Crescent Beach, BC V4A 3A7 604.536.1600 Ankenman Associates Architects Inc.Development For copyright Ankenman Associates Architects Inc. All rights reserved.© 3/16" = 1'-0" DON T. ANDERSON BLDG 22337 ST. ANNE AVE, MAPLE RIDGE BC 2008 A2.1FLOOR PLAN FOCUS WEST MARCH 23, 2022 SCALE:3/16" = 1'-0"A2.1 1 U/G PARKING REV DATE DESCRIPTION BY FEB 12 2021 ISSUED FOR 1ST READING EK OCT 21 2021 ISSUED FOR DP EK MAR 23 2022 ISSUED FOR ADP EK ~->,"'"'"'"'"' "'"' "'"'"' ~ ~ 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 I I I I 7 -------1 --1-----------T-I I I I I I I I"' I I 1- I I I I I I + I I I I I tJ 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 =----=-=-~=--=-==----:.--==lllt---- --e I I I I I I I i ---~--+----------1---+------ 1- I I I I I I I I I I I I I I I I I ---1----+---------1--~ ------- I I I I 2022-03-25 ~ I I 11 1 A4.1 1 A4.1 3 A4.1 3 A4.1 1 SLOPE DN 4.8% 86.71 ft 26.43 m VEST. STAIRS 86.71 ft 26.43 m 86.71 ft 26.43 m 86.71 ft26.43 m 86.71 ft 26.43 m 85.20 ft 25.97 m SLOPE DN 5.0% SLOPE DN 8%SLOPE DN 15.5% 84.40 ft 25.72 m 85.20 ft 25.97 m GARBAGE EXIT STAIRS STAIRS LOBBY LOBBY 85.20 ft 25.97 m ELEV. DECORATIVE SCREEN DN UP DN 1 2 3 4 5 6 7 8 A B C D 2 A4.1 UP PMT LOCATION [3'-8"] 1.12 m [8'-0"] 2.44 m [10'-2"] 3.10 m [1'-0"] 0.30 m [7'-10 1/2"] 2.40 m [12'-4"] 3.76 m [41'-0 1/4"] 12.50 m [18'-0 1/2"] 5.50 m ELEC.MECH. 87.27 ft 26.60 m 88.27 ft 26.90 m 85.20 ft 25.97 m 100'-6 1/4" 6'-4 1/2"8'-0"32'-0"5'-1 3/4"14'-5 1/2"27'-6 1/2"7'-0" 65'-1 1/4" 20'-10 1/2" 22'-0" 22'-2 3/4" LEVEL 2 ABOVE LEVEL 2 ABOVE ADJACENT BUILDING [23'-0 3/4"] 7.03 m [20'-0"] 6.10 m [25'-11 1/2"] 7.91 m [6'-4"] 1.93 m [0'-8"] 0.20 m [5'-1 1/2"] 1.56 m4'-0" 3'-8" 4 95/256" [4'-9 1/2"] 1.46 m 7 97/128" 4 33/128" 8'-0" 3'-8" 8'-4" 3" 7 223/256" 3'-1 1/4"1'-10 1/2" 9'-0" 6'-4" 15'-6"22'-11 5/32" 37'-11" 3'-0 1/2"5'-1 3/4"2'-0 31/256" 4 7/8" 7'-6"1'-2"3'-4 1/2" 7'-1 223/256" [4'-0 1/2"] 1.23 m 89.08 ft 27.15 m 85.20 ft 25.97 m 85.20 ft 25.97 m [50'-10 1/256"] 15.49 m [20'-0"] 6.10 m VISITOR 3 VISITOR STALLS 6 RESIDENTIAL STALLS 1 4 OVERHEAD GATE AUTOMATIC DOOR OPERNER 3.70 m 0.82 m 1.63 m 1.73 m 5'-11 7/8" 1.83 m PARKADE EXHAUST 15'-8" 4.78 m VISITOR 3'-4" 1.02 m 9'-2 1/4" 2.80 m 18'-4 1/2" 5.60 m 8'-2 1/2" 2.50 m 12'-5 1/2" 3.80 m 1'-0" 0.30 m 18'-3 3/8" 5.57 m 13'-1 15/16" 4.01 m 3'-10" 1.17 m VISITOR (SMALL) 6 (SLAB?)(SLAB?) 9'-10 3/4" 3.02 m 11'-9 11/16" 3.60 m 3 3 SCALE: 12321 Beecher St., Crescent Beach, BC V4A 3A7 604.536.1600 Ankenman Associates Architects Inc.Development For copyright Ankenman Associates Architects Inc. All rights reserved.© 3/16" = 1'-0" DON T. ANDERSON BLDG 22337 ST. ANNE AVE, MAPLE RIDGE BC 2008 A2.2FLOOR PLAN FOCUS WEST MARCH 23, 2022 SCALE:3/16" = 1'-0"A2.2 1 LEVEL 1 REV DATE DESCRIPTION BY FEB 12 2021 ISSUED FOR 1ST READING EK OCT 21 2021 ISSUED FOR DP EK MAR 23 2022 ISSUED FOR ADP EK 7 I i I I I 7 ------r---7--------------- I ·,,<l -<>---------------+---------+----------II------____., ---t- ' .t d. <1 I . I --,- 8 ------ I I ~ I I __ t" __ _ _I _____ _ I : I I L __ ---------------, r-------------,-------------J I I - - -·1-- - - - - - - - - - - - - -·1-- -·1-- - - - - - - - - I I I I I I I ----+--I---+-- -- -- - I : I ~---------------"--------------------------------c -------r----------r I I I I I ~ I I I ~---------- -- ---1----1-- I I I ,,,,1111,,, ,, DA 11 ,, ~~e. f:icL, ,,, ,, e,_,"\ •••••••• 'T/)-,' ,' S' •••~ R-KE4;,•.. '.,. ~ l<j .-~ 'T~. -:. ::e::"-,I' -::. . =.: -. --. --. --• ,,. It I I I I f----+----'I I 2t22~·--------------+5 11 ~ W/D W/D W/D W/D W/D 1 A4.1 1 A4.1 3 A4.1 3 A4.1 UP DN STAIRS CO R R I D O R UP STAIRS 1 2 3 4 5 6 7 8 A B C D 2 A4.1 2 A4.1 EXIT STAIRSDN 1BED+DEN 795 SF 1BR 655 SF 2 BED 1,084 SF 1BED+DEN 974 SF 100'-6 1/4" 6'-4 1/2"8'-0"32'-0"5'-1 3/4"14'-5 1/2"27'-6 1/2"7'-0" 65'-1 1/4" 20'-10 1/2" 22'-0" 22'-2 3/4" GROSS FLOOR AREA 5,215 SFDECK DECK DECK DECK DECK ADJACENT BUILDING 1BED+DEN 740 SF ELECT. CLOSET ELEV. [13'-9 1/2"] SETBACK FROM WEST PL 4.20 m 3" 3'-8" 3'-8" 7 219/256" 3'-10 1/2" OUTDOOR AMENITY 767 SF 3'-8" ACCESSIBLE DOOR OPENER SCALE: 12321 Beecher St., Crescent Beach, BC V4A 3A7 604.536.1600 Ankenman Associates Architects Inc.Development For copyright Ankenman Associates Architects Inc. All rights reserved.© 3/16" = 1'-0" DON T. ANDERSON BLDG 22337 ST. ANNE AVE, MAPLE RIDGE BC 2008 A2.3FLOOR PLAN FOCUS WEST MARCH 23, 2022 SCALE:3/16" = 1'-0"A2.3 1 LEVEL 2 REV DATE DESCRIPTION BY FEB 12 2021 ISSUED FOR 1ST READING EK OCT 21 2021 ISSUED FOR DP EK MAR 23 2022 ISSUED FOR ADP EK () ---- ------v -----tt ________ lJ- 0 8 2022-03-25 ~ I I 11 W/D W/D W/D W/D W/D 1 A4.1 1 A4.1 3 A4.1 3 A4.1 UP DN STAIRS UP DN STAIRS CO R R I D O R 1 2 3 4 5 6 7 8 A B C D 2 A4.1 2 A4.1 2 BED 1,084 SF 2 BED 1,038 SF 100'-6 1/4" 6'-4 1/2"8'-0"32'-0"5'-1 3/4"14'-5 1/2"27'-6 1/2"7'-0" 65'-1 1/4" 20'-10 1/2" 22'-0" 22'-2 3/4" GROSS FLOOR AREA 5,215 SF DECK DECK ADJACENT BUILDING ELECT. CLOSET ELEV. DECK DECK DECK 1BED+DEN 790 SF 1BR+DEN 760 SF 1BED+DEN 740 SF 10'-0 3/8" 4 3/4" 9'-0" SCALE: 12321 Beecher St., Crescent Beach, BC V4A 3A7 604.536.1600 Ankenman Associates Architects Inc.Development For copyright Ankenman Associates Architects Inc. All rights reserved.© 3/16" = 1'-0" DON T. ANDERSON BLDG 22337 ST. ANNE AVE, MAPLE RIDGE BC 2008 A2.4FLOOR PLAN FOCUS WEST MARCH 23, 2022 SCALE:3/16" = 1'-0"A2.4 1 LEVEL 3 (LEVELS 4 & 5 SIMILAR) REV DATE DESCRIPTION BY FEB 12 2021 ISSUED FOR 1ST READING EK OCT 21 2021 ISSUED FOR DP EK MAR 23 2022 ISSUED FOR ADP EK 9 9 9 ii i ~ 9 ? j) --1 -~--+"-~-----_-□_E-_11 _H ~-~~ □r,□ 0 ·-------=:~-----~ I ~ CJ I : ◊ k), ,, : ~ : I ' 0 ' j W ◊ iO I 7 - - - -lm~~i-11!1111111111111 .. ------- -I-- - - - - - - - --=-I -- - --, - - - - - 1 l;J---LL-ta------+~~-~~----------;==;f~ □11 I I I II□ .-..