HomeMy WebLinkAboutADP 2022-05-18 agenda.pdf City of Maple Ridge
Advisory Design Panel
AGENDA
Wednesday, May 18, 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/82955279577?pwd=ZDc1RElpV3paaDFnTTdaNlBWcDRKdz09
Or join the meeting using your phone
Dial: 1-778-907-2071 Meeting ID: 829 5527 9577 Password: 281931
1.CALL TO ORDER
2.APPROVAL OF THE AGENDA
3.ADOPTION OF MINUTES – April 13, 2022
4.QUESTION PERIOD
5.NEW AND UNFINISHED BUSINESS
6.PROJECTS
6.1 Development Permit No: 2021-061-DP
Applicant: WestUrban Developments (Cameron
Salisbury)
Project Architect Thuja Architecture + Design (Tanis Schulte)
Project Landscape Architect: Lazzarin Svisdahl Landscape
Architects
Proposal: 6-storey 121-unit apartment building with some
ground floor commercial in the C-7 Zone.
Location: 21783 Lougheed Highway
File Manager: Rene Tardif
7.CORRESPONDENCE
8.ADJOURNMENT
Next Meeting: June 15, 2022
Agenda Items Submission Deadline: June 1, 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.
.._____..-__ . -
mapleridge.ca
Doc#2977815
City of Maple Ridge
Advisory Design Panel
MEETING MINUTES
April 13, 2022 Regular Meeting
The Minutes of the Regular Meeting of the Maple Ridge Advisory Design Panel (ADP)
held via Zoom teleconference on Wednesday, April 13, 2022 at 4:00 pm.
PANEL MEMBERS PRESENT
Jaswinder Gabri Architect AIBC
Jose Gonzalez Landscape Architect BCSLA
Sang Kim Architect AIBC
Andrea Scott, Vice Chair Architect AIBC
STAFF MEMBERS PRESENT
Wendy Cooper Staff Liaison, Planner
PANEL MEMBERS ABSENT
Meredith Mitchell, Chair Landscape Architect BCSLA
Note: Wendy Cooper, Staff Liaison chaired the meeting until the arrival of Vice Chair Andrea Scott.
1. CALL TO ORDER – 4:21 pm
2. APPROVAL OF AGENDA
R/2022-040
It was moved and seconded That the agenda for the April 13, 2022 Advisory Design Panel Regular Meeting be approved as
circulated.
CARRIED UNANIMOUSLY
3. ADOPTION OF MINUTES
R/2022-041
It was moved and seconded
That the minutes for the March 23, 2022 Advisory Design Panel Regular Meeting be adopted.
CARRIED UNANIMOUSLY
4. QUESTION PERIOD – NIL
5. NEW AND UNFINISHED BUSINESS – NIL
6. PROJECTS
6.1 Development Permit No: 2021-281-RZ / 22936 – 22974 Dewdney Trunk Road
The Chair welcomed the project team to the meeting and introduced the members of the ADP. The
Staff Liaison provided a brief overview of a 178-unit apartment building. The project team presented
the development plans and answered questions from the Panel.
Advisory Design Panel Minutes April 13, 2022 Regular Meeting
Page 2 of 4
Doc#2977815
R/2021-042 It was moved and seconded
That the Advisory Design Panel has reviewed application 2021-281-RZ and recommends the
following concerns be addressed and digital versions of revised drawings & memo be submitted to
Planning staff; and further that Planning staff forward this on to the Advisory Design Panel for
information.
Architectural Comments:
• Confirm firewall on level 5 amenity deck is not dividing amenity space
• Ensure roof assembly is rated.
• Consider lowering and/or stepping the surrounding buildings to allow penetration of sun
into courtyard
• Consider placing the ramp under the building for weather protection
Landscape Comments:
• Suggest enhancement of building access through landscape and architectural features
• Suggest softening street interface by stepping or lowering landscape retaining walls around
the building
• Consider providing street access to ground floor units to provide a friendlier interface
CARRIED UNANIMOUSLY
Note: Andrea Scott joined the meeting at 4:59 pm.
Note: Jaswinder Gabri recused himself from agenda item 6.2 as he is the Architect for the project.
6.2 Development Permit No: 2020-177-DP / 12834 232 Street
The Chair welcomed the project team to the meeting and introduced the members of the ADP. The
Staff Liaison provided a brief overview of a 3 storey mixed-use building, commercial at grade with 14
residential units above. The project team presented the development plans and answered questions
from the Panel.
R/2021-043
It was moved and seconded
That the Advisory Design Panel has reviewed application 2020-177-DP and recommends the
application be supported and the following concerns be addressed as the design
develops and submitted to Planning staff for follow-up:
Architectural Comments:
• Consider integrating structure of the parkade with the architectural language
• Opportunity to incorporate garbage enclosure into the same structure, fully enclose it in the
parkade
• Consider replacing residential garage door with standard commercial garage door
Landscape Comments:
• Consider addressing lack of access to small grassed area in southeast corner
• Consider reconfiguration of planters around the perimeter of the play area to provide more
usable space
• Ensure appropriate fencing around childcare outdoor play area
CARRIED UNANIMOUSLY
JASWINDER GABRI DID NOT VOTE
Advisory Design Panel Minutes April 13, 2022 Regular Meeting
Page 3 of 4
Doc#2977815
Note: The Panel took a recess at 5:39 pm and resumed at 6:04 pm.
6.3 Development Permit No: 2019-366-RZ / 11960 221 Street
The Chair welcomed the project team to the meeting and introduced the members of the ADP. The
Staff Liaison provided a brief overview of an RT-2 Triplex. The project team presented the
development plans and answered questions from the Panel.
R/2021-044
It was moved and seconded
That the Advisory Design Panel has reviewed application 2019-366-RZ and recommends the
application be supported and the following concerns be addressed as the design
develops and submitted to Planning staff for follow-up:
Architectural Comments:
• Consider replacing green stucco with complementary building materials
• Consider bringing unit 2 in line with unit 1
• Confirm vehicle turning movement and swept path analysis for parking stall accessibility
• Confirm drive aisle minimum width meets zoning bylaws
Landscape Comments:
• Consider maximizing lawn areas on units’ yards and relocating hard surface amenity space
into passive play area
• Ensure arborist approval for hard surface over critical root zone
• Consider reconfiguring two parking stalls to minimize encroachment onto critical root zone
of protected trees
• Ensure pervious pavement achieves appropriate infiltration rates
CARRIED UNANIMOUSLY
6.4 Development Permit No: 2021-104-RZ/DP / 22337 St Anne Avenue
The Chair welcomed the project team to the meeting and introduced the members of the ADP. The
Staff Liaison provided a brief overview of a 5 storey, 20-unit residential apartment with covered
surface and underground parking. The project team presented the development plans and answered
questions from the Panel.
R/2021-045
It was moved and seconded
That the Advisory Design Panel has reviewed application 2021-104-RZ/DP and recommends the
application be supported and the following concerns be addressed as the design
develops and submitted to Planning staff for follow-up:
Architectural Comments:
• Confirm the E3 is not a muted mustard colour but a complementary colour to the wood-
toned product
• Consider integration of planting onto metal screens through vines and climbers
• Consider extending red metal screen into stairwell and mechanical room openings
• Consider making west wall more of a cohesive material palette to tie together the front base
material with the side wall material by wrapping around
Advisory Design Panel Minutes April 13, 2022 Regular Meeting
Page 4 of 4
Doc#2977815
Landscape Comments:
• Ensure columnar trees are integrated with the architectural façade design
CARRIED UNANIMOUSLY
Note: Jaswinder Gabri left the meeting at 8:34 pm.
7. CORRESPONDENCE - NIL
8. ADJOURNMENT
There being no further business, the meeting adjourned at 8:47 pm.
The next regular meeting of the Advisory Design Panel will be held on Wednesday, May 18, 2022.
Andrea Scott, Acting Chair
/mm
1
TANIS FRAME
Architect AIBC,
LEED AP
41289 Horizon Dr
Squamish BC, V8B 0Y7
250.650.7901
THUJA
architecture studio Ltd
May 5, 2021
Planning Dept.
City of Maple Ridge
11995 Haney Place,
Maple Ridge, BC V2X 6A9
Dear Maple Ridge planners,
RE: ADP Submission for 21783 LOUGHEED HWY
This cover letter is to accompany the ADP Submission package for 21783 Lougheed Hwy.
1. Project description/analysis
The proposed project is a mixed commercial and multi-family development consisting of a six storey apartment building with 120 market rental units and 680 SQ.M. (7,319 SQ.FT.) of commercial space.
The project is located in the Lougheed Transit Corridor, two blocks West from the B-Line Rapid Bus
service stop at Laity St, and two blocks East from the edge of Maple Ridge town centre. The proposed
location in across from the intersection of Lougheed Hghway and 218th Ave., where it will support many
of the recommendations in the draft “Lougheed Transit Corridor Concept Plan,” including locating higher-density residential along ‘high-streets’ in mixed commercial zones, creating an attractive
streetscape, creating new multi-family housing units in an existing commercial area, increasing and enhancing the stock of rental housing, ensuring affordable housing units exist for current residents, and
creating attractive, efficient infill along Lougheed Highway.
The local neighbourhood combines a variety of low-to-middle density housing types and larger-mass
buildings, consisting a mix of single houses, multi-family townhouse developments, commercial, and
institutional uses. Commercial and institutional buildings tend to be located directly along Lougheed Hwy, while the single residences are in the blocks north and south of the Highway. The existing
neighbourhood includes a variety of design themes and architectural elements, being a mix of different building types and uses, constructed during different eras, mostly before 2000. The proposed project will
feature high-quality finishing materials and design elements to introduce a landmark building with a high
aesthetic standard to the neighbourhood. It will also be designed to avoid conflicts with adjacent uses
through sound attenuation, appropriate lighting, landscaping, traffic calming and the transition of
building massing to fit with adjacent development.
2
TANIS FRAME
Architect AIBC,
LEED AP
41289 Horizon Dr
Squamish BC, V8B 0Y7
250.650.7901
THUJA
architecture studio Ltd
The building will include a mix of studio, one-bed and two-bedroom units to cater to a variety of tenants.
The apartments will remain in the rental pool, and not be stratified, to ensure that it will address ‘market-rate’ housing needs in perpetuity. The building location provides easy access to both local and regional
public transit for residents, as well as a park, daycare centre and restaurants within close proximity, and
the 5th Ave grocery store just over 10 minutes’ walk away.
West Maple Ridge is currently the most populated of the Maple Ridge sub-regions, closely followed by
the Town Centre, and is projected to require 33% of the commercial growth projected for the whole district in the next 30 years, driven by population growth and anticipation of increased flow-through
spending along the Lougheed and Dewdney corridors. (Maple Ridge Commercial and Industrial Strategy, 2012 to 2042; G.P Rollo & Associates, Land Economists Ltd.) The proposed mixed-use project
will support both population growth and the need for additional commercial space, representing very
efficient use of land. A zoning change is being requested from C-2 to C7 zoning, to allow for increased
residential use potential.
2. Architectural and Landscaping Design rationale
A. Form and Character
The form and character of the development provides a varying scale throughout the development by way
of varying building massing and form typologies. The building utilizes similar high-quality materials to
create a cohesive development, although the juxtaposition and variation of these materials creates visual
interest and eliminates any monotony. The building has canopies at entry points, and plentiful decks and
windows overlooking the sidewalks and open areas to engage the public realm. Building entrances are
connected to sidewalks and show clear entry points to the building.
The location of the building on site allows for a buffer dedicated to landscaping and pedestrian pathways
around. The building placement also addresses neighbouring sites, solar paths and vehicular movement
within the site.
B. Signage
The signage for the development will be located directly on the building facade to identify the building,
close to ground level as appropriate. Lighting will be directed to only illuminate the signage when
required. All signage will be consistent with the architectural style of the development.
C. Siting, Landscaping and Screening
The site is subject to development permit guidelines for commercial buildings as well as being in a ‘major
corridor’ zone. The lot is essentially flat, with no unusual challenges to construction. Existing vegetation
consists mainly of grass, and will have to be removed to construct the underground parking garage, but
3
TANIS FRAME
Architect AIBC,
LEED AP
41289 Horizon Dr
Squamish BC, V8B 0Y7
250.650.7901
THUJA
architecture studio Ltd
extensive landscaping will be undertaken after construction to provide green space around three sides of
the property.
All landscape and screening has been designed by a registered Landscape Architect, and the plan
incorporates appropriate plant species and locations for the area of the development. Trees, shrubs and
other plantings will be along the road frontage on Lougheed Hwy to enhance the pedestrian experience.
The perimeter of the property on the north and east sides has a landscape buffer to provide a barrier to
the private balconies at ground level and protect the privacy of neighbouring properties, as well as to
provide sound attenuation from the ground-level parking spaces.
All commercial space will be located on the ground level of the west wing of the building, adjacent to
the existing commercial-use lot on the west side of the proposed project. Vegetated swales and tree
plantings will help absorb storm water. The refuse service area and mechanical services will be screened
by hard landscaping features, to mitigate impacts on public view and noise pollution.
The site plan minimizes shadowing of neighboring properties by using a compact footprint, honoring
wide setbacks, and placing the building right along the southern setback of the site plan.
D. Lighting
All lighting will be full cut off luminaries. The building will have soffit lighting that operates on a solar
activated lens, and provides a warm glow to the underside of the roof line. Lighting will be provided at
the entry canopies of the apartment by way of solar activated soffit lighting. The underground parking
area and pedestrian pathways will be lit with full cut off lights providing security and safety at night.
E. Parking
The parking within the development consists of an underground parking garage with the majority of the
residential parking, as well as a surface lot with 19 residential stalls and 17 commercial stalls. The
commercial stalls will be located on the western half of the property, closest to the planned commercial
space within the proposed building, and the existing commercial property to the west. All on-site traffic
will use a single entrance point to the property, adjacent to the commercial lot to the west, to minimize
vehicle-pedestrian interactions. The entrance to the underground parkade is beneath the west side of the
building, so that the majority of vehicle traffic noise will be contained to the west side of the lot, with the
proposed building and landscaping providing sound attenuation to the neighorboring residential
properties from the traffic associated with the building. The apartment building itself will also effectively
shield adjacent residential properties in the neighborhood to the North from Lougheed Highway traffic
noise.
