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Home My WebLink AboutADP 2023-09-20 Agenda.pdfCity of Maple Ridge ADVISORY DESIGN PANEL AGENDA – REGULAR MEETING Wednesday, September 20, 2023 at 4:00 pm Meeting Access Information Advisory Design Panel (ADP) meetings are held virtually via Zoom Teleconference. Members of the ADP and the public are asked to join the meeting remotely using the following access information: Join the meeting from your computer, tablet or smartphone https://mapleridge-ca.zoom.us/j/84688844091 Or join the meeting using your phone Dial: 1-778-907-2071 Meeting ID: 846 8884 4091 1.CALL TO ORDER 2.APPROVAL OF THE AGENDA 3.ADOPTION OF MINUTES 4.NEW AND UNFINISHED BUSINESS 5.QUESTION PERIOD 6.FOR INFORMATION 7.PROJECTS 7.1 Development Permit No: 2017-462-DP 4:15 PM Applicant: Bissky Architects and Urban Design (Wayne Bissky) Project Architect Bissky Architects and Urban Design (Wayne Bissky) Project Landscape Architect: Greenway Landscape Architecture (Paul Whitehead) Proposal: A 30 storey, 255-unit high rise with, including four townhouses facing Brown Avenue and a level containing amenities with access to roof top landscaped common space, atop a four storey parking podium over two levels of underground parking with lane access. Rooftop architectural treatment, an north-south pedestrian way and a public art element are integrated into the project. Location: 22576, 22588 and 22596 Brown Avenue File Manager: Adrian Kopystynski 7.2 Development Permit No: 2023-051-DP 5:00 PM Applicant: Jinyong Yum Project Architect Jinyong Yum Project Landscape Architect: Meredith Mitchell Proposal: Townhouse Development Advisory Design Panel September 20, 2023 Page 2 of 2 Location: 23613 132 Avenue File Manager: Annie Slater-Kinghorn 10-minute break 7.3 Development Permit No: 2023-009-RZ 5:55 PM Applicant: 1353502 BC LTD Project Architect Steven R. Bartok, Architect AIBC, MRAIC Project Landscape Architect: Kim McNamee Proposal: 4-storey mixed-use development, 3544 sm of commercial at grade, 3 storeys of 116 residential units above. Location: 23375 Fern Crescent & 13243 Balsam Street File Manager: Wendy Cooper 8. CORRESPONDENCE 9. ADJOURNMENT Next Meeting: October 18, 2023 Agenda Items Submission Deadline: September 27, 2023 QUESTION PERIOD Question Period provides the public with the opportunity to ask questions or make comments on subjects that are of concern to them. Each person will be given 2 minutes to speak. Up to ten minutes in total is allotted for Question Period. City of Maple Ridge TO: Advisory Design Panel MEETING DATE: September 20, 2023 FILE NO: 2017-462-DP SUBJECT: 22576 22588 and 22596 BROWN AVE PURPOSE: An Advisory Design Panel (the “ADP”) submission was made on July 19, 2023; however, it was deferred at the applicant’s request to this meeting. The above cited application was received to permit the construction of 255 dwelling units, four of which are two storey townhouses along Brown Avenue. The apartments are located in a 30 storey tower on a podium consisting of two underground and four storey above ground structure. Please see Appendix A for the location of the site and Appendix B for a detailed explanation of the project by the Architect. This site is subject to being re-zoned to CD-1-18 and the development permit application made to the City is subject to Section 8.11 Town Centre Development Permit. BACKGROUND: Applicant: Bissky Architecture and Urban Design Inc. Wayne Bissky Legal Description: Lot: A, Section: 20, Township: 12, Plan: NWP9687\\Lot: 5, Section: 20, Township: 12, Plan: NWP9687\\Lot: 7, Section: 20, Township: 12, Plan: NWP9446\\ OCP: Existing: APTH (Medium and High-Rise Apartment) Proposed: APTH (Medium and High-Rise Apartment) Zoning: Existing: C-3 (Town Centre Commercial) RS-1 (One Family Urban Residential) Proposed: CD-1-18 (Comprehensive Development) Surrounding Uses: North: Use: Single Family Residential Zone: One Family Urban Residential (RS-1) Designation: Medium and High Density Apartment South: Use: Commercial Zone: Service Commercial (CS-1) Designation: Town Centre Commercial East: Use: Single Family Residential Zone: One Family Urban Residential (RS-1) Designation: Medium and High Density Apartment West: Use: Single Family Residential 7.1 Zone: One Family Urban Residential (RS-1) Designation: Low-Rise Apartment Existing Use of Properties: Vacant Single Family Residential, Utility Easement, and Municipal Parking Lot Proposed Use of Properties: Multiple Residential and Utility Easement Site Area: 0.239 hectares (0.59 acres) Access: Lane between Brown Avenue and Dewdney Trunk Road Servicing requirement: Urban Standard Previous Applications: 2013-019-RZ (Withdrawn) DEVELOPMENT PERMIT AREA: The development permit application made to the City prompting this submission to the ADP is subject to the Key Guidelines and the Design Guidelines of Section 8.11 Town Centre Development Permit. Please refer to the Architect’s submission for Design Guidelines and project compliance. PLANNING COMMENTS: 1.Proposal: This is a multifamily 30 storey high rise proposal with 255 units in total. It faces Brown Avenue to the north with a municipal lane to its south. It has a 4 storey podium over 2 levels of underground parking with the front entry and 4, 2 storey townhomes along Brown Avenue, animating the pedestrian experience. On the 5th storey a large amenity area open to common landscaped outdoor roof space. 