~ 1 I ----~ I -----~ I I □ I □ I I I I~~~~>---I I ~ □ □ I I I ,,,1111,,, I '' ' I I I I <'·'.,_~EDA.Re 1,.,. I ,, r:,,(,,~ ••••••• Jt/>-,.,.,.,. I I =1-f3>f' R ""•;,;, <"c,;',. . I ---~-----------1----~-------------: ~ .~ =--c -"e : * . -~ I -1 ~----1--,--~~ --~~\ .. ..•· : .... J I I 11 ... ., '.lrt}': •••• •• • ~(?j , .... "11 1SH C \.\) ,,,,,,,,,, 2022-03-25 ~ 1 A4.1 1 A4.1 3 A4.1 3 A4.1 1 2 3 4 5 6 7 8 A B C D 2 A4.1 2 A4.1 100'-6 1/4" 6'-4 1/2"8'-0"32'-0"5'-1 3/4"14'-5 1/2"27'-6 1/2"7'-0" 65'-1 1/4" 20'-10 1/2" 22'-0" 22'-2 3/4" ROOF ROOFROOF 147.35 ft44.91 m 143.85 ft 43.85 m 140.35 ft 42.78 m PROPOSED ROOF TOP UNIT WITH SCREENING ELEV. SHAFT ROOF HATCH ADJACENT BUILDING SCALE: 12321 Beecher St., Crescent Beach, BC V4A 3A7 604.536.1600 Ankenman Associates Architects Inc.Development For copyright Ankenman Associates Architects Inc. All rights reserved.© 3/16" = 1'-0" DON T. ANDERSON BLDG 22337 ST. ANNE AVE, MAPLE RIDGE BC 2008 A2.5ROOF PLAN FOCUS WEST MARCH 23, 2022 REV DATE DESCRIPTION BY FEB 12 2021 ISSUED FOR 1ST READING EK OCT 21 2021 ISSUED FOR DP EK MAR 23 2022 ISSUED FOR ADP EK SCALE:3/16" = 1'-0"A2.5 1 ROOF 9 9 9 I I I I I I =F~-r-~ ,-·-·I : I I I I I I I ,----- I I ti ----t------- 1 I I I i -- --~ ---=--=~ I I I I I I I I I "'1----------1 t-----i-----i------------ ~ -I I 8 9? L 9 I I ~ -------------- 1 I I ----------I I I I I I I I I I -I------_:_-----!--I I I I I I I I - - --------v I I I I I I 11 2022-03-25 ~ LEVEL 1 87' - 3 1/4" [26.60 m] LEVEL 2 97' - 3 1/4" [29.65 m] ROOF139' - 4 1/4" [42.48 m] 1 A4.1 U/G PARKING76' - 8 1/2" [23.38 m] T/O LOWER ROOF 143' - 10 1/4" [43.85 m] 3.22 m 10'-6 3/4" 3.05 m 10'-0" 3.44 m 11'-3 1/4" 3.13 m 10'-3 1/4" 3.13 m 10'-3 1/4" 3.13 m 10'-3 1/4" 1.37 m 4'-6" 1.07 m 3'-6" 3.35 m 11'-0" LEVEL 3 108' - 6 1/2" [33.08 m] LEVEL 4 118' - 9 3/4" [36.21 m] LEVEL 5 129' - 1" [39.34 m] 3 A4.1A B C D2 A4.1 ADJACENT BLDG TO EAST OF PROPOSED DEVELOPMENT ADJACENT BLDG TO WESTOF PROPOSED DEVELOPMENT 19.84 m 65'-1 1/4" 6.36 m 20'-10 1/2" 6.71 m 22'-0" 6.78 m 22'-2 3/4" T/O UPPER ROOF 147' - 4 1/4" [44.91 m] MAX. BLDG HEIGHT 158' - 4 1/4" [48.27 m] 21.67 m 71'-1" 7 225/256"3" LEVEL 1 87' - 3 1/4" [26.60 m] LEVEL 2 97' - 3 1/4" [29.65 m] ROOF139' - 4 1/4" [42.48 m] U/G PARKING76' - 8 1/2" [23.38 m] T/O LOWER ROOF 143' - 10 1/4" [43.85 m] 11'-0" 3.35 m 3'-6" 1.07 m 4'-6" 1.37 m 10'-3 1/4" 3.13 m 10'-3 1/4" 3.13 m 10'-3 1/4" 3.13 m 11'-3 1/4" 3.44 m 10'-0" 3.05 m 10'-6 3/4" 3.22 m LEVEL 3 108' - 6 1/2" [33.08 m] LEVEL 4 118' - 9 3/4" [36.21 m] LEVEL 5 129' - 1" [39.34 m] 12345678 ADJACENT BLDG 100'-6 1/4" 30.64 m 7'-0" 2.13 m 27'-6 1/2" 8.39 m 14'-5 1/2" 4.41 m 5'-1 3/4" 1.57 m 32'-0" 9.75 m 8'-0" 2.44 m 6'-4 1/2" 1.94 m T/O UPPER ROOF 147' - 4 1/4" [44.91 m] MAX. BLDG HEIGHT 158' - 4 1/4" [48.27 m] 71'-1" 21.67 m ST . A N N E A V E N U E LA N E LEVEL 1 87' - 3 1/4" [26.60 m] LEVEL 297' - 3 1/4" [29.65 m] ROOF 139' - 4 1/4" [42.48 m] 1 A4.1 U/G PARKING 76' - 8 1/2" [23.38 m] T/O LOWER ROOF143' - 10 1/4" [43.85 m] 3.35 m 11'-0" 1.07 m 3'-6" 1.37 m 4'-6" 3.13 m 10'-3 1/4" 3.13 m 10'-3 1/4" 3.13 m 10'-3 1/4" 3.44 m 11'-3 1/4" 3.05 m 10'-0" 3.22 m 10'-6 3/4" LEVEL 3 108' - 6 1/2" [33.08 m] LEVEL 4 118' - 9 3/4" [36.21 m] LEVEL 5 129' - 1" [39.34 m] 3 A4.1 ABCD2 A4.1 ADJACENT BLDG TO EAST OF PROPOSED DEVELOPMENT ADJACENT BLDG TO WEST OF PROPOSED DEVELOPMENT 19.84 m 65'-1 1/4" 6.36 m 20'-10 1/2" 6.71 m 22'-0" 6.78 m 22'-2 3/4" T/O UPPER ROOF 147' - 4 1/4" [44.91 m] MAX. BLDG HEIGHT 158' - 4 1/4" [48.27 m] 21.67 m 71'-1" 3" 3'-6" 4'-6" 10'-3 1/4" 10'-3 1/4" 10'-3 1/4" 11'-3 1/4" 10'-0" 10'-6 3/4" 60'-1" LEVEL 1 87' - 3 1/4" [26.60 m] LEVEL 297' - 3 1/4" [29.65 m] ROOF 139' - 4 1/4" [42.48 m] U/G PARKING 76' - 8 1/2" [23.38 m] T/O LOWER ROOF143' - 10 1/4" [43.85 m] 3.35 m 11'-0" 1.07 m 3'-6" 1.37 m 4'-6" 3.13 m 10'-3 1/4" 3.13 m 10'-3 1/4" 3.13 m 10'-3 1/4" 3.44 m 11'-3 1/4" 3.05 m 10'-0" 3.22 m 10'-6 3/4" LEVEL 3 108' - 6 1/2" [33.08 m] LEVEL 4 118' - 9 3/4" [36.21 m] LEVEL 5 129' - 1" [39.34 m] 1 2 3 4 5 6 7 8 30.64 m 100'-6 1/4" 1.94 m 6'-4 1/2" 2.44 m 8'-0" 9.75 m 32'-0" 1.57 m 5'-1 3/4" 4.41 m 14'-5 1/2" 8.39 m 27'-6 1/2" 2.13 m 7'-0" T/O UPPER ROOF 147' - 4 1/4" [44.91 m] MAX. BLDG HEIGHT 158' - 4 1/4" [48.27 m] 21.67 m 71'-1" ST . A N N E A V E N U E LA N E SCALE: 12321 Beecher St., Crescent Beach, BC V4A 3A7 604.536.1600 Ankenman Associates Architects Inc.Development For copyright Ankenman Associates Architects Inc. All rights reserved.© 3/32" = 1'-0" DON T. ANDERSON BLDG 22337 ST. ANNE AVE, MAPLE RIDGE BC 2008 A3.1ELEVATIONS FOCUS WEST MARCH 23, 2022 SCALE:3/32" = 1'-0"A3.1 1 NORTH ELEVATION (LANE) SCALE:3/32" = 1'-0"A3.1 2 EAST ELEVATION SCALE:3/32" = 1'-0"A3.1 3 SOUTH ELEVATION (ST. ANNE AVENUE) SCALE:3/32" = 1'-0"A3.1 4 WEST ELEVATION REV DATE DESCRIPTION BY FEB 12 2021 ISSUED FOR 1ST READING EK OCT 21 2021 ISSUED FOR DP EK MAR 23 2022 ISSUED FOR ADP EK --------------- I I I -i - - - - -----+ I I I -~ -- -- -----+ I I I iji,,iiliiiiiii ..... ••"--~ - - - - -----+ I I I I -----------r-,--1---~ --------+ I! I j_ I ! -----rr---1-I --1---,r-----------+ I I I ------1----- 1 I I I ___ __j __ _ I I I I I -----+--- I I I I ------+--------+ 2022-03-25 I I 11 E1 MATERIAL:JAMES HARDIE ASPYRE ARTISAN SERIES SHIPLAP SIDING VERTICALLY INSTALLED 9" EXPOSURE COLOUR:TO MATCH HARDIE PLANK NIGHT GREY E2 E8 E4 MATERIAL:HARDIE PANEL CEDDARMILL PANEL C/W 1 1/2"x3/4" BATTENS @ 12" O/C COLOUR:WOODGRAIN FINISH FISHER CEDARTONE 2.0 MATERIAL:VINYL DOOR/WINDOW FRAME C/W CLEAR DOUBLE GLAZING COLOUR:TO MATCH CASCADIA CLAY 173 MATERIAL:METAL CHANNEL/BENT STEEL PLATE FASCIA ON STANDOFF HARDWARE COLOUR:TO MATCH BENJAMIN MOORE 2 126-40 SWEATSHIRT GREY E5 MATERIAL:METAL RAILINGS C/W OPAQUE TEMPERED GLAZING COLOUR:TO MATCH BENJAMIN MOORE 2126-40 SWEATSHIRT GREY