Short term bicycle parking is located at bike racks outside, while long term secure bicycle parking is
provided within the underground parkade. Handicap stalls are provided as required. The parkade also
4
TANIS FRAME
Architect AIBC,
LEED AP
41289 Horizon Dr
Squamish BC, V8B 0Y7
250.650.7901
THUJA
architecture studio Ltd
houses the electrical and mechanical rooms, as well as a janitor closet, and a dog wash station for
residents’ use.
3. Statement in brief:
a. DP Key Concepts Compliance
In many respects the project complies with commercial area development guidelines and key concepts,
especially as the neighbourhood already combines a variety building types. The most obvious theme of
the neighbourhood is significant plantings along the main road, to protect the privacy and quiet of
properties behind trees and shrubs. This project will also have significant landscaping, including shrubs
and trees along the road side of the lot.
b. DP Guideline Compliance
The project also conforms strongly to DP guidelines, with well-thought-out design and landscaping.
Refer to Compliance checklist.
c. Storm water management strategy
Refer to civil letter.
d. Amenities
Amenity areas for residents will be built on site, which will include bench seating, two amenity rooms
with covered outdoor patios (on ground and 2nd floors), a dog wash station in the underground parkade,
and many trees around the perimeter of the property which will provide beauty and shade.
e. Sustainability practices
This building, targeted at a rental base, must adhere to a strict construction budget, and as such cannot
include many extra costs. It will conform to all BC building code guidelines for insulation and energy
efficiency. Also, by locating a population base within walking distance of schools, parks, shops and
major bus routes, it will help reduce single rider vehicle trips in the area, a major contributor to pollution.
In Conclusion
In almost all respects, the development conforms to the key concepts and guidelines for development
permits in this category. The project is seeking rezoning from C2 to C7 zoning in order to make the most
efficient space of the available land, while providing much needed commercial space and rental
apartments in a transportation corridor. Overall the building will positively contribute toward the
5
TANIS FRAME
Architect AIBC,
LEED AP
41289 Horizon Dr
Squamish BC, V8B 0Y7
250.650.7901
THUJA
architecture studio Ltd
character of the neighbourhood and address rental pool shortages within the city. Should you require and
further information or clarification, please do not hesitate to contact me.
Sincerely,
Tanis Frame
Architect AIBC, LEED AP
Page 1111 of 5555
City of Maple RidgeCity of Maple RidgeCity of Maple RidgeCity of Maple Ridge
TO:TO:TO:TO: Advisory Design Panel MEETING DATE:MEETING DATE:MEETING DATE:MEETING DATE: March 18, 2022
FILE NO:FILE NO:FILE NO:FILE NO: 2021(061(DP
SUBJECT:SUBJECT:SUBJECT:SUBJECT: 21783 Lougheed Highway
PURPOSE:PURPOSE:PURPOSE:PURPOSE:
An Advisory Design Panel (the “ADP”) submission has been received for the above cited application and
property to permit the future construction of a six storey, purpose(built rental apartment building. The
building will contain approximately 685 m2 of commercial space on the ground floor and 124 rental
apartment units from the ground floor to sixth storey.
The rezoning application being processed in conjunction with this proposal was given First Reading by
Council on March 30, 2021. The subject property is designated Commercial Mixed Use within the
Lougheed Transit Corridor Area Plan, that has recently been endorsed by Council.
This site is being rezoned from C(2 (Community Commercial) to C(7 (Lougheed Transit Corridor High
Density Mixed(Use) to accommodate the proposal. The development permit application made to the
City is subject to Section 8.5 Commercial Development Permit.
BACKGROUND:BACKGROUND:BACKGROUND:BACKGROUND:
Applicant: Sarah Alexander
Owner: 1065823 BC LTD
Legal Description: Parcel A District Lot 247 Group 1 New Westminster District Plan
EPP73031
OCP:
Existing: Commercial Mixed(Use under Lougheed Transit Corridor Area Plan
Within Urban Area Boundary: Yes
Area Plan: Lougheed Transit Corridor
OCP Major Corridor: Yes
Zoning:
Existing: C(2 (Community Commercial)
Proposed: C(7 (Lougheed Transit Corridor High Density Mixed(Use)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS(1 (One Family Urban Residential)
Designation: Urban Residential
South: Use: Commercial and Residential
Zone: CS(1 (Service Commercial) and RS(1 (One Family Urban
Residential)
Designation: Commercial and Urban Residential
Page 2222 of 5555
East: Use: Single Family Residential
Zone: RS(1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Commercial
Zone: CS(1 (Service Commercial)
Designation: Commercial
Existing Use of Property: Vacant
Proposed Use of Property: Mixed Use (Commercial and Residential)
Site Area: 0.51 ha (1.3 acres)
Access: Lougheed Highway
Servicing requirement: Urban Standard
DEVELOPMENT PERMIT AREA:DEVELOPMENT PERMIT AREA:DEVELOPMENT PERMIT AREA:DEVELOPMENT PERMIT AREA:
The development permit application made to the City prompting this submission to the ADP is subject
to the Key Guidelines and the Design Guidelines of Section 8.5 Commercial Development Permit.
Key Guidelines:
The following is a brief description and assessment of the proposal’s compliance with the applicable
Key Development Permit Guidelines:
1. Avoid conflicts with adjacent uses through sound attenuation, appropriate lighting,
landscaping, traffic calming and the transition of building massing to fit with adjacent
development.
Explain:Explain:Explain:Explain: Impact on neighboring properties is minimized through concentrating traffic flow
adjacent to existing commercial use property and in underground parking, sound
attenuation through landscaping and building placement, and breaking up building massing
with varied visual components, and compact building footprint with generous setbacks.
2. Encourage a pedestrian scale through providing outdoor amenities, minimizing the visual
impact of parking areas, creating landmarks and visual interest along street fronts.
Explain:Explain:Explain:Explain: The high quality materials and design will provide a positive visual landmark, as
well as landscaping with trees and shrubs along sidewalks and street front. One driveway
will serve the entire site, with the majority of parking underground. Surface parking will be
hidden from the street by the building. Sidewalks through the site will re enforce the
pedestrian scale.
3. Promote sustainable development with multimodal transportation circulation, and low impact
building design.
Explain:Explain:Explain:Explain: Project placement will allow residents to easily access local and regional public
transport, and encourage walking and cycling to nearby shops and parks.
4. Respect the need for private areas in mixed use development and adjacent
residential areas.
Explain:Explain:Explain:Explain: Landscaping and building placement will maximize privacy for neighboring
properties. All apartments within the building will have a private deck.
Page 3333 of 5555
5. The form and treatment of new buildings should reflect the desired character and
pattern of development in the area by incorporating appropriate architectural
styles, features, materials, proportions and building articulation.
Explain:Explain:Explain:Explain: The building will employ a 'west coast style architecture with wood trim features,
colors in natural tones, and a sloped roof line for added interest. Varied but repeated
patterns will provide interest and cohesion. Private decks for each apartment will allow for
personal access to outdoor space.
Design Guidelines:
The Design Guidelines and a full explanation of how the project complies with them or the reasons
why they are not applicable are attached in Appendix E to this memo.
PLANNING COMMENTS:PLANNING COMMENTS:PLANNING COMMENTS:PLANNING COMMENTS:
1. Proposal:
The current application seeks to construct a building with approximately 686 m² (7,384 ft²) of
commercial space on the ground floor and 124 rental apartment units from the ground floor to
the sixth floor. The design intends to have the bulk of the six storey building fronting Lougheed
Highway, with a smaller portion on the east side continuing north. A 9.0 metre (30 ft) setback
along the majority of the northern lot line, to act as a buffer between the site and the adjacent
residential lots has been incorporated into the design. Along the east property line a 3 metre
public walkway has been incorporated to provide pedestrian connection from Lougheed Highway
to the neigbourhood to the north. This public walkway will be located in a Statutory Right(of(Way
(SRW). The building is setback an additional 3 metre from this walkway to provide a 6 metre
sseparation from the eastern property line. To the west the building is setback from the property
line 4.5 metres.
Loughheed Highway at this location is a controlled access highway, therefore, the Ministry of
Transportation and Infrastructure (MOTi) must approval is required before the rezoning can be
adopted.
2. Context:
The subject property, located at 21783 Lougheed Highway, is approximately 0.51 ha (1.3 acres)
in area and is currently vacant (see Appendices A). The subject property is relatively flat with low(
lying vegetation located throughout the site and trees along the eastern property boundary.
Japanese Knotweed has been identified on the subject property; however, mitigation and removal
measures have been implemented.
3. OCP and Zoning Compliance:
The subject site is located within the Lougheed Transit Corridor Area Plan and designated as
Commercial Mixed Use. The Commercial Mixed Use designation permits a mixed(use form of
development with ground floor commercial and residential apartments above. Office use is also
permitted above ground level.
The Commercial Mixed Use designation is supported by the following policies:
4444((((10101010 Maple Ridge will support a minimum of four storeys.
Page 4444 of 5555
4444((((11111111 Maple Ridge will require a minimum lot consolida'on of 3,000m2 for commercial and
mixed(use developments.
4444((((12121212 Maple Ridge will create a new commercial mixed(use zone for specific applica'on in the
Lougheed Transit Corridor.
4444((((13131313 Maple Ridge will permit commercial mixed(use buildings at Transit Nodes and along
Complete Streets with ground floor commercial.
4444((((14 14 14 14 Compact neighbourhoods are desired and encouraged through high density development,
wherein a variety of land uses are located such that residents and workers are within
walking distance of
many destinations.
4444((((15151515 Commercial uses in mixed(use buildings should serve the basic, everyday needs of
residents, such as grocery, convenience and personal services, as well as des'na'ons for
residents within a five minute walking distance or 400m radius, such as retail and
restaurants.
4444((((16161616 Commercial uses with extended hours such as cinemas, restaurants, bars and other
evening entertainment venues are encouraged at the 203 Street Transit Node to create
night life opportunities.
4444((((17171717 Complimentary health services to the Ridge Meadows Hospital are encouraged at the
Laity Street node, including medical offices, pharmacies, medical imaging, laboratories,
convenience retail, childcare, assembly, and restaurant.
4444((((18 18 18 18 Ground(floor commercial is required at Transit Nodes and along Complete Streets for the
Commercial Mixed(Use land use designation.
4444((((19 19 19 19 Locate an event plaza in the 203 Street Transit Node for gatherings such as farmer’s
markets, concerts, and community festivals.
The subject site is being rezoned to C(7 (Lougheed Transit Corridor High Density Mixed(Use)
(Appendix G) and Development Data Sheet (Appendix F) analyses the compliance of the project
with the applicable zone regulations.
Parking and bicycle storage:
The required parking for the proposed use is analyzed in the Development Data Sheet (Appendix
F)
4. Environmental, Sustainability & Stormwater Management:
MOTI will not allow any stormwater to be directed to Lougheed Highway and all stormwater will
have to be directed to a municipally maintained storm system. As part of the development, the
applicant will be required to meet the City’s requirements for Tier A. This site is located within
Fraser River Escarpment Area and Policies 6.23 applies to this site.
Page 5555 of 5555
5. Issues requiring comments from ADP:
Can ADP advise and provide their opinion on the following:
• The developments interface with the singleThe developments interface with the singleThe developments interface with the singleThe developments interface with the single((((family residential uses to the north;family residential uses to the north;family residential uses to the north;family residential uses to the north;
• The interface of the walkway to the east with the building and landscaping; and The interface of the walkway to the east with the building and landscaping; and The interface of the walkway to the east with the building and landscaping; and The interface of the walkway to the east with the building and landscaping; and
• The interaction with the Lougheed Highway.The interaction with the Lougheed Highway.The interaction with the Lougheed Highway.The interaction with the Lougheed Highway.
CONCLUSION:CONCLUSION:CONCLUSION:CONCLUSION:
The Planning Department requests that the Advisory Design Panel provide comments on the development
proposal.
______________________________________________
Prepared by: Rene Tardif
The following appendices are attached hereto:
Appendix A Subject map
Appendix B Explanatory letter from Architect
Appendix C ADP Submission Form
Appendix C ADP Applicant Checklist (signed by Architect)
Appendix D Development Data Sheet (signed by Architect)
Appendix E DP Area Guidelines Checklist
Appendix F Architectural and Landscaping Plans
Appendix G C(7 (Lougheed Transit Corridor High Density Mixed(Use) Zone.
DATE: Jun 7, 2021
FILE: 2021-061-DP
21783 LOUGHEED HIGHWAY
030-610-371
PLANNING DEPARTMENT
217 ST.
CARSHILL ST.
HOWISON AVE.
ACADIA ST.
DOVER ST.
119 AVE.
LOUGHEED HWY.
DONOVAN AVE.
HALL ST.
ACADIA ST.
CARR ST.
117 AVE.
LAURIE AVE.
218 ST.
HALL ST.
EVANS ST.
WICKLOW WAY
WICKLOW WAY
119 AVE.
218 ST.
117 AVE.
DOVER RD.
11696
21908
11714
21668
21741 21929
11670
11738
11721
11691
21683
11928
11951
21854
21750
21716
21924
21768
11958 119 4 7
11829
21818
21705
21742
21864
21810
21733
11767
11747
21674
11748
21785
11939
21728
21769
11729
21734
11889 21819
11706
11681
21801
21771
21764
11939
11707
21896
21784
119 6 2
21665
21692
21948
11726
11952
11720
21685
21796
21730
21715/19
11942
21880
21811
/83
11968
21620
21711
21851
2
18
02
21938
11989
21756
21911
11739
21806
21710
21638/44
21803
11732
1 1 9 4 1
21808
11709
11958
11740
21633
21649
11977
11741
21850
21667
21800
11936
11873
11979
11719
21840
11935
21680
21848
11961
21759
21691 11935
11961
21707
21827
21744
11759
/98
11749
11690
2
18
16
11670
21795
21842
11762
1193611939
11920
11699
11945
21656
21640
21733
21668
11684
11714/16
21714
21951
21732
21675
P 31180
21735
21755
21801
21
7
9
1
11722
21650
21826
11965
11709
21644
11753
21655
11737
21684
21670
11708
11718/20
21768
21662
11957
21744
21920
11863
11941
11967
21697
21637
11772
11985
11729
21626 11704
11953
21778
21747
21920
21789
21799
21674
11884
11923
21796
11762
21646
21837
11951
21784
11712
11968
21779
21692
21910
21876
21795
21671
11738
21828
21656
11988
11930
21868
11750
11895
21720
21623
11757
21800
11936
11699
11717
11964
21808
21817
21698
21 79 9
21815
119 31
21736
11728
21731
11773
21830
1 1 9 4 8
11883
21871
21901
11841
11696
21711
21724
21774
11713
21888
21710
11973
1195 6
11702
21665
21909
21632
11754
21649
21690
11921
11691
21756
11888
11752
21746
21807
11922
11765
21807
21
808
21838
21694
21880
11683
21723
21825
21816
11975
21939
11662
21892
1 1 9 3 0
21783
21673
11938
21701
21814
21891
11851
21787
SUBJECT PROPERTY
2020-301-RZ 2018-349-RZ 2018-444-RZ´
Scale: 1:3,000 BY: BD
Legend
Active Applications (RZ/SD/DP/VP)
DATE: Jun 7, 2021
FILE: 2021-061-DP
21783 LOUGHEED HIGHWAY
030-610-371
City of PittMeadows
District ofLangley
District of Mission
FRASER R.
^
PLANNING DEPARTMENT
SUBJECT PROPERTY
Aerial Imagery from the Spring of 2020´
Scale: 1:3,000 BY: BD
1
TANIS FRAME
Architect AIBC,
LEED AP
41289 Horizon Dr
Squamish BC, V8B 0Y7
250.650.7901
THUJA
architecture studio Ltd
May 5, 2021
Planning Dept.
City of Maple Ridge
11995 Haney Place,
Maple Ridge, BC V2X 6A9
Dear Maple Ridge planners,
RE: ADP Submission for 21783 LOUGHEED HWY
This cover letter is to accompany the ADP Submission package for 21783 Lougheed Hwy.
1. Project description/analysis
The proposed project is a mixed commercial and multi-family development consisting of a six storey apartment building with 120 market rental units and 680 SQ.M. (7,319 SQ.FT.) of commercial space.
The project is located in the Lougheed Transit Corridor, two blocks West from the B-Line Rapid Bus
service stop at Laity St, and two blocks East from the edge of Maple Ridge town centre. The proposed
location in across from the intersection of Lougheed Hghway and 218th Ave., where it will support many
of the recommendations in the draft “Lougheed Transit Corridor Concept Plan,” including locating higher-density residential along ‘high-streets’ in mixed commercial zones, creating an attractive
streetscape, creating new multi-family housing units in an existing commercial area, increasing and enhancing the stock of rental housing, ensuring affordable housing units exist for current residents, and
creating attractive, efficient infill along Lougheed Highway.
The local neighbourhood combines a variety of low-to-middle density housing types and larger-mass
buildings, consisting a mix of single houses, multi-family townhouse developments, commercial, and
institutional uses. Commercial and institutional buildings tend to be located directly along Lougheed Hwy, while the single residences are in the blocks north and south of the Highway. The existing
neighbourhood includes a variety of design themes and architectural elements, being a mix of different building types and uses, constructed during different eras, mostly before 2000. The proposed project will
feature high-quality finishing materials and design elements to introduce a landmark building with a high
aesthetic standard to the neighbourhood. It will also be designed to avoid conflicts with adjacent uses
through sound attenuation, appropriate lighting, landscaping, traffic calming and the transition of
building massing to fit with adjacent development.
2
TANIS FRAME
Architect AIBC,
LEED AP
41289 Horizon Dr
Squamish BC, V8B 0Y7
250.650.7901
THUJA
architecture studio Ltd
The building will include a mix of studio, one-bed and two-bedroom units to cater to a variety of tenants.
The apartments will remain in the rental pool, and not be stratified, to ensure that it will address ‘market-rate’ housing needs in perpetuity. The building location provides easy access to both local and regional
public transit for residents, as well as a park, daycare centre and restaurants within close proximity, and
the 5th Ave grocery store just over 10 minutes’ walk away.
West Maple Ridge is currently the most populated of the Maple Ridge sub-regions, closely followed by
the Town Centre, and is projected to require 33% of the commercial growth projected for the whole district in the next 30 years, driven by population growth and anticipation of increased flow-through
spending along the Lougheed and Dewdney corridors. (Maple Ridge Commercial and Industrial Strategy, 2012 to 2042; G.P Rollo & Associates, Land Economists Ltd.) The proposed mixed-use project
will support both population growth and the need for additional commercial space, representing very
efficient use of land. A zoning change is being requested from C-2 to C7 zoning, to allow for increased
residential use potential.
2. Architectural and Landscaping Design rationale
A. Form and Character
The form and character of the development provides a varying scale throughout the development by way
of varying building massing and form typologies. The building utilizes similar high-quality materials to
create a cohesive development, although the juxtaposition and variation of these materials creates visual
interest and eliminates any monotony. The building has canopies at entry points, and plentiful decks and
windows overlooking the sidewalks and open areas to engage the public realm. Building entrances are
connected to sidewalks and show clear entry points to the building.
The location of the building on site allows for a buffer dedicated to landscaping and pedestrian pathways
around. The building placement also addresses neighbouring sites, solar paths and vehicular movement
within the site.
B. Signage
The signage for the development will be located directly on the building facade to identify the building,
close to ground level as appropriate. Lighting will be directed to only illuminate the signage when
required. All signage will be consistent with the architectural style of the development.
C. Siting, Landscaping and Screening
The site is subject to development permit guidelines for commercial buildings as well as being in a ‘major
corridor’ zone. The lot is essentially flat, with no unusual challenges to construction. Existing vegetation
consists mainly of grass, and will have to be removed to construct the underground parking garage, but
3
TANIS FRAME
Architect AIBC,
LEED AP
41289 Horizon Dr
Squamish BC, V8B 0Y7
250.650.7901
THUJA
architecture studio Ltd
extensive landscaping will be undertaken after construction to provide green space around three sides of
the property.
All landscape and screening has been designed by a registered Landscape Architect, and the plan
incorporates appropriate plant species and locations for the area of the development. Trees, shrubs and
other plantings will be along the road frontage on Lougheed Hwy to enhance the pedestrian experience.
The perimeter of the property on the north and east sides has a landscape buffer to provide a barrier to
the private balconies at ground level and protect the privacy of neighbouring properties, as well as to
provide sound attenuation from the ground-level parking spaces.
All commercial space will be located on the ground level of the west wing of the building, adjacent to
the existing commercial-use lot on the west side of the proposed project. Vegetated swales and tree
plantings will help absorb storm water. The refuse service area and mechanical services will be screened
by hard landscaping features, to mitigate impacts on public view and noise pollution.
The site plan minimizes shadowing of neighboring properties by using a compact footprint, honoring
wide setbacks, and placing the building right along the southern setback of the site plan.
D. Lighting
All lighting will be full cut off luminaries. The building will have soffit lighting that operates on a solar
activated lens, and provides a warm glow to the underside of the roof line. Lighting will be provided at
the entry canopies of the apartment by way of solar activated soffit lighting. The underground parking
area and pedestrian pathways will be lit with full cut off lights providing security and safety at night.
E. Parking
The parking within the development consists of an underground parking garage with the majority of the
residential parking, as well as a surface lot with 19 residential stalls and 17 commercial stalls. The
commercial stalls will be located on the western half of the property, closest to the planned commercial
space within the proposed building, and the existing commercial property to the west. All on-site traffic
will use a single entrance point to the property, adjacent to the commercial lot to the west, to minimize
vehicle-pedestrian interactions. The entrance to the underground parkade is beneath the west side of the
building, so that the majority of vehicle traffic noise will be contained to the west side of the lot, with the
proposed building and landscaping providing sound attenuation to the neighorboring residential
properties from the traffic associated with the building. The apartment building itself will also effectively
shield adjacent residential properties in the neighborhood to the North from Lougheed Highway traffic
noise.
Short term bicycle parking is located at bike racks outside, while long term secure bicycle parking is
provided within the underground parkade. Handicap stalls are provided as required. The parkade also
4
TANIS FRAME
Architect AIBC,
LEED AP
41289 Horizon Dr
Squamish BC, V8B 0Y7
250.650.7901
THUJA
architecture studio Ltd
houses the electrical and mechanical rooms, as well as a janitor closet, and a dog wash station for
residents’ use.
3. Statement in brief:
a. DP Key Concepts Compliance
In many respects the project complies with commercial area development guidelines and key concepts,
especially as the neighbourhood already combines a variety building types. The most obvious theme of
the neighbourhood is significant plantings along the main road, to protect the privacy and quiet of
properties behind trees and shrubs. This project will also have significant landscaping, including shrubs
and trees along the road side of the lot.
b. DP Guideline Compliance
The project also conforms strongly to DP guidelines, with well-thought-out design and landscaping.
Refer to Compliance checklist.
c. Storm water management strategy
Refer to civil letter.
d. Amenities
Amenity areas for residents will be built on site, which will include bench seating, two amenity rooms
with covered outdoor patios (on ground and 2nd floors), a dog wash station in the underground parkade,
and many trees around the perimeter of the property which will provide beauty and shade.
e. Sustainability practices
This building, targeted at a rental base, must adhere to a strict construction budget, and as such cannot
include many extra costs. It will conform to all BC building code guidelines for insulation and energy
efficiency. Also, by locating a population base within walking distance of schools, parks, shops and
major bus routes, it will help reduce single rider vehicle trips in the area, a major contributor to pollution.
In Conclusion
In almost all respects, the development conforms to the key concepts and guidelines for development
permits in this category. The project is seeking rezoning from C2 to C7 zoning in order to make the most
efficient space of the available land, while providing much needed commercial space and rental
apartments in a transportation corridor. Overall the building will positively contribute toward the
5
TANIS FRAME
Architect AIBC,
LEED AP
41289 Horizon Dr
Squamish BC, V8B 0Y7
250.650.7901
THUJA
architecture studio Ltd
character of the neighbourhood and address rental pool shortages within the city. Should you require and
further information or clarification, please do not hesitate to contact me.
Sincerely,
Tanis Frame
Architect AIBC, LEED AP
The City
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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
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.
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
1
Commercial Development Permit Area Guidelines Checklist
Pursuant with Section 8.5 of the Official Community Plan, commercial developments will be
assessed against the form and character guidelines established by Council and summarised
below.
This checklist is to be prepared by the architect of record for the project to demonstrate the
proposed design was developed in accordance with the form and character guidelines. Please
assess and describe the compliance of the proposed design of the project with respect to the
Key Guideline Concepts and with the Form and Character Guidelines.
Description of the Key Guideline Concepts should be suitable for File Managers to quote in
Development Permit Application Reports to Council. For the Form and Character Guidelines,
clearly describe how the proposed design complies with each of the listed guidelines, or
describes why a guideline is not complied with or why it is inapplicable.
This checklist is to accompany Development Permit Applications and submissions to the ADP.
8.5.1 Key Guideline Concepts Describe how this project and the design complies
1. Avoid conflicts with adjacent uses
through sound attenuation, appropriate
lighting, landscaping, traffic calming and
the transition of building massing to fit
with adjacent development.
2. Encourage a pedestrian scale through
providing outdoor amenities, minimizing
the visual impact of parking areas,
creating landmarks and visual interest
along street fronts.
3. Promote sustainable development with
multimodal transportation circulation,
and low impact building design.
4. Respect the need for private areas in
mixed use development and adjacent
residential areas.
5. The form and treatment of new buildings
should reflect the desired character and
pattern of development in the area by
incorporating appropriate architectural
styles, features, materials, proportions
and building articulation.
2
Guideline 8.5.2 A
Building Design, Massing and Siting
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
1. The form and treatment of new
buildings should reflect the desired
character and pattern of development in
the area by incorporating appropriate
architectural styles, roof forms, facade
modulation, architectural features,
fenestration patterns, building elements
and proportions and building
articulation.
2. Exterior finishes should be wood, brick,
natural stone or other materials of warm
appearance. Substantial areas of
concrete should be avoided. Expanses of
solid wall or glass are unacceptable.
3. New buildings adjacent to existing small
scale buildings such as houses should be
designed to provide visual interest whilst
protecting the privacy and livability of
both properties.
4. Significant corners should be given
added emphasis with vertical
architectural features and roofscape
features. At intersections, the definition
of corners should be reinforced by
buildings that front on both streets.
5. Development should be sited to have
the building frontage on the main street
alignment.
6. Projects located on slopes should be
developed in a manner which creates a
step in perceived height, bulk and scale
between developments.
7. Design and construction of buildings
should account for maximum sound
attenuation between commercial and
adjacent residential uses. To ensure that
noise generated on the site is addressed
in the most appropriate manner, Council
may request that a noise attenuation
study be prepared.
3
Guideline 8.5.2 A (Continued)
8. Continuous weather protection, such as
canopies, structural awnings, or building
overhangs, is strongly promoted where
at-grade retail uses are included in a
development and over common entries
to commercial and/or mixed-use
developments that front a public
sidewalk or open space.
9. Developments adjacent to treed slopes,
ravines and watercourses must respect
natural vegetation, use natural
landscaping to retain soils on the site
and may require additional setbacks as
established by agencies having
jurisdiction. Creeks and ravines are
encouraged to be retained in their
natural state.
10. Developments are encouraged to
redirect water from rooftop runoff and
downspouts into vegetated areas or rain
barrels for later irrigation use.