E3 E6 E7 MATERIAL:BRICK VENEER I.XL HEBRON COLOUR:GOLDENROD VELOUR OR RED SMOOTH MATERIAL:CANTILEVERED CONCRETE CANOPY C/W METAL CHANNEL/BASE PLATE COLOUR:FASCIA - TO MATCH BENJAMIN MOORE 2126-40 SWEATSHIRT GREY MATERIAL:THERMALLY BROKEN ALUMINUM CURTAIN WALL SYSTEM C/W CLEAR DOUBLE GLAZING COLOUR:TO MATCH STARLINE WINDOWS SILVER E9 MATERIAL:PERFORATED METAL DECORATIVE SCREEN COLOUR:TO MATCH BENJAMIN MOORE 2090-30 TERRA COTTA TILE E10 MATERIAL:PAINTED INSULATED METAL DOOR COLOUR:TO MATCH BENJAMIN MOORE 2090-30 TERRA COTTA TILE E11 MATERIAL:SMOOTH FACE COLOUR:BASALITE SANDSTONE E12 MATERIAL:SPLIT FACE CONCRETE BLOCK COLOUR:BASALITE SANDSTONE E13 MATERIAL:VINYL-LOK FORM LINER COLOUR:EXPOSED HORIZONTAL BOARD FORMED CONCRETE CLEAR SEALED E2E1 E3 E4 E5 E6 E7 E8 E10 E9 E11 E12 E13 SCALE: 12321 Beecher St., Crescent Beach, BC V4A 3A7 604.536.1600 Ankenman Associates Architects Inc.Development For copyright Ankenman Associates Architects Inc. All rights reserved.© As indicated DON T. ANDERSON BLDG 22337 ST. ANNE AVE, MAPLE RIDGE BC 2008 A3.3COLOUR BOARD FOCUS WEST MARCH 23, 2022 REV DATE DESCRIPTION BY OCT 21 2021 ISSUED FOR DP EK MAR 23 2022 ISSUED FOR ADP EK SOUTH ELEVATION WEST ELEVATION □ □ ==□ □ □ □ □ □ □ □ 2022-03-25 I I 11 LEVEL 187' - 3 1/4" [26.60 m] LEVEL 2 97' - 3 1/4" [29.65 m] ROOF 139' - 4 1/4" [42.48 m] U/G PARKING 76' - 8 1/2" [23.38 m] T/O LOWER ROOF 143' - 10 1/4" [43.85 m] LEVEL 3 108' - 6 1/2" [33.08 m] LEVEL 4 118' - 9 3/4" [36.21 m] 3.35 m 11'-0" 1.07 m 3'-6" 1.37 m 4'-6" 3.13 m 10'-3 1/4" 3.13 m 10'-3 1/4" 3.13 m 10'-3 1/4" 3.44 m 11'-3 1/4" 3.05 m 10'-0" 3.22 m 10'-6 3/4" LEVEL 5 129' - 1" [39.34 m] 9'-7 9/32" 1 2 3 4 5 6 7 8 1.94 m 6'-4 1/2" 2.44 m 8'-0" 9.75 m 32'-0" 1.57 m 5'-1 3/4" 4.41 m 14'-5 1/2" 8.39 m 27'-6 1/2" 2.13 m 7'-0"30.64 m 100'-6 1/4" 77.40 ft 23.59 m 78.20 ft 23.83 m 84.40 ft 25.72 m 85.20 ft 25.97 m 75.20 ft22.92 m 88.27 ft 26.90 m 8.0% 15.5% 8.0%ST . A N N E A V E N U E LA N E PL PL T/O UPPER ROOF147' - 4 1/4" [44.91 m] MAX. BLDG HEIGHT 158' - 4 1/4" [48.27 m] 21.67 m 71'-1" 8'-0" 7'-0 1/2" 9'-3 1/4" 9'-3 1/4" 9'-3 1/4" 10'-3 1/4" 1BED+DEN 1BED+DEN 1BED+DEN 1BR LEVEL 1 PRKG LEVEL 2 PRKG 6'-11 7/16" 2.12 m LEVEL 187' - 3 1/4" [26.60 m] LEVEL 2 97' - 3 1/4" [29.65 m] ROOF 139' - 4 1/4" [42.48 m] U/G PARKING 76' - 8 1/2" [23.38 m] T/O LOWER ROOF 143' - 10 1/4" [43.85 m] LEVEL 3 108' - 6 1/2" [33.08 m] LEVEL 4 118' - 9 3/4" [36.21 m] LEVEL 5 129' - 1" [39.34 m] 1 2 3 4 5 6 7 8 3.35 m 11'-0" 1.07 m 3'-6" 1.37 m 4'-6" 3.13 m 10'-3 1/4" 3.13 m 10'-3 1/4" 3.13 m 10'-3 1/4" 3.44 m 11'-3 1/4" 3.05 m 10'-0" 3.22 m 10'-6 3/4" 30.64 m 100'-6 1/4" 2.13 m 7'-0" 8.39 m 27'-6 1/2" 4.41 m 14'-5 1/2" 1.57 m 5'-1 3/4" 9.75 m 32'-0" 2.44 m 8'-0" 1.94 m 6'-4 1/2" 89.08 ft 27.15 m 140.35 ft 42.78 m 85.20 ft 25.97 m 77.40 ft23.59 m 76.71 ft 23.38 m 75.20 ft 22.92 m 5.0% 3.8% ST . A N N E A V E N U E PL PL LA N E T/O UPPER ROOF147' - 4 1/4" [44.91 m] MAX. BLDG HEIGHT 158' - 4 1/4" [48.27 m] 21.67 m 71'-1" 11'-0" 9'-3 1/4" 9'-3 1/4" 10'-3 1/4" 1BED+DEN 1BED+DEN 1BED+DEN 1BED+DEN 1BED+DEN 2BED 2BED 2BED CO R R . CO R R . CO R R . CO R R . LEVEL 1 PRKG LEVEL 2 PRKG LEVEL 1 87' - 3 1/4" [26.60 m] LEVEL 2 97' - 3 1/4" [29.65 m] ROOF 139' - 4 1/4" [42.48 m] U/G PARKING 76' - 8 1/2" [23.38 m] T/O LOWER ROOF 143' - 10 1/4" [43.85 m] LEVEL 3 108' - 6 1/2" [33.08 m] LEVEL 4 118' - 9 3/4" [36.21 m] LEVEL 5 129' - 1" [39.34 m] 12345678 3.35 m 11'-0" 1.07 m 3'-6" 1.37 m 4'-6" 3.13 m 10'-3 1/4" 3.13 m 10'-3 1/4" 3.13 m 10'-3 1/4" 3.44 m 11'-3 1/4" 3.05 m 10'-0" 3.22 m 10'-6 3/4" 30.64 m 100'-6 1/4" 2.13 m 7'-0" 8.39 m 27'-6 1/2" 4.41 m 14'-5 1/2" 1.57 m 5'-1 3/4" 9.75 m 32'-0" 2.44 m 8'-0" 1.94 m 6'-4 1/2" 86.71 ft 26.43 m 76.71 ft 23.38 m 77.40 ft 23.59 m75.20 ft 22.92 m 147.35 ft 44.91 m 3.8% 3.5% LA N E ST . A N N E A V E N U E PLPL T/O UPPER ROOF 147' - 4 1/4" [44.91 m] MAX. BLDG HEIGHT 158' - 4 1/4" [48.27 m] 21.67 m 71'-1" 6'-11 45/128" 7'-4 13/256" 10'-1 243/256" 18'-4"36'-6 1/4"28'-11 1/2" 11'-0" 9'-3 1/4" 9'-3 1/4" 10'-3 1/4" 2BED 1BED+DEN 2BED 1BED+DEN 2BED 1BED+DEN 2BED 1BED+DEN 9'-3 1/4" 9'-3 1/4" 9'-3 1/4" 10'-3 1/4" LOBBY LEVEL 1 PRKG LEVEL 2 PRKGLEVEL 2 PRKG SCALE: 12321 Beecher St., Crescent Beach, BC V4A 3A7 604.536.1600 Ankenman Associates Architects Inc.Development For copyright Ankenman Associates Architects Inc. All rights reserved.© 3/32" = 1'-0" DON T. ANDERSON BLDG 22337 ST. ANNE AVE, MAPLE RIDGE BC 2008 A4.1SECTION FOCUS WEST MARCH 23, 2022 REV DATE DESCRIPTION BY FEB 12 2021 ISSUED FOR 1ST READING EK OCT 21 2021 ISSUED FOR DP EK MAR 23 2022 ISSUED FOR ADP EK SCALE:3/32" = 1'-0"A4.1 1 SECTION 1 SCALE:3/32" = 1'-0"A4.1 2 SECTION 2 SCALE:3/32" = 1'-0"A4.1 3 SECTION 3 8 I I ---ri--- ~ ---11--I-Ii'----..................... ----!--cpsr 9___ 99_9_ 94)---!--- 1 I I I I I I I I I - - -_I - -I I I I I rnn!mmmnTTTTTTTTTTTTTTTTTTTTTTTTTtmn7TTrtrnTmTTTn I ____ ~ __ ~ I _ I _ _ _ --~::::::::':::::::::::::::::::::LLLLULll=ll_U__U_l!\,jl = = ~ = = ____ I __ ~ I I 1 1 -1- -- -~ --~ ------□ .,.I ------1~---------.---1111111111114ttttttttt-- -~ - - ___ _J __ l D I I I ~-----+-+.--...---......... atttrn-mt-- _ L I I D I I - - ---I - -t-1---1------+-+...------....-....a.MLJ-H-ttttttt-- -1- --i--l D I I I 1~~-----.~---.------.... -.~_..._I I I I I I I L ---r7-Y I __ _ - - -L - -_9 9 _ --5? _ w_ ----£ 9J?_ J - - - - - -~ _!__ I _ii___ _ __ i _i_i_ i 8 --=t=-_I I ________ I _l_i= j === = ___ ~ __ ............... __ .....,==!-, • D i __ ~ ______ -------N--------'1- 1 D I I -L - --... ...----...c---t-~.,.....---~-----r 1--~ - - - - - --------N---------4 D I I ~.--~----.--.... 1-1--;-------------N--------4 ~--~~~»-~~ I I I I ~.,_ ____ ...,.~---1----- 1 I -.... -----ii ............ ___ ._ ___ 1 _L ___ 1_1 ____ _ 2022-03-25 I I 11 SC A L E : 12 3 2 1 B e e c h e r S t . , C r e s c e n t B e a c h , B C V 4 A 3 A 7 6 0 4 . 