11. Buildings should be designed and located
on a site to:
a) preserve and incorporate natural
features or views;
b) ensure proper orientation and
relationship to adjoining residential
uses;
c) minimize impacts on natural features
and agricultural lands;
d) accommodate natural grades to ensure
minimal grading is required.
Guideline 8.5.2 B
Refuse, Recycling and Servicing Areas
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
1. The design of a roof, placement of
mechanical units and satellite dishes,
etc. should take into account views of
the roof from adjacent buildings.
4
Guideline 8.5.2 B (Continued)
2. Service areas should have differentiated
access to minimize visual impact as well
as conflicts with pedestrians.
3. Refuse receptacles must be located
indoors or within service areas out of
view from pedestrian access. Garbage
and waste material should be stored in
containers that are weatherproof and
animal-resistant.
4. Mechanical equipment, drive-through
uses, service or car wash bays,
restrooms, vending machines,
unenclosed storage, and public
telephones should be oriented on the
site to face away from adjacent
residential development. Whenever
possible, these uses should not be visible
from an adjacent residential property.
Guideline 8.5.2 C
Street Front
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
1. Particular attention should be made to
the image presented to the streetfront.
2. New development should emphasize the
street frontages by incorporating
differentiated front, side and rear
oriented facades. Facades should
incorporate vertical and horizontal relief
in a well-proportioned rhythm
appropriate to the intended scale of
development.
3. Buildings with over 15 metres of street
frontage should break the horizontal
mass of the building with vertical
elements in a rhythmic pattern.
4. Streetfront landscaping will incorporate
street trees for definition of site
boundaries and enhancement of public
space.
5
Guideline 8.5.2 C (Continued)
5. Vehicle access on a street frontage
should be located to the side of the
building away form the pedestrian
entrance and should be designed to
minimize the impact on streetscape
appearance and disruption to pedestrian
movement.
Guideline 8.5.2 D
Signage and Lighting
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
1. Signage should be integrated with the
design of a building, preferably at
ground level only, and its size and design
should complement the scale and
architectural detail of the building.
2. High intensity illumination directed at
adjoining properties should be avoided.
Commercial signage and high intensity
illumination adjacent to residential uses
should be minimized in order to protect
residential amenity.
3. Lighting and signage should be designed
so as to have no direct source of light
visible from the public right-of-way.
4. All signage must conform to the Maple
Ridge Sign Bylaw. In the event of a
conflict between the Maple Ridge Sign
Bylaw and these guidelines, the latter
should take precedent.
5. In multiple-tenant commercial or mixed-
use buildings, signs should be designed
to present a unified appearance.
Signage space should be provided for
upper storey tenancies.
6
Guideline 8.5.2 E
Vehicle Access, Parking, and Circulation
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
1. Buildings and structures should be
located to ensure safe traffic circulation
and access and adequate on-site
parking. Parking should be encouraged
in smaller units to avoid a monotonous
appearance.
2. Parking and storage areas should be
appropriately screened. Low level
landscape screening should be provided
to parking areas adjacent to public
streets.
3. Where possible, parking and servicing
should be located underground or to the
rear of buildings to minimize the impact
on streetscape appearance and
pedestrian amenity. In all new buildings
the portion of the structure used for
parking and servicing should be
adequately screened and should be
architecturally compatible with the rest
of the building.
4. Existing lanes should be used for vehicle
access, loading and servicing. Upgrading
of lanes in terms of attractive treatment
and screening of parking access and
loading and service areas is encouraged.
5. Vehicle access should be located to the
side of the building away from the
pedestrian entrance and should be
designed to minimize the impact on
streetscape appearance and disruption
to pedestrian movement.
6. Lanes, and driveways should conform to
the existing grades as closely as possible
to ensure minimal disruption of slopes
and vegetation. On steep terrain, access
should be aligned, wherever possible, to
run parallel rather than counter to,
natural contours and existing grades.
7
Guideline 8.5.2 E (Continued)
7. Shared vehicle access between adjoining
sites should be considered where access
for parking at the rear of the property is
limited. Joint or shared access should
also be considered between adjoining
developments to minimize disruption of
pedestrian sidewalks and to maximize
landscaping and permeable surfaces.
Integration of driving aisles and
pedestrian walkways between adjacent
sites is also strongly encouraged.
8. Minimize the amount of asphalt surfaces
in parking areas by integrating a variety
of paving materials such as concrete,
decorative pavers or by using alternate
surface treatments.
9. Above ground parking structures should
not front public streets at grade. Non-
parking uses or special façade
treatments must be provided along
street frontages to enhance the
building’s appearance to the public
realm. On non-street fronting facades,
parking structures should be treated to
avoid long blank walls at grade, such as
massed landscape treatments or
attention to design detailing on the
façade.
10. Parking control equipment, such as
ticket dispensers and card readers,
should be located at a sufficient distance
from a public street to prevent parking
queues extending onto the street.
Similarly, a minimum distance of one car
length, and preferably two car lengths,
should be provided between an exit gate
and the street edge to accommodate
cars waiting to merge into traffic.
11. Rooftop parking structures should
include design elements, including
landscaping, to reduce the visual impact
from the street and surrounding uses.
8
Guideline 8.5.2 F
Pedestrian and Bicycle Access
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
1. Development should improve pedestrian
amenity through interesting design
detail at ground level, easily identifiable
entrances, shop fronts with clear
untinted glazing, concentration of
signage at ground level, attractive
landscaping and well defined pedestrian
crossings for driveways and roadways.
2. A well defined pedestrian access to the
commercial use will be provided from
the public sidewalk. Design will ensure
that pedestrian use is given precedence
over vehicular use. Where possible, at
least one pedestrian connection should
be provided through the main block of
buildings.
3. Facilities for cyclists should be
considered for all developments.
Guideline 8.5.2 G
Landscaping and Open Space
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
1. Landscaping should be supplemented to
identify and define public space, to
present a pleasing image and to soften
the transition from adjacent land uses to
the commercial development.
2. Adjacent residential uses should be
adequately protected by significant
landscaping or the provision of screening
or both.
3. Street trees will be a required
component of all new development for
definition of site boundaries and
enhancement of public space. Simplicity
in landscaping materials is desirable and
should be encouraged for screening
purposes. Deciduous tree species
should be considered in landscape
plantings to permit light penetration in
winter. Mature vegetation should be
retained where possible.
9
Guideline 8.5.2 G (Continued)
4. Aesthetic values along frontages and on-
site ought to be enhanced by significant
landscaping on all property lines and
around buildings. Street trees should be
used to provide the landscaping variety
that would soften the character and
scale of the area.
5. Landscape planting and screening should
be used to create interesting views and
focal points into and out of the site for
pedestrians, passing drivers and building
tenants on the site or adjacent to it.
6. Open space should be usable, attractive
and well-integrated with the design of
the building. Open space, in many cases,
will be achieved with courtyards,
recessed balconies, terraced balconies,
roof top gardens, and atria.
7. Landscaping should reinforce design
continuity with neighbouring properties
and the streetscape by providing
consistency in street trees, plant
materials, and other landscaping
elements.
8. Landscaping should define the purpose
and emphasize the desired character
and function of public and private space.
All private and semi-private open space
should be clearly defined as such and
should be controllable by those meant
to benefit and be responsible for it, thus
encouraging use, pride and safety.
9. Distinguish public and semi-public
spaces from private spaces. Design
symbolic barriers through:
a) building and site design;
b) changes in paving, vegetation, or
grading; or
c) architectural features, such as low walls,
bollards or raised planters.
10
Guideline 8.5.2 H
Crime Prevention through Environmental
Design (CPTED)
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
1. Developments should be designed to
maximize opportunities for natural
surveillance allowing people to easily
view what is happening around them
during the course of everyday activities.
Crime Prevention through
Environmental Design principles and
techniques are encouraged.
2. Crime Prevention through
Environmental Design (CPTED) principles
should be incorporated into the design
of all parking facilities.
3. Design the interior spaces and exits from
any underground and above ground
parking structures for maximum visibility
within the parking area. Entries should
be highly visible, well lit and spaced at
convenient intervals Hidden spaces,
obscured alcoves and blind corners
should be avoided in the design and
layout of the parking facilities.
4. Walls and ceilings of parking structures,
particularly underground structures,
should be painted white to enhance or
reflect light.
Guideline 8.5.2 I
Universally Accessible Design
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
1. All non-vehicular routes be fully
accessible. Sidewalks and pathways
should be wide enough for wheelchair /
scooters and should include a tactile
strip for the visually impaired. Curb-cuts
and curb let-downs should be provided
in appropriate locations to facilitate safe,
convenient, and direct access from
parking spaces to buildings for people
with disabilities.
11
Guideline 8.5.2 I (Continued)
2. Locate parking spaces allocated for
people with disabilities as close as
possible to the main entrance to a
building.
3. Building entries should be:
a) clearly addressed with large numbers
visible from the street;
b) directly accessed from the street
without stairs; and
c) provided with weather protection,
exterior lighting, and power-assisted
door openers.
Guideline 8.5.2 J
Bicycle Storage and Parking
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
1. Provide short term bicycle parking
facilities, such as bicycle racks, at grade
close to building entrances. Bicycle
parking should be in well-lit locations
and clearly visible from a main building
entrance and/or public roads. Bicycle
racks should be made of sturdy, theft-
resistant material, securely anchored to
the floor or grounds.
2. Provide long term bicycle parking
facilities in secure storage areas within
buildings. Bicycle storage areas provided
as part of a parking structure should be
located close to elevators and access
points. In mixed-use buildings, bicycle
storage facilities for residents are to be
separate from those for the commercial
uses.
3. Large-scale developments are
encouraged to provide end-of-trip
facilities, such as showers and lockers,
within the development for the
convenience of employees.
12
Project Information
To be completed by the Architect on record for this project:
File Number ________________________
Date prepared: _______________________
Architect ________________________ ___________________________
Print Name Signature
LOUGHEED HWY
21783 LOUGHEED HWY, MAPLE RIDGE
PREPARED BY
THUJA ARCHITECTURE STUDIO LTD.
DECEMBER 2021
ISSUED FOR DEVELOPMENT PERMIT
SET NO.
DRAWING INDEX
PR1 LOCATION PLAN & CONTEXT IMAGES
PR2 SITE PLAN & PROJECT DATA
PR3 PARKADE & MAIN PLAN
PR4 2ND TO 6TH PLAN
PR5 ELEVATIONS NORTH & SOUTH
PR6 ELEVATIONS EAST & WEST
PR7 UNIT PLANS
PR8 SECTIONS
PR9 MATERIAL BOARD
PR10 RENDERINGS
PR11 SHADOW STUDY
PR12 LOUGHEED HWY STREETSCAPE
CONSULTANTS LIST
NO.DATE
PROJECT NO.
SHEET
SCALE
DATE
DRAWING
PROJECT
DRAWN BY
20--
TS / JS / SW
AS NOTED
CONTRACTOR TO VERIFY ALL LINES, LEVELS,
SURVEYS, DIMENSIONS, LOCATION OF BUILDING
ON SITE AND LOCATION OF ALL SERVICES PRIOR
TO CONSTRUCTION. ALL WORK TO BE DONE IN
ACCORDANCE WITH THE B.C. BUILDING CODE,
CURRENT EDITION AND ALL LOCAL BUILDING
BYLAWS.
COPYRIGHT RESERVED. THESE PLANS ARE THE
PROPERTY OF THUJA ARCHITECTURE STUDIO. TO
BE USED SOLELY FOR THE PROJECT SHOWN.
UNAUTHORIZED REPRODUCTION OR USE IN ANY
MANNER IS NOT PERMISSIBLE.
Tanis Frame Architect AIBC LEED AP
PO Box 1326 Cumberland BC V0R 1S0
T: 250.650.7901 E:info@thujaarchitecture.ca
LOUGHEED HWY MULTIFAMILY
MAR 01, 2022
ISSUED FOR REVIEW DEC 18 2020
ISSUED FOR REZONE MAY 10 2021
ISSUED FOR REZONE MAY 18 2021
AREA UPDATE NOV 22 2021
REISSUED FOR REZONE/DP FEB 01 2022
REISSUED FOR REZONE/DP MAR 01 2022
PR1
LOCATION PLANS &
CONTEXT IMAGES
DEVELOPER/OWNER
WESTURBAN DEVELOPMENTS LTD.
Sean Roy, CEO
111-2036 South Island Hwy, Campbell River, BC V9W 0E8
250.914.8485
sroy@westurban.ca
ARCHITECT
THUJA ARCHITECTURE STUDIO LTD.
Tanis Frame, Architect AIBC, LEED AP
PO Box 1326 Cumberland BC V0R 1S0
250.650.7901
info@thujaarchitecture.ca
LANDSCAPE ARCHITECT
LAZZARIN SVISDAHL LANDSCAPE ARCHITECTS
Laurelin Svisdahl
202- 1300 St Ave, Prince George BC, V2L 2Y3
250.563.6158
laurelin@lsla-landarch.com
LOCATION PLAN
N.T.S.
SITE LOCATION
1
1
6
2
3
4
5
2
3 4
5 6
LANE
LANE (UNCONSTRUCTED)
57.92M
92.01M
91.51M
55.50M
EXISTING
BUILDING
Offsite Design Refer To Civil Eng.
Rh
Rh
Lawn
Lawn
Lawn
16 17 18 19 20 21
LOUGHEED HWY.