5 3 6 . 1 6 0 0 An k e n m a n A s s o c i a t e s A r c h i t e c t s I n c . 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All rights reserved.© DON T. ANDERSON BLDG 22337 ST. ANNE AVE, MAPLE RIDGE BC 2008 A7.3STREETSCAPE FOCUS WEST MARCH 23, 2022 REV DATE DESCRIPTION BY MAR 23 2022 ISSUED FOR ADP EK ST. ANNE AVE STREETSCAPE (SOUTH ELEVATION)LANE STREETSCAPE (NORTH ELEVATION) 2022-03-25 H/T H/T H/T H/TH/T Z: \ P R O J E C T S \ D E V E L O P M E N T P E R M I T \ A C T I V E \ D P 2 0 2 1 - 2 6 D O N T A N D E R S O N B U I L D I N G ( 2 2 3 3 7 S T . A N N E ' S ) \ 5 . D W G \ S H E E T S \ C I V I L \ O F F S I T E \ O F F S I T E K E Y P L A N . D W G 1:150 CV - 0 1 OF F S I T E K E Y P L A N TW TW FS 22328 EX. STM. MH RIM: 27.15 INV W: 24.05 INV E: 24.12 INV SE: 24.12 INV S: 24.13 A \ ,':J Si'V o ol ,,__ ·1· A ..,_'b '1,' -- 22334 ,~ ' r0 I I ----EX. SAN. MH--....._ '-n' :, ~ "" :1 \= "-~ ~ '\'b RIM: 27.19J ·'\.:1-_ ;:p: '), '-;---uE , 1· .. 'C '/J,- 1 NV W: 25.02 ,..'.I'•C::,,.~_.,;;.:......:J:•'-Pc -9~----;;Ji&----;,,--, .-----,,,----7TT'-----,,f-------71r---t--_,,-r□pioR,io'sP"OSc';E""fo',""cR"'O"LL"O"V7i'E'ER.-;<cuiiiRi5iB57 --D-------'.\ j o':J UE 't' ' -------UE--INV E: 25.o3 ___ --r,-,---....._::::,...-::--uE 4cJ ,; e I _,, AND GUTTER AS PER MMCD --------r--INV SE: ,?_?-03 -w '), \J ....._ .._ .,~' 8: :~ ·W '\" DETAIL C3 ... ... t UE UE w n liEP]R'.QOiEPQO~SE~DLJA~S!EP1jH£\A:b'LTUP]A0!V'[EINITG}-""'::::!;,~~:;::::=~·~·===~::::s---.::;:~:t==±~=~=--.-.'.10'\~'.)):1.vJ L~A~N~E~----/ ~) • ,......-,CURB AND GUTTER TO TIE I 3.0m ,,,,__ ........_G~: ,C\"'·'1~)'),'b / 1/i l~NDTgEEJ+s~:~GR~~(JMENT 1,'1 ::r T 'J'J ,1 · B ;--------~---7 ~---G PROP. WATER SERVICE CONNECTION SIZE Y MECH. / ,__ ~ ' ,.,_~'t / / ,\ 6.2m S \i ____ ~, j u# ,: • G s ,,, PROP. SANITARY SERVICE CONNECTION SIZE B)' MECH. A / · ,, ~ X '1v I ,~. ' ./ / • ~ •~~;;_ ~ _ ~ \ "\'!i , ~~ IA 27.43 l EX , 1:,'b ' nu· ~XI V" ~ ~ ' -" , . V ,/ / , ' , '),' ASSUMED LOCATION OF-_,,,,... c cx.86 X V EXISTING CURB / ~ PROPOSED CURB TO TIE~/ I INTO EXISTING CURB ON 'Jo '\· , 1E"' E _J E..J E::, E"' I() :::, I()<( N <( (0 f-r--<( . _J .u .u . en .,;'-" ro-r---(0 I>'. I>'. ADJACENT PROPERTY NOT ~ O> I:! u x --... f-f-<( u u w E"' ..,. ::::, • _J -w f- I --... 0 X w PICKED UP ON SURVEY _,,-/ EX. FENCE TO BE --- DEMOLISHED AND DISPOSED OF OFFSITE. !ELECTRICAL ROOM !MECHANICAL ROOM GROUND LEVEL OUTLIN~ 22325 E "' (0 :::, . _J ~ I=! --... 0 I>'. 0 >-I I --... 0 !DETENTION TO TAKE['\ PLACE IN BUILDING_ \ E::, ..,. f-. (/) I') -0 z 0 0 IS> I() r--I') /,__, X w ' , ':J'J \ X '),v - I \ I / PROPOSED 5-STOREY APARTMENT DEVELOPMENT WITH "---=:=c__~ PARKADE F.F.E. 25.97 J Ed E l EO''Ecn oc:t::a_JI.Oo::: ow l{)<CU")~o<C co 2 ·> ·= ·> .<( ,-W ..----W ..--W lO _J 0 I>'. w w IS> _J _J 0 w w 0 >-I() I 0 0 -z z x I :::, ::::, --... 0 0 w 0 O:'. I>'. (.'.) (.'.) X I>'. 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MH DOWNSTREAM I RIM: 25.56 -----INV W: 23.47 INV E: 23.49 PIPE LENGTH: A EXISTING s D E3 IZI w [X] CY' ............................ ................................... ............................. -------x,------;" _,[-------G---- T LEGEND PROPOSED DESCRIPTION s- D l""l l!"'I f:50.00) ,{50.00 JEX ,(50.00 JRIM w 7Z2WZZZZ27ZZ7ZZ ------x:--- -E•-------G---- T □ 00 SANITARY SEWER STORM SEWER CATCH BASIN -SIDE INLET CATCH BASIN -TOP INLET FINISHED GROUND ELEVATION EXISTING GROUND ELEVATION RIM ELEVATION WATER MAIN WATER VALVE HYDRANT CURB & GUTTER SIDEWALK FENCE LINES UNDERGROUND ELECTRICAL GAS MAIN COMMUNICATIONS UTILITY POLE OVERHEAD HYDRO/TEL ASPHALT ASPHALT RESTORATION AS PER MMCD G5 BOULEVARD CONTOUR CONTRACTOR TO TEST PIT IN ORDER TO CONFIRM ALL LOCATIONS, DEPTHS, AND TYPE OF SERVICE PRIOR TO ORDERING MATERIALS. CONTRACTOR TO CONTACT TELUS, BC HYDRO, FORTISBC, AND BC ONE CALL PRIOR TO CONSTRUCTION TO CONFIRM LOCATIONS OF UTILITIES 1 . 150 6 iii I iii q11 I ii I 11111 ii I iii I 111 I I ii iii iii I 1111 ii I I iii I iii I 1111111 I ii I 1111 iii I 1p I iii I 1~111 I ii I 1q1 iii I I ii q11 I I I I 1111 I ii I 1111 'II I iii 1111 I ii I 1111 I 'I • 1.5m 4.5 7.5 9 10.5 12 1 .5 15 16.5 18 19.5 21 22.5 AND APPURTENANCES REQUIRING ADJUSTMENT 4 3 2 VDZ +A LANDSCAPli. ARCMITiCTURli I CIVL liNGINliliRING I URBAN FORilTRY FORT LANGLEY STUDIO MOUNT PLEASANT STUDIO 100-9181 Church St 102-355 Kingsway Fort Langley, BC Vancouver, BC VlM 2R8 VST 3J7 www.vdz.ca 604-882-0024 SF Issued for SWMP 2021-12-08 FS Re-Issued for DP 2021-10-29 SF Issued for DP 2021-0S..13 AL Issued for Arborist Report 2021-05-25 No. By: Description Date REVISIONS TABLE FOR DRAWINGS c Copyright reserved. This drawing and design is the property of VDZ+A and may not be reprcx:luced or used for other projects without permission. No. By: Description Date REVISIONS TABLE FOR SHEET Project: Don T. Anderson Building Location: 22337 St Anne Ave Maple Ridge, B.C. Drawn: Checked: Approved: Scale: Stamp: 0riginal Sheet Size: 24"x36" / CONTRACTOR S);:IALL CHECK ALL DIMENSIONS ON THE WORK AND REP.ORT ANYDISCREP.ANCYTOTI-tE CONSUL;J"ANT BEFORE PROCEEDING. ALL DRAWINGS AND SP.ECIFICATIONS ARE THE EXCLUSIVE PROPERTY OF THE OWNER AND MUST BE RETURNED AT THE COMPl:ETION OF THE WORK. ALL REZONING/DP/PPA/F.HA/BP DRAWINGS MUST NOT BE F.!RICED FOR CONSTRUCTION UN[ESS LABELED ISSUED FOR TENDER/CONSTRUCTION. ai :;::, i= C) C: "i ~ 0 NORTH :it C) C: -~ 0 Z: \ P R O J E C T S \ D E V E L O P M E N T P E R M I T \ A C T I V E \ D P 2 0 2 1 - 2 6 D O N T A N D E R S O N B U I L D I N G ( 2 2 3 3 7 S T . A N N E ' S ) \ 5 . D W G \ S H E E T S \ L - 0 1 C O V E R P A G E . D W G AS SHOWN L- 0 1 CO V E R P A G E Contact Information VDZ+A Project Landscape Architecture Fort Langley Studio 100 - 9181 Church Street Fort Langley, British Columbia, V1M 2R8 Mount Pleasant Studio 102-3535 Kingsway Vancouver, British Columbia, V5T 3J7 Primary project contact: Andrew Danielson andrew@vdz.ca o. 604 546 0931 Alternate contacts (incase away): Mark van der Zalm Principal Landscape Architect mark@vdz.ca o. 604 546 0920 Other Key Contacts: Ankenman Associates Architects Inc. Project Building Architecture 12321 Beecher St. Crescent Beach, BC V4A 3A7 p. 604 536 1600 NO R T H 1 Scale 1:150 SITE PLAN OVERVIEW Don T. Anderson Building Issued for Development Permit 2 N.T.S. LOCATION MAP MVDZ AD AD Drawn: VD Z P r o j e c t # : No. Dr a w i n g T i t l e : REVISIONS TABLE FOR DRAWINGS Description Date Scale: Approved: Dr a w i n g # : Checked: Stamp: CONTRACTOR SHALL CHECK ALL DIMENSIONS ON THE WORK AND REPORT ANY DISCREPANCY TO THE CONSULTANT BEFORE PROCEEDING. ALL DRAWINGS AND SPECIFICATIONS ARE THE EXCLUSIVE PROPERTY OF THE OWNER AND MUST BE RETURNED AT THE COMPLETION OF THE WORK. ALL REZONING/DP/PPA/FHA/BP DRAWINGS MUST NOT BE PRICED FOR CONSTRUCTION UNLESS LABELED ISSUED FOR TENDER/CONSTRUCTION. By: 24"x36" Original Sheet Size: Copyright reserved. This drawing and design is the property of VDZ+A and may not be reproduced or used for other projects without permission. No.Description DateBy: REVISIONS TABLE FOR SHEET 100-9181 Church St Fort Langley, BC V1M 2R8 102-355 Kingsway Vancouver, BC V5T 3J7 www.vdz.ca 604-882-0024 FORT LANGLEY STUDIO MOUNT PLEASANT STUDIO Location: 22337 St. Anne Avenue Maple Ridge, B.C. Project: DON T. ANDERSON BUILDING 1 Issued for DP Sept. 8, 2021AD DP 2 0 2 1 - 2 6 2 Issued for DP Sept. 28, 2021AD 3 Issued for DP Oct. 20, 2021AD 4 Issued for DP Mar 9, 2022AD 5 Issued for DP Mar 25, 2022AD St . A n n e A v e n u e Site Lougheed Highway H i g h w a y 7 North Avenue St. Anne Avenue 22 4 S t r e e t 22 5 S t r e e t Sheet List Table Sheet Number Sheet Title L-01 COVER PAGE L-02 SITE PLAN L-03 PLANTING PLAN L-04 ROOF PLAN LD-01 DETAILS LD-02 DETAILS .. . • • CJ • VDZ +A LANDSCAPE ARCHITECTURE I CIVIL ENGINEERING I URBAN FORESTRY 0 n KEY DESCRIPTIONREF. LANDSCAPE LEGEND CONCRETE PAVING 2 LD-01 2 LD-01 EXPOSED AGGREGATE CONCRETE PAVING SOD SHRUB PLANTING BIKE RACK 5 LD-01 TREES BOTANICAL / COMMON NAME CONT CAL SIZE QTY Acer rubrum 'Autumn Spire' / Autumn Spire Red Maple B&B 8cm 3 Pinus nigra 'Arnold Sentinel' / Arnold Sentinel Austrian Pine B&B 2.5m ht 4 Populus tremuloides 'JFS-Column' TM / Mountain Sentinel Quaking Aspen B&B 2.5m ht 5 PLANT SCHEDULE Z: \ P R O J E C T S \ D E V E L O P M E N T P E R M I T \ A C T I V E \ D P 2 0 2 1 - 2 6 D O N T A N D E R S O N B U I L D I N G ( 2 2 3 3 7 S T . A N N E ' S ) \ 5 . D W G \ S H E E T S \ L - 0 2 S I T E P L A N . D W G 1:100 L- 0 2 SI T E P L A N NO R T H MVDZ AD AD Drawn: VD Z P r o j e c t # : No. Dr a w i n g T i t l e : REVISIONS TABLE FOR DRAWINGS Description Date Scale: Approved: Dr a w i n g # : Checked: Stamp: CONTRACTOR SHALL CHECK ALL DIMENSIONS ON THE WORK AND REPORT ANY DISCREPANCY TO THE CONSULTANT BEFORE PROCEEDING. ALL DRAWINGS AND SPECIFICATIONS ARE THE EXCLUSIVE PROPERTY OF THE OWNER AND MUST BE RETURNED AT THE COMPLETION OF THE WORK. ALL REZONING/DP/PPA/FHA/BP DRAWINGS MUST NOT BE PRICED FOR CONSTRUCTION UNLESS LABELED ISSUED FOR TENDER/CONSTRUCTION. By: 24"x36" Original Sheet Size: Copyright reserved. This drawing and design is the property of VDZ+A and may not be reproduced or used for other projects without permission. No.Description DateBy: REVISIONS TABLE FOR SHEET 100-9181 Church St Fort Langley, BC V1M 2R8 102-355 Kingsway Vancouver, BC V5T 3J7 www.vdz.ca 604-882-0024 FORT LANGLEY STUDIO MOUNT PLEASANT STUDIO Location: 22337 St. Anne Avenue Maple Ridge, B.C. Project: DON T. ANDERSON BUILDING 1 Issued for DP Sept. 8, 2021AD DP 2 0 2 1 - 2 6 2 Issued for DP Sept. 28, 2021AD 3 Issued for DP Oct. 20, 2021AD 4 Issued for DP Mar 9, 2022AD 5 Issued for DP Mar 25, 2022AD ST . A N N E A V E N U E LA N E Bike rack Property line PMT • .. • • .. .. . . .. .... · - -- - CJ ;::::=:::::;:::~ •. _.:.. . . ·, .. + + + + + • + + ~ + + + + + + + .-+ + + + + + + + + + + + , •. ~:~1.~~------------_JU_LlJ.l\L!.J_!__j_!.J_!__j_U ______________________ -=::::==s--------------------------19==='-----,;'-•~ .. • ··• 4.: • + + :·. ---- i l J + + + + ffl 1: 100 8 8 8 1111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111 0 1m 2 3 4 5 6 7 8 9 10 11 12 13 14 15 VDZ +A LANDSCAPE ARCHITECTURE I CIVIL ENGINEERING I URBAN FORESTRY 0 Az Az Az Az Az Az Az To To To To To To To To To To To To To Ha Ha Nd Nd Nd Nd Az Az Az Az Az Az Az Az Az Az Az Az Az Az Az Az Az Az Az Az Az Az Az Az Nd Nd Nd Az Az Az Az Az Az Az Az Az Az Az Az Az Az Az Az Az Az Az Az SHRUBS BOTANICAL / COMMON NAME CONT SPACING QTY Az Azalea japonica 'Hino White' / Hino White japanese Azalea #1 Pot 0,5m 51 Ha Hydrangea arborescens 'Incrediball' / Incrediball White Hydrangea #3 Pot 1,2m 2 Nd Nandina domestica 'Gulf Stream' TM / Gulf Stream Heavenly Bamboo #2 Pot 0,75m 7 To Thuja occidentalis 'Degroot's Spire' / Degroot's Spire Arborvitae #3 Pot 0,9m 13 PLANT SCHEDULE Arnold Sentinel Pine Z: \ P R O J E C T S \ D E V E L O P M E N T P E R M I T \ A C T I V E \ D P 2 0 2 1 - 2 6 D O N T A N D E R S O N B U I L D I N G ( 2 2 3 3 7 S T . A N N E ' S ) \ 5 . D W G \ S H E E T S \ L - 0 3 P L A N T I N G P L A N . D W G 1:100 L- 0 3 PL A N T I N G P L A N NO R T H MVDZ AD AD Drawn: VD Z P r o j e c t # : No. Dr a w i n g T i t l e : REVISIONS TABLE FOR DRAWINGS Description Date Scale: Approved: Dr a w i n g # : Checked: Stamp: CONTRACTOR SHALL CHECK ALL DIMENSIONS ON THE WORK AND REPORT ANY DISCREPANCY TO THE CONSULTANT BEFORE PROCEEDING. ALL DRAWINGS AND SPECIFICATIONS ARE THE EXCLUSIVE PROPERTY OF THE OWNER AND MUST BE RETURNED AT