6M
SETBACK
RESIDENTIAL PARKING
27 STALLS
INC 1 ACCESSIBLE
7M
7M ACCESS
7.3M
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15
X
4.5M
SETBACK
7.5M
SETBACK
7.5M
SETBACKLINE OF PARKADE BELOW
LINE OF PARKADE BELOW
LINE OF PARKADE BELOW
LINE OF PARKADE BELOW
COMMERCIAL PARKING
23 STALLS
INC 1 ACCESSIBLE
14.34M
BLDG SETBACK
HYDRO
KIOSK
REFUSE
7.5M
SETBACK
PROPOSED 3M SRW
38
39
40
41
42
43
44
45
46
47
48
49
50
LINE OF PARKADE BELOW
PROPOSED BUILDING
6 FLOORS
COMMERCIAL SPACE
121 UNITS
22232425262728293031323334353637
ENTRY
REFUSE
RAMP DOWN
SMALL CARS
SMALL CARS
LINE OF ROOF ABOVE
LINE OF ROOF ABOVE
LINE OF ROOF ABOVE
LINE OF ROOF ABOVE
LINE OF FLOORS ABOVE
LINE OF FLOORS ABOVE
1.11M
ROOF PROJECTION
SMALL CARS
SMALL CARS
3M
PARKADE SETBACK
1.23M
ROOF PROJECTION
1.6M
PARKADE SETBACK
3.27M
PARKADE SETBACK
2.5M
2.4M
4.9M
5.5M
2.5M
6.0M
SETBACK
1.23M
ROOF PROJECTION
28.49M
BLDG SETBACK
DOG RUN
SITE PLAN
Scale: 1:200
1
PR2
REFER TO LANDSCAPE PLAN BY LAZZARIN SVISDAHL
LANDSCAPE ARCHITECTS FOR MORE DETAILS ON LANDSCAPING
LEGAL ADDRESS:
DL 247: NWD: PL EPP73031
CIVIC ADDRESS:
21783 LOUGHEED HWY, MAPLE RIDGE, BC
ZONING:
C-7 PROPOSED
LOT SIZE
± 5090 SQ.M. (54788 SQ.FT.)
BUILDING AREA:
PROPOSED FOOTPRINT1733 SQ.M. (18,654 SQ.FT.)
FLOOR AREAS:
PARKADE 4079 SQ.M.
COMMERCIAL (MAIN) 675 SQ.M.
MAIN 568 SQ.M.
SECOND 1371 SQ.M.
THIRD 1371 SQ.M.
FOURTH 1371 SQ.M.
FIFTH 1267 SQ.M.
SIXTH 1267 SQ.M.
TOTAL (NET) 7890 SQ.M. EXCLUDING PARKADE
COMMON (MAIN)287 SQ.M.
COMMON (SECOND)270 SQ.M.
COMMON (THIRD)270 SQ.M.
COMMON (FOURTH)270 SQ.M.
COMMON (FIFTH)263 SQ.M.
COMMON (SIXTH)263 SQ.M.
TOTAL (NET)1623 SQ.M. EXCLUDING PARKADE
TOTAL (GROSS) 9,513 SQ.M. EXCLUDING PARKADE
FLOOR AREA RATIO:
ALLOWED: 1.75
PROPOSED: 1.55 [7890/5090]
DENSITY:
PROPOSED: 121 UNITS
COMMERCIAL SPACE
LOT COVERAGE:
34% PROPOSED (OPEN DECKS INCLUDED)
COMMON OPEN AREA:
REQUIRED: 5%OF LOT = 255 SQ.M.
PROVIDED: 685 SQ.M. AT REAR YARD
COMMON AMENITY :
REQUIRED:1 SQ.M. PER UNIT = 121 SQ.M.
PROVIDED:2 AMENITY ROOMS = 140 SQ.M.
PRIVATE OUTDOOR AREA:
REQUIRED: 4.6 SQ.M. PER UNIT
PROVIDED: 4.6 SQ.M. AT DECKS
BUILDING HEIGHT:
NO RESTRICTION
UNIT COUNT:MAIN 2-4 FL. 5&6 FL. TOTAL
STUDIO 1 1 (*3)1 (*2)6
ONE BEDROOM 7 17 (*3) 15 (*2)88
TWO BEDROOM 2 5 (*3)5 (*2)27
TOTAL 10 69 42 121
SETBACKS
FRONT 7.5M ALLOWABLE / PROPOSED 7.5M
REAR 7.5M ALLOWABLE / PROPOSED 7.5M (N.E. LEG) 28.5 (MAIN)
SIDE (E)6M ALLOWABLE / PROPOSED 6M
SIDE (W)4.5M ALLOWABLE / PROPOSED 14.3M
PARKING:
REQUIRED: RESIDENTIAL 1.25 PER UNIT 151
REQUIRED: COMMERCIAL 1 per 30 SQ.M of FA 23
TOTAL 174
PROVIDED: STANDARD: 140
HANDICAP STALLS (3 REQ.) 4
SMALL CAR (10% = 15.5) 30 (VARIANCE TO 17.2%)
TOTAL 174
BICYCLE PARKING
REQUIRED: 1 PER 4 UNITS LONG TERM 31
6 PER 20 UNITS SHORT TERM 37
PROVIDED >31 LONG TERM IN BIKE STORAGE ROOM
SHORT TERM TO BE PROVIDED WITHIN LANDSCAPE
PROJECT DATA
NO.DATE
PROJECT NO.
SHEET
SCALE
DATE
DRAWING
PROJECT
DRAWN BY
20--
TS / JS / SW
AS NOTED
CONTRACTOR TO VERIFY ALL LINES, LEVELS,
SURVEYS, DIMENSIONS, LOCATION OF BUILDING
ON SITE AND LOCATION OF ALL SERVICES PRIOR
TO CONSTRUCTION. ALL WORK TO BE DONE IN
ACCORDANCE WITH THE B.C. BUILDING CODE,
CURRENT EDITION AND ALL LOCAL BUILDING
BYLAWS.
COPYRIGHT RESERVED. THESE PLANS ARE THE
PROPERTY OF THUJA ARCHITECTURE STUDIO. TO
BE USED SOLELY FOR THE PROJECT SHOWN.
UNAUTHORIZED REPRODUCTION OR USE IN ANY
MANNER IS NOT PERMISSIBLE.
Tanis Frame Architect AIBC LEED AP
PO Box 1326 Cumberland BC V0R 1S0
T: 250.650.7901 E:info@thujaarchitecture.ca
LOUGHEED HWY MULTIFAMILY
MAR 01, 2022
ISSUED FOR REVIEW DEC 18 2020
ISSUED FOR REZONE MAY 10 2021
ISSUED FOR REZONE MAY 18 2021
AREA UPDATE NOV 22 2021
REISSUED FOR REZONE/DP FEB 01 2022
REISSUED FOR REZONE/DP MAR 01 2022
SITE PLAN &
PROJECT INFO
PR2
NO.DATE
PROJECT NO.
SHEET
SCALE
DATE
DRAWING
PROJECT
DRAWN BY
20--
TS / JS / SW
AS NOTED
CONTRACTOR TO VERIFY ALL LINES, LEVELS,
SURVEYS, DIMENSIONS, LOCATION OF BUILDING
ON SITE AND LOCATION OF ALL SERVICES PRIOR
TO CONSTRUCTION. ALL WORK TO BE DONE IN
ACCORDANCE WITH THE B.C. BUILDING CODE,
CURRENT EDITION AND ALL LOCAL BUILDING
BYLAWS.
COPYRIGHT RESERVED. THESE PLANS ARE THE
PROPERTY OF THUJA ARCHITECTURE STUDIO. TO
BE USED SOLELY FOR THE PROJECT SHOWN.
UNAUTHORIZED REPRODUCTION OR USE IN ANY
MANNER IS NOT PERMISSIBLE.
Tanis Frame Architect AIBC LEED AP
PO Box 1326 Cumberland BC V0R 1S0
T: 250.650.7901 E:info@thujaarchitecture.ca
LOUGHEED HWY MULTIFAMILY
MAR 01, 2022
ISSUED FOR REVIEW DEC 18 2020
ISSUED FOR REZONE MAY 10 2021
ISSUED FOR REZONE MAY 18 2021
AREA UPDATE NOV 22 2021
REISSUED FOR REZONE/DP FEB 01 2022
REISSUED FOR REZONE/DP MAR 01 2022
PARKADE & MAIN PLAN
UP
105 106 107 108
LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE
LINE OF BUILDING ABOVE
LINE OF BUILDING ABOVE
101
102
103
104
787980818283848586878889909192
74757677
222336373839
58596061 54555657 50515253 46474849 434445
28293031
10111213
32333435
6789
24252627 181920
123
4142
121
122
123
124
141516
7.3M CLR
7M CLR
PARKADE
124 STALLS
► 17 SMALL CAR
► 2 ACCESSIBLE
7M CLR
LINE OF BUILDING ABOVE
LINE OF BUILDING ABOVE
MECHANICAL
7M CLR
5 4
BIKE
STORAGE
ELECTRICAL
JANITOR DOG
WASH
5.5
5.5
5.5
5.5
2.5
2.5
21
7M CLR
17
40
70717273 66676869 62636465
97
98
99
100
96
939495
117
118
119
120
113
114
115
116
109
110
111
112
SMALL CARS
2.1m CLR T.O. SLAB TO B.O. RAMP
7.61M CLR
LINE OF BUILDING ABOVE
7.5
M CLR
7
M C
L
R
7 M C L R
LINE OF BUILDING ABOVE
LINE OF BUILDING ABOVE
LINE OF BUILDING ABOVE
7 M C L R
7M RAMP
2.1 CLR T.O. RAMP TO B.O. SLAB
SMALL CARS SMALL CARSSMALL CARS
2.4
4.9
SMALL CARS
UP
0.3
TYP.
1.7
1.8
0.6
1.8
0.3
0.3
0.3
TYP.
2.5
5.5
0.3
0.3
STORAGE
0.31
PARKADE
Scale: 1:192
1
PR3
PATIOW1
LOBBY
AMENITY
70 M2
1.3
OVERHANG
2.21
OVERHANG
MAILBOXES
COMMERCIAL SPACE
675 SQMMAIN FLOOR
BATHKITCHEN
BEDROOMLIVING
DECK
BEDROOM
BATH
KITCHEN
BEDROOM
BATH
LIVING
DECK
2 BDRM 'A3'
BEDROOM
BATH
BEDROOM
BATH
LIVING
DECK
KITCHEN 'B'
BATHKITCHEN
BEDROOMLIVING
DECK
KITCHEN
BEDROOM
LIVING
DECK
BATH
KITCHEN
BEDROOM
LIVING
DECK
BATH
KITCHEN
BEDROOM
LIVING
DECK
BATH
KITCHEN
BEDROOM
LIVING
DECK
BATH
W
D
KITCHEN
BEDROOM
LIVING
DECK
BATH
1.44
B
7.1
C
6.93
D
6.93
E
9.29
F
8.72
G
A
9.4
2
6.91
3
6.93
4
8.85
5
6.93
6
6.93
7
8.79
8
6.92
9
7.05
10
2.44
11 1
UP DN
UP
DN
MAIL
RM
OFFICE
MAIN
Scale: 1:192
2
PR3 PR3
NO.DATE
PROJECT NO.
SHEET
SCALE
DATE
DRAWING
PROJECT
DRAWN BY
20--
TS / JS / SW
AS NOTED
CONTRACTOR TO VERIFY ALL LINES, LEVELS,
SURVEYS, DIMENSIONS, LOCATION OF BUILDING
ON SITE AND LOCATION OF ALL SERVICES PRIOR
TO CONSTRUCTION. ALL WORK TO BE DONE IN
ACCORDANCE WITH THE B.C. BUILDING CODE,
CURRENT EDITION AND ALL LOCAL BUILDING
BYLAWS.
COPYRIGHT RESERVED. THESE PLANS ARE THE
PROPERTY OF THUJA ARCHITECTURE STUDIO. TO
BE USED SOLELY FOR THE PROJECT SHOWN.
UNAUTHORIZED REPRODUCTION OR USE IN ANY
MANNER IS NOT PERMISSIBLE.
Tanis Frame Architect AIBC LEED AP
PO Box 1326 Cumberland BC V0R 1S0
T: 250.650.7901 E:info@thujaarchitecture.ca
LOUGHEED HWY MULTIFAMILY
MAR 01, 2022
ISSUED FOR REVIEW DEC 18 2020
ISSUED FOR REZONE MAY 10 2021
ISSUED FOR REZONE MAY 18 2021
AREA UPDATE NOV 22 2021
REISSUED FOR REZONE/DP FEB 01 2022
REISSUED FOR REZONE/DP MAR 01 2022
2ND TO 6TH PLAN
UP
DN
UTILITY
(3RD & 4TH FLOOR)
LOBBY
BATH KITCHEN
BEDROOM LIVING
DECK
BATH
KITCHEN
BEDROOM
LIVING
DECK
BATHKITCHEN
BEDROOMLIVING
DECK
BEDROOM
BATH
KITCHEN
BEDROOM
BATH
LIVING
DECK
2 BDRM 'A3'2 BDRM 'A3'
BEDROOM
BATH
BEDROOM
BATH
LIVING
DECK
KITCHEN 'B'
2 BEDROOM 'B'
DECK
BEDROOM
BATH KITCHEN
BEDROOM
BATH
LIVING
2 BEDROOM 'B'
DECK
BEDROOM
BATH KITCHEN
BEDROOM
BATH
LIVING
2 BEDROOM 'B'
DECK
BEDROOM
BATH
KITCHEN
BEDROOM
BATH
LIVING
BATH
KITCHEN
BEDROOM
LIVING
DECK
BATH
KITCHEN
BEDROOM
LIVING
DECK
BATH
KITCHEN
BEDROOM
LIVING
DECK
BATH
KITCHEN
BEDROOM
LIVING
DECK
BATHKITCHEN
BEDROOMLIVING
DECK
BATH
KITCHEN
BEDROOM
LIVING
DECKMEDIA
BATH KITCHEN
BEDROOM LIVING
DECK
BATH KITCHEN
BEDROOM LIVING
DECK
BATH KITCHEN
BEDROOM LIVING
DECK
BATH KITCHEN
BEDROOM LIVING
DECK
KITCHEN
BEDROOM
LIVING
DECK
BATH
KITCHEN
BEDROOM
LIVING
DECK
BATH
KITCHEN
BEDROOM
LIVING
DECK
BATH
KITCHEN
BEDROOM
LIVING
DECK
BATH
W
D
KITCHEN
BEDROOM
LIVING
DECK
BATH
1.44
B
7.1
C
6.93
D
6.93
E
9.29
F
8.72
G
A
9.4
2
6.91
3
6.93
4
8.85
5
6.93
6
6.93
7
8.79
8
6.92
9
7.05
10
2.44
11 1
AMENITY
(2ND FLOOR)
UP DN
L2-L4
Scale: 1:192
1
PR4
UP
DN
UTILITY
LOBBY
BATH KITCHEN
BEDROOM LIVING
DECK
BATH
KITCHEN
BEDROOM
LIVING
DECK
BATHKITCHEN
BEDROOMLIVING
DECK
BEDROOM
BATH
KITCHEN
BEDROOM
BATH
LIVING
DECK
2 BDRM 'A3'2 BDRM 'A3'
BEDROOM
BATH
BEDROOM
BATH
LIVING
DECK
KITCHEN 'B'
2 BEDROOM 'B'
DECK
BEDROOM
BATH KITCHEN
BEDROOM
BATH
LIVING
2 BEDROOM 'B'
DECK
BEDROOM
BATH KITCHEN
BEDROOM
BATH
LIVING
2 BEDROOM 'B'
DECK
BEDROOM
BATH
KITCHEN
BEDROOM
BATH
LIVING
BATH
KITCHEN
BEDROOM
LIVING
DECK
BATH
KITCHEN
BEDROOM
LIVING
DECK
BATH
KITCHEN
BEDROOM
LIVING
DECK
BATH KITCHEN
BEDROOM LIVING
DECK
BATH KITCHEN
BEDROOM LIVING
DECK
BATH
KITCHEN
BEDROOM
LIVING
DECK
BATHKITCHEN
BEDROOMLIVING
DECK
BATH
KITCHEN
BEDROOM
LIVING
DECKMEDIA
BATH KITCHEN
BEDROOM LIVING
DECK
BATH KITCHEN
BEDROOM LIVING
DECK
KITCHEN
BEDROOM
LIVING
DECK
BATH
KITCHEN
BEDROOM
LIVING
DECKBATH
W
D
KITCHEN
BEDROOM
LIVING
DECK
BATH
1.44
B
7.1
C
6.93
D
6.93
E
9.29
F
8.72
G
A
9.4
2
6.91
3
6.93
4
8.85
5
6.93
6
6.93
7
8.79
8
6.92
9
7.05
10
2.44
11 1
LINE OF ROOF ABOVE
UP DN
L5 & L6
Scale: 1:192
2
PR4 PR4
NO.DATE
PROJECT NO.
SHEET
SCALE
DATE
DRAWING
PROJECT
DRAWN BY
20--
TS / JS / SW
AS NOTED
CONTRACTOR TO VERIFY ALL LINES, LEVELS,
SURVEYS, DIMENSIONS, LOCATION OF BUILDING
ON SITE AND LOCATION OF ALL SERVICES PRIOR
TO CONSTRUCTION. ALL WORK TO BE DONE IN
ACCORDANCE WITH THE B.C. BUILDING CODE,
CURRENT EDITION AND ALL LOCAL BUILDING
BYLAWS.
COPYRIGHT RESERVED. THESE PLANS ARE THE
PROPERTY OF THUJA ARCHITECTURE STUDIO. TO
BE USED SOLELY FOR THE PROJECT SHOWN.
UNAUTHORIZED REPRODUCTION OR USE IN ANY
MANNER IS NOT PERMISSIBLE.
Tanis Frame Architect AIBC LEED AP
PO Box 1326 Cumberland BC V0R 1S0
T: 250.650.7901 E:info@thujaarchitecture.ca
LOUGHEED HWY MULTIFAMILY
MAR 01, 2022
ISSUED FOR REVIEW DEC 18 2020
ISSUED FOR REZONE MAY 10 2021
ISSUED FOR REZONE MAY 18 2021
AREA UPDATE NOV 22 2021
REISSUED FOR REZONE/DP FEB 01 2022
REISSUED FOR REZONE/DP MAR 01 2022
ELEVATIONS NORTH & SOUTH
SECOND FLOOR T.O. ply
38.89M
THIRD FLOOR T.O. PLY
41.67M
FOURTH FLOOR T.O. PLY
44.45M
MAIN FLOOR T.O. SLAB
35.5M
FIFTH FLOOR T.O. PLY
47.23M
SIXTH FLOOR T.O.W.
50M
ROOF T.O.W.
52.79M
PAKRGADE T.O. SLAB32.76M
TOP OF ROOF
55.29M
19.778 [19.778m]
BLDG HEIGHT
SECOND FLOOR T.O. ply
38.89M
THIRD FLOOR T.O. PLY
41.67M
FOURTH FLOOR T.O. PLY
44.45M
MAIN FLOOR T.O. SLAB
35.5M
FIFTH FLOOR T.O. PLY
47.23M
SIXTH FLOOR T.O.W.
50M
ROOF T.O.W.
52.79M
PAKRGADE T.O. SLAB32.76M
TOP OF ROOF
55.29M
19.778 [19.778m]
BLDG HEIGHT
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
NORTH ELEVATION
SOUTH ELEVATION
MATERIAL LEGEND
FIBRE CEMENT LAP - SHOU SUGI BAN
FIBRE CEMENT LAP - WEATHERED WOOD
METAL SIDING PANELS IN BLACK
SOFFIT - ALUMINIUM - CEDAR SOLUTIONS - TIMBERLINE
FASCIA - FIBRE CEMENT BLACK
RAILINGS - BLACK ALUMINIUM
STEEL COLUMNS
12
1
2
3
4
5
6
7
8
9
VINYL WINDOWS - BLACK10
1 1 1
11121
2 2
2 2
3
5
82
2
DECK SOFFIT - KAYCAN PERFORATED ALUMINIUM BLACK
ROOFING - SBS 2 PLY MEMBRANE - BLACK
9 10
PR5
NO.DATE
PROJECT NO.
SHEET
SCALE
DATE
DRAWING
PROJECT
DRAWN BY
20--
TS / JS / SW
AS NOTED
CONTRACTOR TO VERIFY ALL LINES, LEVELS,
SURVEYS, DIMENSIONS, LOCATION OF BUILDING
ON SITE AND LOCATION OF ALL SERVICES PRIOR
TO CONSTRUCTION. ALL WORK TO BE DONE IN
ACCORDANCE WITH THE B.C. BUILDING CODE,
CURRENT EDITION AND ALL LOCAL BUILDING
BYLAWS.
COPYRIGHT RESERVED. THESE PLANS ARE THE
PROPERTY OF THUJA ARCHITECTURE STUDIO. TO
BE USED SOLELY FOR THE PROJECT SHOWN.
UNAUTHORIZED REPRODUCTION OR USE IN ANY
MANNER IS NOT PERMISSIBLE.
Tanis Frame Architect AIBC LEED AP
PO Box 1326 Cumberland BC V0R 1S0
T: 250.650.7901 E:info@thujaarchitecture.ca
LOUGHEED HWY MULTIFAMILY
MAR 01, 2022
ISSUED FOR REVIEW DEC 18 2020
ISSUED FOR REZONE MAY 10 2021
ISSUED FOR REZONE MAY 18 2021
AREA UPDATE NOV 22 2021
REISSUED FOR REZONE/DP FEB 01 2022
REISSUED FOR REZONE/DP MAR 01 2022
ELEVATIONS EAST & WEST
LOUGHEED HWY.
LOUGHEED HWY.
SECOND FLOOR T.O. ply38.89M
THIRD FLOOR T.O. PLY41.67M
FOURTH FLOOR T.O. PLY44.45M
MAIN FLOOR T.O. SLAB35.5M
FIFTH FLOOR T.O. PLY
47.23M
SIXTH FLOOR T.O.W.
50M
ROOF T.O.W.
52.79M
PAKRGADE T.O. SLAB
32.76M
TOP OF ROOF55.29M
19.778 [19.778m]
BLDG HEIGHT
SECOND FLOOR T.O. ply
38.89M
THIRD FLOOR T.O. PLY
41.67M
FOURTH FLOOR T.O. PLY
44.45M
MAIN FLOOR T.O. SLAB
35.5M
FIFTH FLOOR T.O. PLY
47.23M
SIXTH FLOOR T.O.W.
50M
ROOF T.O.W.
52.79M
PAKRGADE T.O. SLAB32.76M
TOP OF ROOF
55.29M
19.778 [19.778m]
BLDG HEIGHT
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
WEST ELEVATION
EAST ELEVATION
1 1
1 1 1
122
22 2
3
10 55
5
6 2
MATERIAL LEGEND
FIBRE CEMENT LAP - SHOU SUGI BAN
FIBRE CEMENT LAP - WEATHERED WOOD
METAL SIDING PANELS IN BLACK
SOFFIT - ALUMINIUM - CEDAR SOLUTIONS - TIMBERLINE
FASCIA - FIBRE CEMENT BLACK
RAILINGS - BLACK ALUMINIUM
STEEL COLUMNS
1
2
3
4
5
6
7
8
9
VINYL WINDOWS - BLACK10
DECK SOFFIT - KAYCAN PERFORATED ALUMINIUM BLACK
ROOFING - SBS 2 PLY MEMBRACE - BLACK
PR6
NO.DATE
PROJECT NO.
SHEET
SCALE
DATE
DRAWING
PROJECT
DRAWN BY
20--
TS / JS / SW
AS NOTED
CONTRACTOR TO VERIFY ALL LINES, LEVELS,
SURVEYS, DIMENSIONS, LOCATION OF BUILDING
ON SITE AND LOCATION OF ALL SERVICES PRIOR
TO CONSTRUCTION. ALL WORK TO BE DONE IN
ACCORDANCE WITH THE B.C. BUILDING CODE,
CURRENT EDITION AND ALL LOCAL BUILDING
BYLAWS.
COPYRIGHT RESERVED. THESE PLANS ARE THE
PROPERTY OF THUJA ARCHITECTURE STUDIO. TO
BE USED SOLELY FOR THE PROJECT SHOWN.
UNAUTHORIZED REPRODUCTION OR USE IN ANY
MANNER IS NOT PERMISSIBLE.
Tanis Frame Architect AIBC LEED AP
PO Box 1326 Cumberland BC V0R 1S0
T: 250.650.7901 E:info@thujaarchitecture.ca
LOUGHEED HWY MULTIFAMILY
MAR 01, 2022
ISSUED FOR REVIEW DEC 18 2020
ISSUED FOR REZONE MAY 10 2021
ISSUED FOR REZONE MAY 18 2021
AREA UPDATE NOV 22 2021
REISSUED FOR REZONE/DP FEB 01 2022
REISSUED FOR REZONE/DP MAR 01 2022
2 BEDROOM 'A2'
2 BDRM 'A3'
2 BEDROOM 'B'
LIVING ROOM
12' X 19-2"
783 SQ.FT.
KITCHEN
8'-8" X 11'-2"BATH
8'-11" X 5'-0"
MASTER
BEDROOM
8'-11" X 12'-6"
BEDROOM8'-6" X 10'-8"
BATH
5'-0" X 8'-4"
ENTRY
DECK
8'-10" X 4'-8"
WALK-IN
WALK-IN
8.79 - BUILDING DIMENSION
9.39- BUILDING DIMENSION
BEDROOM
BATH
5'-0" X 8'-10"
9'-10" X 9'
DECK
10'-6" X 4'-6"
KITCHEN
11-7" X 8-7"
LIVING ROOM
11'-7" X 16'-7"
ONE BEDROOM - "1B"
SCALE: 3/16" = 1'-0"
LINEN
536 SQ.FT.
BEDROOM
BATH
5'-0" X 8'-10"
9'-10" X 9'-7"
DECK
11'-9" X 5'-0"
WALK-IN6'-10" X 4'-0"
KITCHEN
11-7" X 8-7"
LIVING ROOM
11'-7" X 19'-2"
595 SQ.FT.
ONE BEDROOM - "1A"
SCALE: 3/16" = 1'-0"
LINEN
DECK
10'-10" X 4'-6"
LIVING ROOM
12'-1" X 13'-1"
642 SQ.FT.
ONE BEDROOM - "1C"
SCALE: 3/16" = 1'-0"
BEDROOM
9'-10" X 9'-1"
KITCHEN
13'-6" X 8'-4"
BATH5'-0" X 9'-10"
LINEN
LIVING ROOM
BEDROOM
BATH
11'-11" X 19'-2"
8'-8" X 5'-0"
8'-8" X 12'-5"
DECK
9'-4" X 4'-6"
835 SQ.FT.
LINEN
WALK-IN
8'-8" X 5'-2"
KITCHEN
10'-8" X 8'-7"
BEDROOM
8'-6" X 10'-1"
WALK-IN5'-0" X 7'-8"
BATH5'-0" X 9'-3"
TWO BEDROOM - "2A"
SCALE: 3/16" = 1'-0"
TWO BEDROOM - "2B"
SCALE: 3/16" = 1'-0"
LIVING ROOM
12'5" X 16'-6"
710 SQ.FT.
KITCHEN
11'-2" X 8'-8"
BATH
8'-5" X 5'-0"
MASTERBEDROOM
8'-5" X 10'-10"
BEDROOM8'-6" X 9'-8"
BATH
5'-0" X 8'-6"
DECK
8'-10" X 4'-8"
WALK-IN
WALK-IN
8 - BUILDING DIMENSION
9.32- BUILDING DIMENSION
TWO BEDROOM - "2C"
SCALE: 3/16" = 1'-0"
ENTRY
ENTRYENTRYENTRY
ENTRY
8.79 - BUILDING DIMENSION
9.34- BUILDING DIMENSION
8.79 - BUILDING DIMENSION
8.86- BUILDING DIMENSION
7.99 - BUILDING DIMENSION
6.94- BUILDING DIMENSION
8.79 - BUILDING DIMENSION
6.94- BUILDING DIMENSION
8'-11" X 5'
8'-6" X 3'-7"
8'-5" X 4'-1"
5' X 6'-4"
WALK-IN
5'-0" X 9'-10"
STUDY5'-6" X 6'-10"
W
D
STUDIO - "D"
SCALE: 3/16" = 1'-0"
8.04 - BUILDING DIMENSION
4.71- BUILDING DIMENSION
STUDIO
14'-6" X 17'-5"
BATH
6'-7" X 7'-5"
ENTRY
DECK
383 SQ.FT.
UNIT PLANS
PR7
NO.DATE
PROJECT NO.