THE COMPLETION OF THE WORK. ALL REZONING/DP/PPA/FHA/BP DRAWINGS MUST NOT BE PRICED FOR CONSTRUCTION UNLESS LABELED ISSUED FOR TENDER/CONSTRUCTION. By: 24"x36" Original Sheet Size: Copyright reserved. This drawing and design is the property of VDZ+A and may not be reproduced or used for other projects without permission. No.Description DateBy: REVISIONS TABLE FOR SHEET 100-9181 Church St Fort Langley, BC V1M 2R8 102-355 Kingsway Vancouver, BC V5T 3J7 www.vdz.ca 604-882-0024 FORT LANGLEY STUDIO MOUNT PLEASANT STUDIO Location: 22337 St. Anne Avenue Maple Ridge, B.C. Project: DON T. ANDERSON BUILDING 1 Issued for DP Sept. 8, 2021AD DP 2 0 2 1 - 2 6 2 Issued for DP Sept. 28, 2021AD 3 Issued for DP Oct. 20, 2021AD 4 Issued for DP Mar 9, 2022AD 5 Issued for DP Mar 25, 2022AD ST . A N N E A V E N U E LA N E Bike rack Property line PMT Mountain Sentinel Aspen Hino White Azalea Incrediball Hydrangea Gulfstream Nandina De'Groots Spire Cedar ~"~ - A (, v( ;, ~ 1 ~ ~ ' ' - ~ I ( :----, \ -,.. ) f7 l ~ (, t ;, I ' H •• " ' • • I . . I • , . . • . • • I . • <" ,. , -. , • • • • • '· , - - -" - :::::::7 \ - \ / II ,r-II '----------+-+~\___ _,),_______., / . . ~ ~i ., • • • • • • CJ I I / - - \ r, '_). " • • . , • . 1: 100 1111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111 0 1m 2 3 4 5 6 7 8 9 10 11 12 13 14 15 VDZ +A LANDSCAPE ARCHITECTURE I CIVIL ENGINEERING I URBAN FORESTRY 0 W/D KEY DESCRIPTIONREF. LANDSCAPE LEGEND HYDRAPRESSED SLABS 3 LD-01 4 LD-02 WOOD DECK SHRUB PLANTING SHRUBS BOTANICAL / COMMON NAME CONT SPACING QTY Az Azalea japonica 'Hino White' / Hino White japanese Azalea #1 Pot 0,5m 45 H Hemerocallis x 'Dad's Best White' / Dad's Best White Daylily #1 Pot 0,3m 57 L Lavandula angustifolia 'Munstead' / Munstead English Lavender #1 Pot 0,5m 19 Nd Nandina domestica 'Gulf Stream' TM / Gulf Stream Heavenly Bamboo #2 Pot 0,75m 22 Rp Rosa rugosa 'Pink Pavement' / Pink Pavement Rose #2 Pot 0,75m 10 PLANT SCHEDULE W/D Az Az Az Az Az Az Az AzAzAzAzAzAzAzAzAz Nd Nd Nd Nd Nd Nd NdNdNdNdNdNd Az Az Az Az Az L L L L L L Az Az Az Az Az Az Az Nd H HH H H HH H H HH H H HH H H HH H H HH H H H H H H H HH H H H H H H H H H H H H H Rp Rp Rp Nd Nd Nd Az Az Az Az L L L L L L Rp Rp Rp Rp Rp Rp Rp Nd Nd Nd Nd Nd Nd H H H H H H H H H H H H Az Az Az Az Az Az Az Az Az Az Az Az L L Az L L L L L L TREES BOTANICAL / COMMON NAME CONT SIZE QTY Acer palmatum 'Okagami' / Okagami Japanese Maple B&B 2.0m ht 3 PLANT SCHEDULE Z: \ P R O J E C T S \ D E V E L O P M E N T P E R M I T \ A C T I V E \ D P 2 0 2 1 - 2 6 D O N T A N D E R S O N B U I L D I N G ( 2 2 3 3 7 S T . A N N E ' S ) \ 5 . D W G \ S H E E T S \ L - 0 4 L E V E L 2 P L A N . D W G 1:50 L- 0 4 LE V E L 2 P L A N 1 Scale 1:50 ROOF PLAN NO R T H MVDZ AD AD Drawn: VD Z P r o j e c t # : No. Dr a w i n g T i t l e : REVISIONS TABLE FOR DRAWINGS Description Date Scale: Approved: Dr a w i n g # : Checked: Stamp: CONTRACTOR SHALL CHECK ALL DIMENSIONS ON THE WORK AND REPORT ANY DISCREPANCY TO THE CONSULTANT BEFORE PROCEEDING. ALL DRAWINGS AND SPECIFICATIONS ARE THE EXCLUSIVE PROPERTY OF THE OWNER AND MUST BE RETURNED AT THE COMPLETION OF THE WORK. ALL REZONING/DP/PPA/FHA/BP DRAWINGS MUST NOT BE PRICED FOR CONSTRUCTION UNLESS LABELED ISSUED FOR TENDER/CONSTRUCTION. By: 24"x36" Original Sheet Size: Copyright reserved. This drawing and design is the property of VDZ+A and may not be reproduced or used for other projects without permission. No.Description DateBy: REVISIONS TABLE FOR SHEET 100-9181 Church St Fort Langley, BC V1M 2R8 102-355 Kingsway Vancouver, BC V5T 3J7 www.vdz.ca 604-882-0024 FORT LANGLEY STUDIO MOUNT PLEASANT STUDIO Location: 22337 St. Anne Avenue Maple Ridge, B.C. Project: DON T. ANDERSON BUILDING 1 Issued for DP Sept. 8, 2021AD DP 2 0 2 1 - 2 6 2 Issued for DP Sept. 28, 2021AD 3 Issued for DP Oct. 20, 2021AD 4 Issued for DP Mar 9, 2022AD 5 Issued for DP Mar 25, 2022AD Lounge furniture by owner Fire tableLD-02 2 BBQLD-02 5Table and chairs by owner Planter pot LD-02 3 2 Scale 1:50 ROOF PLANTING PLAN 0 1 1.5 2 2.5 3 3.5 4 4.5 5 5.5 6 6.5 7 7.50.5m Property line Planter potLD-02 3 Lounge furniture by owner Matchline - See right Matchline - See left Matchline - See right Matchline - See Left >-------1---1 □ □ I- □ I I ~ . ' pe,111 IGII 0" O I/ ,I " 71 0 "' 0 }-j 11 'l-1 0 0 "/ Ir\ V 6 T _v_ I I L... L... ·~ R -ri ( <1 II_) J ~ J) 0 11 I ~ ~ ~ ~ -• ' I ~,C ,r.. _c:::t _ [g = • II Il l 1° I 111 ~' ./. ~ :,_ Y, .,Yi_ yxy ~? '\ ~(, " < ' 7' I I I I I - ,I"-/'-A /' / r y y i :I ------- . t ·, ( □ . l\lr ~I X X X X , - I vi..:. ~ ,~ l Y Y l Y): Y X XT x-, " /'. - -------~ X M~ , l>-k ><=f, V \)• -, / l) I\ '.\ -/ A '-;; ~'~ -C, "--'- I) If A~ ,.. ~~ ~" X "--Y I I\_ / 8 8 - ------ 1: 50 1111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111 VDZ +A LANDSCAPE ARCHITECTURE I CIVIL ENGINEERING I URBAN FORESTRY 0 l l SECTION NOTES: 1. All components as specified or approved alternate. 2. Contractor to provide cut sheets of all components for Landscape Architect approval. 3. Blackjack Screwjack or OneStep system depending on depth to slab. 4. Aluminum ledge to be secured to wall/curb with concrete screws. Unit Paver Details: Type: Cortez Series Size: 610mm X 610mm X 50mm min. Colours: Sandalwood Manufacturer: Abbotsford Concrete Products pavingstones.com Anders Danielsson p. 604 626 1575 Water proof membrane by Architect Nilex WD-15 drain mat, or as specified by Architect Promenade deck drain with perforated stainless steel extension Blackjack pedestals see note 3. Hydrapressed slab Structural slab by others 150mm W x 100mm D concrete edge or wall Landscape area Continuous aluminum ledge Prune plant to remove dead or broken branches Decomposed Bark Mulch 75mm min Compacted sub base 450mm deep Gently Compacted Topsoil Mixture to Canadian Landscape Standard: "Well Groomed" soil NOTES: 1. Remove all string, twine, pots, tags from plant. 