SHEET
SCALE
DATE
DRAWING
PROJECT
DRAWN BY
20--
TS / JS / SW
AS NOTED
CONTRACTOR TO VERIFY ALL LINES, LEVELS,
SURVEYS, DIMENSIONS, LOCATION OF BUILDING
ON SITE AND LOCATION OF ALL SERVICES PRIOR
TO CONSTRUCTION. ALL WORK TO BE DONE IN
ACCORDANCE WITH THE B.C. BUILDING CODE,
CURRENT EDITION AND ALL LOCAL BUILDING
BYLAWS.
COPYRIGHT RESERVED. THESE PLANS ARE THE
PROPERTY OF THUJA ARCHITECTURE STUDIO. TO
BE USED SOLELY FOR THE PROJECT SHOWN.
UNAUTHORIZED REPRODUCTION OR USE IN ANY
MANNER IS NOT PERMISSIBLE.
Tanis Frame Architect AIBC LEED AP
PO Box 1326 Cumberland BC V0R 1S0
T: 250.650.7901 E:info@thujaarchitecture.ca
LOUGHEED HWY MULTIFAMILY
MAR 01, 2022
ISSUED FOR REVIEW DEC 18 2020
ISSUED FOR REZONE MAY 10 2021
ISSUED FOR REZONE MAY 18 2021
AREA UPDATE NOV 22 2021
REISSUED FOR REZONE/DP FEB 01 2022
REISSUED FOR REZONE/DP MAR 01 2022
SECTIONS
SECOND FLOOR T.O. ply
38.89M
THIRD FLOOR T.O. PLY
41.67M
FOURTH FLOOR T.O. PLY
44.45M
MAIN FLOOR T.O. SLAB
35.5M
FIFTH FLOOR T.O. PLY
47.23M
SIXTH FLOOR T.O.W.
50M
ROOF T.O.W.
52.79M
PAKRGADE T.O. SLAB32.76M
TOP OF ROOF
55.29M
19.778 [19.778m]
BLDG HEIGHT
PROPERTY LINE
SECTION B
RESIDENTIAL
RESIDENTIAL
COMMERCIAL
PARKADE
3.05
2.44
2.44
2.44
PROPERTY LINE
DECK
PROPERTY LINE
PROPERTY LINE
SECTION A
RESIDENTIAL
RESIDENTIAL
COMMERCIAL
PARKADE
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
LIFTSTAIR
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
2.44
2.44
2.44
LOBBY
LOUGHEED HWY.
SECOND FLOOR T.O. ply38.89M
THIRD FLOOR T.O. PLY41.67M
FOURTH FLOOR T.O. PLY44.45M
MAIN FLOOR T.O. SLAB35.5M
FIFTH FLOOR T.O. PLY47.23M
SIXTH FLOOR T.O.W.50M
ROOF T.O.W.52.79M
PAKRGADE T.O. SLAB
32.76M
TOP OF ROOF55.29M
19.778 [19.778m]
BLDG HEIGHT
PR8
NO.DATE
PROJECT NO.
SHEET
SCALE
DATE
DRAWING
PROJECT
DRAWN BY
20--
TS / JS / SW
AS NOTED
CONTRACTOR TO VERIFY ALL LINES, LEVELS,
SURVEYS, DIMENSIONS, LOCATION OF BUILDING
ON SITE AND LOCATION OF ALL SERVICES PRIOR
TO CONSTRUCTION. ALL WORK TO BE DONE IN
ACCORDANCE WITH THE B.C. BUILDING CODE,
CURRENT EDITION AND ALL LOCAL BUILDING
BYLAWS.
COPYRIGHT RESERVED. THESE PLANS ARE THE
PROPERTY OF THUJA ARCHITECTURE STUDIO. TO
BE USED SOLELY FOR THE PROJECT SHOWN.
UNAUTHORIZED REPRODUCTION OR USE IN ANY
MANNER IS NOT PERMISSIBLE.
Tanis Frame Architect AIBC LEED AP
PO Box 1326 Cumberland BC V0R 1S0
T: 250.650.7901 E:info@thujaarchitecture.ca
LOUGHEED HWY MULTIFAMILY
MAR 01, 2022
ISSUED FOR REVIEW DEC 18 2020
ISSUED FOR REZONE MAY 10 2021
ISSUED FOR REZONE MAY 18 2021
AREA UPDATE NOV 22 2021
REISSUED FOR REZONE/DP FEB 01 2022
REISSUED FOR REZONE/DP MAR 01 2022HANDRAILS + FASCIAS
BLACK ALUMINIUM
METAL SIDING PANELS
FIBRE CEMENT STAINED
WOOD LOOK PANEL
HARDIE "WEATHERED WOOD"
FIBRE CEMENT STAINED
WOOD LOOK PANEL
HARDIE "SHOU SUGI BAN"
MATERIAL BOARD
PR9
NO.DATE
PROJECT NO.
SHEET
SCALE
DATE
DRAWING
PROJECT
DRAWN BY
20--
TS / JS / SW
AS NOTED
CONTRACTOR TO VERIFY ALL LINES, LEVELS,
SURVEYS, DIMENSIONS, LOCATION OF BUILDING
ON SITE AND LOCATION OF ALL SERVICES PRIOR
TO CONSTRUCTION. ALL WORK TO BE DONE IN
ACCORDANCE WITH THE B.C. BUILDING CODE,
CURRENT EDITION AND ALL LOCAL BUILDING
BYLAWS.
COPYRIGHT RESERVED. THESE PLANS ARE THE
PROPERTY OF THUJA ARCHITECTURE STUDIO. TO
BE USED SOLELY FOR THE PROJECT SHOWN.
UNAUTHORIZED REPRODUCTION OR USE IN ANY
MANNER IS NOT PERMISSIBLE.
Tanis Frame Architect AIBC LEED AP
PO Box 1326 Cumberland BC V0R 1S0
T: 250.650.7901 E:info@thujaarchitecture.ca
LOUGHEED HWY MULTIFAMILY
MAR 01, 2022
ISSUED FOR REVIEW DEC 18 2020
ISSUED FOR REZONE MAY 10 2021
ISSUED FOR REZONE MAY 18 2021
AREA UPDATE NOV 22 2021
REISSUED FOR REZONE/DP FEB 01 2022
REISSUED FOR REZONE/DP MAR 01 2022
RENDERINGS
PR10
MARCH 21 - 9:00
JUNE 21 - 9:00
DECEMBER 21 - 9:00
MARCH 21 - 12:00
JUNE 21 - 12:00
DECEMBER 21- 12:00
MARCH 21 - 17:00
JUNE 21 - 17:00
DECEMBER 21 - 17:00 SHADOW STUDY
02/28/2022
DRAWING
SCALE PROJECT NO.
DATE DRAWN BY
SHEET
PROJECT
LOUGHEED
NO.DATE
PROJECT NO.
SHEET
SCALE
DATE
DRAWING
PROJECT
DRAWN BY
20--
TS / JS / SW
AS NOTED
CONTRACTOR TO VERIFY ALL LINES, LEVELS,
SURVEYS, DIMENSIONS, LOCATION OF BUILDING
ON SITE AND LOCATION OF ALL SERVICES PRIOR
TO CONSTRUCTION. ALL WORK TO BE DONE IN
ACCORDANCE WITH THE B.C. BUILDING CODE,
CURRENT EDITION AND ALL LOCAL BUILDING
BYLAWS.
COPYRIGHT RESERVED. THESE PLANS ARE THE
PROPERTY OF THUJA ARCHITECTURE STUDIO. TO
BE USED SOLELY FOR THE PROJECT SHOWN.
UNAUTHORIZED REPRODUCTION OR USE IN ANY
MANNER IS NOT PERMISSIBLE.
Tanis Frame Architect AIBC LEED AP
PO Box 1326 Cumberland BC V0R 1S0
T: 250.650.7901 E:info@thujaarchitecture.ca
LOUGHEED HWY MULTIFAMILY
MAR 01, 2022
ISSUED FOR REVIEW DEC 18 2020
ISSUED FOR REZONE MAY 10 2021
ISSUED FOR REZONE MAY 18 2021
AREA UPDATE NOV 22 2021
REISSUED FOR REZONE/DP FEB 01 2022
REISSUED FOR REZONE/DP MAR 01 2022
SHADOW STUDY
PR11
NO.DATE
PROJECT NO.
SHEET
SCALE
DATE
DRAWING
PROJECT
DRAWN BY
20--
TS / JS / SW
AS NOTED
CONTRACTOR TO VERIFY ALL LINES, LEVELS,
SURVEYS, DIMENSIONS, LOCATION OF BUILDING
ON SITE AND LOCATION OF ALL SERVICES PRIOR
TO CONSTRUCTION. ALL WORK TO BE DONE IN
ACCORDANCE WITH THE B.C. BUILDING CODE,
CURRENT EDITION AND ALL LOCAL BUILDING
BYLAWS.
COPYRIGHT RESERVED. THESE PLANS ARE THE
PROPERTY OF THUJA ARCHITECTURE STUDIO. TO
BE USED SOLELY FOR THE PROJECT SHOWN.
UNAUTHORIZED REPRODUCTION OR USE IN ANY
MANNER IS NOT PERMISSIBLE.
Tanis Frame Architect AIBC LEED AP
PO Box 1326 Cumberland BC V0R 1S0
T: 250.650.7901 E:info@thujaarchitecture.ca
LOUGHEED HWY MULTIFAMILY
MAR 01, 2022
ISSUED FOR REVIEW DEC 18 2020
ISSUED FOR REZONE MAY 10 2021
ISSUED FOR REZONE MAY 18 2021
AREA UPDATE NOV 22 2021
REISSUED FOR REZONE/DP FEB 01 2022
REISSUED FOR REZONE/DP MAR 01 2022
LOUGHEED STREETSCAPES
PROPERTY LINE
PROPERTY LINE
D R I V E
A I S L E
D R I V E
A I S L E
LOUGHEED HIGHWAY STREETSCAPE
PR12
PROPERTY LINE
PROPERTY LINE
D R I V E
A I S L E
LOUGHEED HIGHWAY ELEVATION
ByRevisionsDate
Project
Sheet Title
Date
Drawing No.
Scale
Drawn By
Project No.
Copyright reserved. This drawing and the
design are, and at all times remain the exclusive
property of Lazzarin Svisdahl Landscape Architects
and cannot be used without the Landscape
Architect's written consent.
LOUGHEED HWY MULTIFAMILY
21783 LOUGHEDD HWY
MAPLE RIDGE, BC
Landscape
Planting Plan
July 29, 2019
1:150 METERS
LS/SD
L 1
LEGEND
EXISTING TREES TO BE RETAINED.
REFER TO ARBORIST REPORT.
CS BRUSH FINISH CONCRETE
WALKWAYS
DECORATIVE COBBLE DRAIN ROCK
100 MM DEPTH 1" - 4" DIM WASHED
COBBLE ROCK ON FILTER FABRIC
CW PT 4x4 WOOD EDGER.
GRASS - SEED IN BLVD AND
SOD ON SITE CW 150 MM MIN DEPTH
APPROVED GROWING MEDIUM
- REFER TO CIVIL ENG DWGS
PLANTING BED CW 60 MM OF
BARK MULCH OR WASHED ROCK
GROUNDCOVER ON FILTER FABRIC
ON APPROVED GROWING MEDIUM.
450 MM MIN DEPTH FOR SHRUBS
700 MM MIN FOR TREES
PROPERTY LINES
WOOD BENCH SECURED TO
CONCRETE WALKWAY
EXPO SERIES BIKE RACK BY CORA
BLACK COLOUR (OR APPROVED EQUIV)
SECURED TO CONCRETE WALKWAY
PT 4x4 WOOD EDGER TO SEPARATE
PLANTING FROM LAWN
1.8 METER HT. PRESSURE TREATED
WOOD PRIVACY FENCE, STAINED TO
MATCH BUILDING
LOCALLY AVAILABLE BOULDERS.
3/4 BURIED BELOW GRADE.
UNDERGROUND PARKADE
INSULATED RAISED PLANTERS
ON SLAB - STACKED 4x4 PRESSURE
TREATED WOOD CONSTRUCTION,
STAINED TO COMPLIMENT BUILDING.
HEIGHTS & SIZES RANGE
APPROX. 500 MM - 1,000 MM
3/4" WASHED CRUSH ROCK
- MIN 70 MM DEPTH
1.2 METER HT. BLACK VINYL
COATED CHAIN LINK FENCESYMBOLBOTANICAL NAME COMMON NAME COUNT SIZE
TreesAmAcer ginnala Amur Maple - Mix of Single & Multi Stem 2 6cm Cal.
Ag Acer griseum Paperbark Maple 1 5cm Cal.WR Cercis occidentalis Western Redbud 6 6cm Cal.CaS Caragana arborescens 'Sutherland'Sutherland Caragana 13 #5potCnCornus nuttallii 'Eddie's White Wonder'Pacific Dogwood Eddie's White Wonder 1 6cm Cal.TB Crataegus x mordenensis 'Toba'Toba Hawthorn 7 6cm Cal.Fs Fagus sylvatica 'Fastigiata'Upright European Beech 13 6cm Cal.Pu Pinus uncinata Mountain Pine 1 #5potMMagnolia 'Sunspire'Sunspire Magnolia 7 5cm Cal.