2. All soil, mulch and plant material to meet latest Canadian Landscape Standard. 3. O.C. spacing per planting plan. 45 0 50mm wide woven polyweb banding attached to stake with shingle nails. 2 pressure treated Ø50-Ø75mm round wood stakes 2m lengths. Stakes should be aligned parallel to sidewalk/road 'Arborgard+' tree trunk protector - AG-9-4 or 'NDS' - tree trunk protector - tp 128 nds 50mm deep saucer formed in topsoil for initial first year watering. Fill saucer with bark mulch 300mm minimum of topsoil around root ball compacted to 85% MPD Stakes to not penetrate root ball. Stakes to penetrate native soil by 300mm Do not trim leader Pedestal 300 MIN ROOT BALL 300 MIN Notes: 1. Sacking/burlap to be loosened and dropped to the bottom of the planting hole. all string, twine, etc.to be removed. 2. All wire baskets shall have the top 1/3 of the wire removed prior to planting. 3. All trees shall be single stem 50mm wide woven nylon binding attached to stake with shingle nails 2 x Pressure treated round wood stakes 50 mm - 75mm in diameter 2m in length Crown of root ball shall be at finished grade 75 mm decomposed bark mulch Create saucer around tree Cut & remove top 1 3 of burlap from root ball B&B root ball Compacted top soil with pedestal to CSLA standard: "well groomed" soil Scarify pit bottom minimum of (150mm) Minimum of (150mm) on all sides of root ball Finished grade Do not damage or cut leader Notes: 1. Do not damage main roots or destroy root ball when installing tree stake. 2. Water thoroughly after installation 3. Remove tree rings and stakes two years after installations 4. Provide drainage for planting pit in impermeable soil 150mm Bike Rack Model Number: MBR350-4-S Size: 1565mm x 959mm Metal Colour: Gloss Black NOTES: 1. Install to manufacturers specifications. 2. Concrete pad to be included at all waste receptacle locations. 3. Size of concrete pad as noted on details unless shown otherwise on plans. 4. Or approved substitute. 5. Refer to concrete paving detail for additional information on concrete pad. Stainless steel bolt down kit installed per manufacturers specifications MBR350-4-S bike rack by Maglin Manufacturer: Maglin Maglin.com Note: or approved equal 12 5 Notes: 1. Contractor to provide expansion joints where concrete meets all vertical structures 2. Horizontal scoreline 1500mm o.c. for sidewalks. Center scoreline on 150mm smooth finish 3. Refer to landscape drawings for scoreline location in amenity area. 10 0 125mm concrete slab install as per specifications typ Maximum slope 5% for 600mm away from sidewalk 20mm rounded edge typ Asphalt impregnated fibreboard along any vertical surface. To be caulked and sealed 6 gauge 6"x6" wire mesh chaired in center of slab 100mm min of 95% MPD compacted aggregate base course under concrete slab typ Compacted sub grade 95% MPD Light broom finish with minimum 1% cross slope 300 50 Building wall. Refer to Architects detail Protection board & membrane. Refer to Architects detail 200 x 50 pressure treated timbers, fixed in place with 400 x 50 pressure treated stakes every 1000mm 25mm round river rock 40mm crushed gravel (No fines), compact to 95% MPD. 15 0 Prepared Subsoil (Free draining). Topsoil and mulch (As per specification) Z: \ P R O J E C T S \ D E V E L O P M E N T P E R M I T \ A C T I V E \ D P 2 0 2 1 - 2 6 D O N T A N D E R S O N B U I L D I N G ( 2 2 3 3 7 S T . A N N E ' S ) \ 5 . D W G \ S H E E T S \ L D - 0 1 D E T A I L S . D W G AS SHOWN LD - 0 1 DE T A I L S 1 Scale 1:20 DRIP STRIP 2 Scale 1:10 CONCRETE PAVING 5 Scale 1:10 BIKE RACK 6 Scale 1:25 CONIFEROUS TREE 7 Scale 1:25 DECIDUOUS TREE 4 Scale 1:25 SHRUB PLANTING MVDZ AD AD Drawn: VD Z P r o j e c t # : No. Dr a w i n g T i t l e : REVISIONS TABLE FOR DRAWINGS Description Date Scale: Approved: Dr a w i n g # : Checked: Stamp: CONTRACTOR SHALL CHECK ALL DIMENSIONS ON THE WORK AND REPORT ANY DISCREPANCY TO THE CONSULTANT BEFORE PROCEEDING. ALL DRAWINGS AND SPECIFICATIONS ARE THE EXCLUSIVE PROPERTY OF THE OWNER AND MUST BE RETURNED AT THE COMPLETION OF THE WORK. ALL REZONING/DP/PPA/FHA/BP DRAWINGS MUST NOT BE PRICED FOR CONSTRUCTION UNLESS LABELED ISSUED FOR TENDER/CONSTRUCTION. By: 24"x36" Original Sheet Size: Copyright reserved. This drawing and design is the property of VDZ+A and may not be reproduced or used for other projects without permission. No.Description DateBy: REVISIONS TABLE FOR SHEET 100-9181 Church St Fort Langley, BC V1M 2R8 102-355 Kingsway Vancouver, BC V5T 3J7 www.vdz.ca 604-882-0024 FORT LANGLEY STUDIO MOUNT PLEASANT STUDIO Location: 22337 St. Anne Avenue Maple Ridge, B.C. Project: DON T. ANDERSON BUILDING 1 Issued for DP Sept. 8, 2021AD DP 2 0 2 1 - 2 6 2 Issued for DP Sept. 28, 2021AD 3 Issued for DP Oct. 20, 2021AD 4 Issued for DP Mar 9, 2022AD 5 Issued for DP Mar 25, 2022AD 3 Scale 1:10 HYDRAPRESSED SLABS . . . . . . ,"·; . _.· .:·I----1 . -· ·. ,. . .. ·. . . [J . . . ,. .--~-- "' __ > J ' ~"~. -"- . . ..... ; ~•~~=-'fflff.~rzkt=zmw==4~~~ -~- -. . ' •. '• 1--1 VDZ +A LANDSCAPE ARCHITECTURE I CIVIL ENGINEERING I URBAN FORESTRY 0 98 2 492 1016 492 2000 80 0 BBQ unit Model: BGB36-BQAR Basalt counter top BBQ unit Model: BGB36-BQAR Basalt counter top Brick veneer to match architectural E03.1 Dark iron spot smooth finish. Gas line. Coordinate size, mounting and tie ins with Mechanical Engineer Brick veneer to match architectural E03.1 Dark iron spot smooth finish. 13mm cement backer board Finished grade Lockable stainless steel access doors Inside edge of stone veneer Inside edge of concrete wall 864 50 8 75 14 5 568568 98 2 203 200 Notes: 1. Contractor to verify BBQ dimensions prior to construction of BBQ enclosure. 2. Contractor to submit shop drawings for approval. 3. BBQ grill to be installed per manufacturers specifications. 4. Gas line to be coordinated with Mechanical Engineer and to meet BBQ manufacturers specifications. 5. BBQ Unit model BGB36-BQAR by Fisher & Paykel, or approved equal. Building slab, waterproofing, insulation and drainage mat by Architect Planting bed per plan, refer to detail 50 x 100mm HSS posts 50mm x 3mm thick base plate frame around perimeter and between posts 6mm x 75mm screws@150mm o.c. all around base plate 50mm x 3mm thick top plate frame around perimeter and between posts Fire Table Details: Type: Toluca Linear Size: 1829mm X 508mm X 381mm Colour: Black Sand Fuel: Natural Gas Manufacturer: Restoration Hardware RH.com p. 800 762 1005 Planters Details: Type: Sorella Size: 762mm X 762mm X 762mm Colour: Metallic Stone Manufacturer: Landscape Forms landscapeforms.com Gently Compacted Topsoil Mixture to BC Landscape Standard: "Well Groomed" Soil Thin Branches by 1/3 Retain normal plant shape Structural Slab and Protection Board by Others 100 x 100mm wood post. VARIES 92 9 50 x 150mm wood cap. Screw cap to post with 2 SDS 6mmx75mm screws 50 x 150mm wood wall board. Screw boards to post with 2 SDS 6mmx75mm screws, each board Filter fabric and water proofing around all inside edges of planter 75mm x 75mm x 3mm bracket 50 x 100mm cross brace at posts NOTES: 1. For courtyard planters containing trees, wall height to be 900mm height. 2. All hardware to be hot dip galvanized. 3. All wood to be pressure treated DFir or Hem-Fir #1/#2. 4. Contractor to submit shop drawings for approval. 5. Intermediate posts to be equally spaced between corner posts. Spacing not to exceed 1500mm. 6. Top brace to run around perimeter between posts. Va r i e s 1500 max. 50 x 100mm base board between posts both directions screwed into slab with offset rows of screws @ 150mm o.c. Post Bracket Base board Screws Wall boards 50 x 100mm top brace between posts Z: \ P R O J E C T S \ D E V E L O P M E N T P E R M I T \ A C T I V E \ D P 2 0 2 1 - 2 6 D O N T A N D E R S O N B U I L D I N G ( 2 2 3 3 7 S T . A N N E ' S ) \ 5 . D W G \ S H E E T S \ L D - 0 2 D E T A I L S . D W G AS SHOWN LD - 0 2 DE T A I L S 2 N.T.S. FIRE TABLE 3 N.T.S. PLANTER POTS1Scale 1:25 ROOF PLANTING 5 Scale 1:20 BBQ MVDZ AD AD Drawn: VD Z P r o j e c t # : No. Dr a w i n g T i t l e : REVISIONS TABLE FOR DRAWINGS Description Date Scale: Approved: Dr a w i n g # : Checked: Stamp: CONTRACTOR SHALL CHECK ALL DIMENSIONS ON THE WORK AND REPORT ANY DISCREPANCY TO THE CONSULTANT BEFORE PROCEEDING. ALL DRAWINGS AND SPECIFICATIONS ARE THE EXCLUSIVE PROPERTY OF THE OWNER AND MUST BE RETURNED AT THE COMPLETION OF THE WORK. ALL REZONING/DP/PPA/FHA/BP DRAWINGS MUST NOT BE PRICED FOR CONSTRUCTION UNLESS LABELED ISSUED FOR TENDER/CONSTRUCTION. By: 24"x36" Original Sheet Size: Copyright reserved. This drawing and design is the property of VDZ+A and may not be reproduced or used for other projects without permission. No.Description DateBy: REVISIONS TABLE FOR SHEET 100-9181 Church St Fort Langley, BC V1M 2R8 102-355 Kingsway Vancouver, BC V5T 3J7 www.vdz.ca 604-882-0024 FORT LANGLEY STUDIO MOUNT PLEASANT STUDIO Location: 22337 St. Anne Avenue Maple Ridge, B.C. Project: DON T. ANDERSON BUILDING 1 Issued for DP Sept. 8, 2021AD DP 2 0 2 1 - 2 6 2 Issued for DP Sept. 28, 2021AD 3 Issued for DP Oct. 20, 2021AD 4 Issued for DP Mar 9, 2022AD 5 Issued for DP Mar 25, 2022AD 4 N.T.S. WOOD DECK I r rij· ' ·~ ~ VDZ +A LANDSCAPE ARCHITECTURE I CIVIL ENGINEERING I URBAN FORESTRY ,~ l ~-. . . 51 0 ~ r -I I I 0 0 0 0 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 y I I I I I I I ~ I I I I I I I I I I I I I 1 -' ' ' ' I I ~ ~ FORT LANGLEY MOUNT PLEASANT 604 882 0024 PO Box 461 102 – 9181 Church St. Fort Langley, BC, V1M 2R8 102 – 355 Kingsway Vancouver, BC, V5T 3J7 www.vdz.ca 23 March 2022 Attn: Engineering Department City of Maple Ridge 11995 Haney Place Maple Ridge, BC V2X 6A9 RE: DON T ANDERSON BUILDING at 22337 St. Anne Ave. Enclosed is a Stormwater Management Plan (SWMP) which has been developed for the project at 22337 St. Anne Ave. The development being proposed is a zero-lot line multifamily residential building, as can be seen on the SWMP, drawing CV-05. This accompanying plan shows that, based on the proposed building layout, there will be no infiltrative area remaining onsite. Areas that are not directly over the parkade are near building draintile and therefore cannot be used for infiltration. VDZ+A is recommending the use of a detention tank with a minimum storage capacity of 11.9m3 to manage all stormwater onsite. The detained water will be released at a pre-development flow rate equal to that of the 2-year 24 hour storm. The discharge from site will enter the 375mm diameter sewer on St. Anne Ave. before discharging to the Fraser River approximately 330m to the southwest. The proposed volume has been determined using the modified rational method and a basic detention calculation. A 3-tier principle is typically used for stormwater management plans in Maple Ridge however, the proposed development does not allow for infiltrative system. Detention volume was determined with an existing condition release rate of 0.0015m3/s, found using a runoff coefficient of 0.2 for the site. As the detention tank is within the building, the Mechanical engineer is responsible for the tank details and the proprietary treatment structure used before discharge. Please contact the undersigned if you have any questions or require clarification of the design. Sincerely, Taylor Webber | P.Eng Project Manager - Civil Engineer VDZ+A Consulting inc. VDZ +A LANDSCAPE ARCHITECTURE I CIVIL ENGINEERING I URBAN FORESTRY