ShrubsgvBuxus 'Green Velvet'Green Velvet Boxwood 21 #2potJbpJuniperus horizontalis 'Blue Prince'Blue Prince Juniper 38 #2potLogMahonia nervosa Low Oregon Grape 46 #2potPjPieris japonica 'Compacta'Compact Japanese Pieris 8 #2potPlPrunus laurocerasus 'Otto Luyken'Otto Luyken English Laurel 8 #2potRhRhododendron x 'Haaga'Haaga Rhododendron 30 #2potSdrSpiraea 'Darts Red'Darts Red Spirea 38 #2potSjSkimmia japonica 'Rubella'Compact Skimmia 7 #2pot
Ornamental GrassesDcDeschampia cespitosa Tufted Hairgrass 146 #1potHHelictotrichon sempervirens Blue Oatgrass 16 #1potHmHakonechloa macra 'Aureloa'Japanese Forest Grass 25 #1pot
Perennials, Ferns & GroundcoverskArctostaphyllos uva-ursi Kinnickinnick 8 10cm potbHeuchera micranthra 'Bressingham Bronze'Bressingham Bronze Coral Bells 80 #1potsfPolystichum munitum Sword Fern 13 #1potOfMatteuccia struthiopteris Ostrich Fern 4 #1pot
MULCH RING
RETAIN EXISTING GRASS/ BRUSH IN ROW
EXISTING TREES TO BE REMOVED.
REFER TO ARBORIST REPORT.
SYMBOL BOTANICAL NAME COMMON NAME COUNT SIZE
Trees
Am Acer ginnala Amur Maple - Mix of Single & Multi Stem 2 6cm Cal.
Ag Acer griseum Paperbark Maple 1 5cm Cal.WR Cercis occidentalis Western Redbud 6 6cm Cal.
CaS Caragana arborescens 'Sutherland'Sutherland Caragana 13 #5potCnCornus nuttallii 'Eddie's White Wonder'Pacific Dogwood Eddie's White Wonder 1 6cm Cal.
TB Crataegus x mordenensis 'Toba'Toba Hawthorn 7 6cm Cal.Fs Fagus sylvatica 'Fastigiata'Upright European Beech 13 6cm Cal.
Pu Pinus uncinata Mountain Pine 1 #5pot
M Magnolia 'Sunspire'Sunspire Magnolia 7 5cm Cal.
Shrubs
gv Buxus 'Green Velvet'Green Velvet Boxwood 21 #2pot
Jbp Juniperus horizontalis 'Blue Prince'Blue Prince Juniper 38 #2pot
Log Mahonia nervosa Low Oregon Grape 46 #2pot
Pj Pieris japonica 'Compacta'Compact Japanese Pieris 8 #2pot
Pl Prunus laurocerasus 'Otto Luyken'Otto Luyken English Laurel 8 #2pot
Rh Rhododendron x 'Haaga'Haaga Rhododendron 30 #2pot
Sdr Spiraea 'Darts Red'Darts Red Spirea 38 #2pot
Sj Skimmia japonica 'Rubella'Compact Skimmia 7 #2pot
Ornamental Grasses
Dc Deschampia cespitosa Tufted Hairgrass 146 #1pot
H Helictotrichon sempervirens Blue Oatgrass 16 #1pot
Hm Hakonechloa macra 'Aureloa'Japanese Forest Grass 25 #1pot
Perennials, Ferns & Groundcovers
k Arctostaphyllos uva-ursi Kinnickinnick 8 10cm pot
b Heuchera micranthra 'Bressingham Bronze'Bressingham Bronze Coral Bells 80 #1pot
sf Polystichum munitum Sword Fern 13 #1pot
Of Matteuccia struthiopteris Ostrich Fern 4 #1pot
PLANT LIST
CORA BIKE RACK (OR APPROVED EQUIVALENT)
POWDER COATED ALUMINIM (COLOUR TO BE DETERMINED)
BIKE RACK
ALL WORK AND MATERIALS SHALL BE TO
CANADIAN LANDSCAPE STANDARD
LARSON BENCH BY WISHBONE OR APPROVED
EQUIVALENT (COLOUR TO BE DETERMINED)
BENCH
HAUL-ALL EQUIPMENT SYSTEMS
DISCOVERY 70 GAL CAPACITY
SURFACE MOUNTED TO CONCRETE WALKWAY OR
MOUNTING PAD AS SHOWN ON DRAWINGS
POWDER COATED COLOUR BLACK
(NO PLASTIC WOOD PANELS)
WOOD PRIVACY FENCE
STAIN TO MATCH ARCHITECTURAL
BEAR PROOF GARBAGE BIN
04 05 2021 DRAFT FOR REVIEW SD/LS
10 05 2021 Issue for DP LS
12 03 2021 Update For Coordination Review ES/LS
VALLEY STONE RETAINING WALL BY BASALITE
(COLOUR TO BE DETERMINED)
RAISED PRECAST PLANTER
12 08 2021 Update For Coordination Review SD/LS
CR
DR
Offsite Design Refer To Civil Eng.
Parking Curb Edges, Line Painting,
Layout Refer to Civil Eng. Dwgs.
CS
FD161718192021123456789101112131415
LINE OF PARKADE BELOW
38
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70 M2MAIN & 2ND FLOOR
1.3
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MAILBOXES
COMMERCIAL SPACE
680 SQMMAIN FLOOR
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LINE OF PARKADE BELOW
LINE OF PARKADE BELOW
LINE OF PARKADE BELOW
LINE OF PARKADE BELOW
Brushed Concrete Utilizing Coloured
Concrete & Control Joints to Create
Banding Pattern Effect for Walkway
at Main Entry
Benches
Dog Run with 3/4" Washed Crush
Surface Over Slab Of Parkade &
Seeded Lawn Off Slab
1"- 4" Decorative Washed
Rock cw 4x4 PT Wood Edger
Along Building Perimeter
1.8m (6') Ht. Pressure Treated Wood (PTW)
Privacy Fence Stain To Complement Bld.
Precast Block Planter 350-500mm Ht.
(Growing Medium Total Depth to Drain Board
= 600 mm To Support Small Tree On Slab)
Bench &
Bikerack Bike Rack
CS
CS
CS
CS
CS
Lawn
LawnLawn
Space For Moveable Table
& Chairs By Other
NOTE: Area Drains on Slab
Refer to Mechanical Eng. Dwgs.
WE
4x4
WE
4x4
WE
4x4
WE
4x4
Stairway
Entry
Railing As Required
(Refer To Arch Plans)
Retain Existing
ves. Lawn Area
2.6
3.78
6x6 Stacked Wood Planter (Growing Medium To
Depth of 700 mm To Support Small Tree On Slab)
Columnar Trees
For Screening
Lawn
PROPOSED BUILDING
6 FLOORS
COMMERCIAL SPACE
121 UNITS
Amenity
Entry
Lift
Entry
LOUGHEED HWY.
RESIDENTIAL PARKING
27 STALLS
INC 1 ACCESSIBLE
COMMERCIAL PARKING
23 STALLS
INC 1 ACCESSIBLE
HYDRO
KIOSK
PROPOSED BUILDING
6 FLOORS
COMMERCIAL SPACE
121 UNITS
ENTRY
REFUSE
RAMP DOWN
SMALL CARS
SMALL CARS
NORTH
0m 2.5 5 10
CS
CS
Lawn
PROPOSED 3M SRW
3.1
1.5
2
1.51.5
3.1 3.6
1.5
3.6
3.62.4
4.2 Benches
4.1
Bike Racks
03 01 2022 DP Resubmission LS
CITY OF MAPLE RIDGE
BYLAW NO. 7721-2021
A Bylaw to amend the text of Maple Ridge Zoning Bylaw No. 7600-2019 as amended
____________________________________________________________________________________
WHEREAS, it is deemed expedient to amend the Maple Ridge Zoning Bylaw No. 7600-2019 as
amended:
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1. This bylaw may be cited as “Maple Ridge Zone Amending Bylaw No. 7721-2021”.
2. Maple Ridge Zoning Bylaw No. 7600-2019 is hereby amended as follows:
3. By inserting the following zone after C-6 Community Gaming Facility and re-ordering all
subsequent numbering in sequential order.
707 ZONE: C-7 LOUGHEED TRANSIT CORRIDOR HIGH DENSITY
MIXED-USE
707.1 PURPOSE
1.This Zone provides for a range of Commercial, service and Residential Uses in the
Lougheed Transit Corriodr Area.
701.2 PRINCIPAL USES
2.The following Principal Uses shall be permitted in this Zone:
a.Assembly,
b.Business Services;
c.Cannabis Retail;
d.Convenience Store;
e.Financial Services;
f.Indoor Commercial Recreation;
g.Licensee Retail Store;
h.Liquor Primary Establishment;
i.Personal Repair Services;
j.Personal Services;
k.Place of Worship;
l.Private Hospital;
m.Professional Services;
n.Restaurant;
o.Retail, excluding Highway Commercial; and
p.Tourist Accommodation
707.3 ACCESSORY USES
3.The following shall be permitted as Accessory Uses to one of the permitted Principal
Uses in this Zone:
a.Apartment Residential;
b.Home Occupation.
c.one or two Dwelling Units; and
d.Outdoor Display or sales area.
4.Refer to Section 402 of this Bylaw for additional information.
707.4 LOT AREA and DIMENSIONS
5.Minimum Lot Area and dimensions shall be not less than:
a.in Lot Area 1,672.00 square metres
b.in Lot Width 36.0 metres
c.in Lot Depth 27.0 metres.
6.Refer to Section 407 (Building Envelope) of this Bylaw for required minimum Building
Envelope dimensions.
707.5 DENSITY
7.The Residential Floor Space Ratio shall not exceed a base Density of 1.0 times the Lot
Area(Refer to Section 403 (Gross Floor Area Exemptions) of this Bylaw);
8.Additional Density may be added to the Residential Floor Space Ratio, up to a
maximum of 4.0 times the Lot Area, with the following provisions:
a.an amount equal to 0.25 times the Lot Area may be added for providing a
minimum of 90% of the required Residential parking spaces in an Underground
Structure or Concealed Parking;
b.an additional amount equal to 0.25 times the Lot Area may be added for
providing all parking spaces, excluding visitor parking spaces, in an Underground
Structure or Concealed Parking;
c.an amount equal to 0.25 times the Lot Area may be added for each Storey above
the third (3) Storey, but in no case shall this amount exceed 2.0 times the Lot
Area;
d.for Lots Designated as “Major Corridor Residential” in the Maple Ridge Official
Community Plan Bylaw No. 7060-2014 (as identified in Chapter 3 and Figure 4
of the Maple Ridge Official Community Plan Bylaw No. 7060-2014), an amount
not to exceed 0.5 times the Lot Area may be added to the Residential Floor
Space Ratio for providing a cash contribution at a rate of $161.46 per square
metres ($15.00 per square foot) as a Density Bonus. Refer to Section 402
(Density Bonus for Town Centre Area and Major Corridor Residential) of this
Bylaw.
9.Refer to Section 403 (Gross Floor Area Exemptions) of this Bylaw for Gross Floor Area
requirements.
707.6 LOT COVERAGE
10.All Principal Buildings and Principal Structures and Accessory Buildings and Accessory
Structures together shall not exceed a Lot Coverage of 90% except:
a.the Lot Coverage may be 100% where all the required parking is provided in
accordance with Part 3 (Off-Street Parking Requirements) of the Maple Ridge
Off-Street Parking and Loading Bylaw No. 4350-1990.
707.7 SETBACKS
11.Minimum Setbacks for all Buildings and Structures shall be not less than:
a.from a Front Lot Line 3.0 metres
b.from a Rear Lot Line 6.0 metres, except this may be
reduced to 0.0 metres provided that:
(i)a Structure occupying the rear 6.0 metres shall be only used for Accessory
Off-Street Parking;
(ii)the Off-Street Parking Structure shall be the only Structure on that portion
of the Lot; and
(iii)a Residential Use shall be provided above the Off-Street Parking Structure;
c.from an Interior Side Lot Line 6.0 metres
d.from an Exterior Side Lot Line 6.0 metres.
12.Minimum Setbacks for all Buildings and Structures shall meet the requirements of
Section 403 (Visual Clearance at Intersections) of this Bylaw.
707.8 HEIGHT
13.Building Height for Principal Buildings and Principal Structures shall be not less than
15.0 metres.
14.Building Height for Accessory Buildings and Accessory Structures shall not exceed 4.5
metres.
15.Refer to Section 403 (Building Height) of this Bylaw.
707.9 LANDSCAPING and SCREENING
16.Landscaping and screening shall be provided in accordance with Section 405
(Landscaping, Screening and Fencing Requirements) of this Bylaw of this Bylaw.
707.10 PARKING and LOADING
17.Off-Street Parking and Off-Street Loading shall be provided in accordance with Maple
Ridge Off-Street Parking and Loading Bylaw No. 4350-1990.
18.An Off-Street Parking Use shall be sited to the rear of a Building, concealed within a
Building or located in an Underground Structure for parking.
707.11 OTHER REQUIREMENTS
19.A Residential Use shall:
a.be the only Use in a Storey so Used;
b.shall be limited exclusively to the Storeys above the First Storey,
c.provide a separate and independent access from the ground floor front
elevation if located together in a Building or Structure with other Uses, except
that on a corner Lot access may be from the ground floor exterior side elevation.
d.be permitted only where all parking for such Use is Concealed Parking;
e.provide Common Open Area(s) on the Lot for Apartment Residential Use at a
minimum of 5.0% of the Lot Area and which may be provided as balconies,
terraces, patios, Rear Yards, courtyards or roof decks;
f.provide Indoor Amenity Area(s) based on the following ratio:
(i)1.0 square metres per apartment Dwelling Unit; and
g.provide Private Outdoor Area(s) for each Dwelling Unit at a minimum of 5.0% of
the Dwelling Unit area or 4.6 square metres, whichever is greater.
20.An Off-Street Parking Structure occupying the rear 6.0 metres of the Lot shall be
entirely covered by a Landscaped recreation or amenity deck.
21.Every Use, except Outdoor Display or sales area and Commercial Off-Street Parking
and Off-Street Loading Uses shall be located and undertaken wholly within an
enclosed Building.
4. Maple Ridge Zoning Bylaw No. 7600-2019 as amended is hereby amended accordingly.
READ a first time the 30th day of March, 2021.
READ a second time the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
PRESIDING MEMBER CORPORATE OFFICER