2.Context: This will be the first high rise in this block. A context plan with guidelines to coordinate future development, including a pedestrian network within the block, will be required as part of third reading conditions. 3.OCP and Zoning Compliance: The subject site is compliant with the Medium and High-Rise Apartment designation in the Town Centre Plan. The Development Data Sheet (Appendix F) zone regulation this project for compliance with the CD-1-18. A variance will be required for the parking facade facing Brown Avenue. The proposal has a density of 7.5 FSR (Floor Space Ratio) consisting of the following three tiers: •a base density of 1.6 times the Lot Area; •a bonus density of up to a maximum of 3.1 times the Lot Area; and •an amenity bonus density of up to a maximum of 2.8 times the Lot Area. The bonus density grants floor area for height, concealed parking and a Bonus Density Contribution. The amenity bonus density grants floor area for providing all of the following:re is an additional bonus to reach the maximum density by providing the following: (i)North-South Public Pedestrian Corridor; (ii)Public Art on the site, building and through contributions; (iii)Adaptive Dwelling Units in numbers specified; (iv)Four (4) level 3 ev charging station installed on site; and (v)Step code level 3 construction. The final development permit plans and associated agreements or covenants will secure these amenity bonus elements. 4.Parking and bicycle storage: The required parking for the proposed use will be a combination of constructed parking (about 287 spaces) and payment in lieu based on $20,000 per space which are not constructed (about a dozen spaces). There are small car spaces and tandem car spacing being proposed. Tandem spaces will be subject to a Restrictive Covenant to be assigned to the same residential dwelling. The requirements for residential, visitor and disabled parking, as well as, long term and short term bicycle parking are described in the covering letter, indicated on Drawing A1.1 and in the Development Data Sheet (Appendix F). The final requirements will need to be verified prior to second reading. 5.Environmental, Sustainability & Stormwater Management: Please refer to the plans and the covering letter provided by Architect. 6.Garbage/Recycling: Please refer to plans and the covering letter provided by Architect. 7.Works along abutting roads, Off Site Upgrades, Utilities and Services: Necessity works such as road and lane widening, utility connections and further studies related to stormwater management and traffic impacts have been identified by Engineering. These will be verified either before second reading or as being third requirements. CONCLUSION: The Planning Department requests that the Advisory Design Panel provide comments on the development proposal. “original signed by” ______________________________________________ Prepared by: Adrian Kopystynski The following appendices are attached hereto: Appendix A Appendix B Appendix C Appendix D Appendix E Appendix F Appendix G Appendix H Subject map Explanatory letter from Architect (and Landscape Architect if applicable) ADP Applicant Checklist (signed by Architect) Development Data Sheet (signed by Architect) DP Area Guidelines Checklist Architectural Plans Landscaping Plans Civil Plans Report Attachment Response to Adrian Kopystynski The applicant was requested to provide further explanations about a number of matters, either in the covering letter or the on the plans. The applicant chose to reply in the memo attached. Coordinated Assessment Strategy Statement DATE: Oct 13, 20172017-462-RZ 22576,22588,22596 Brown AvenueCity of PittMeadows District ofLangley District of Mission FRASER R. ^PLANNING DEPARTMENT SUBJECT PROPERTIES ´ Scale: 1:1,500 BY: JV WAYNE STEPHEN BISSKY ARCHITECTURE URBAN DESIGN PLANNING INTERIOR DESIGN INC. 106 - 11893 227TH STREET, MAPLE RIDGE BC V2X 6H9 PH 604-467-8300 FAX 604-467-8305 Friday, September 1, 2023 Adrian Kopystynski Maple Ridge Planning Department 11995 Haney Place Maple Ridge, BC V2X 6A9 Civic Addresses: 22576, 22588 and 22596 Brown Avenue, Maple Ridge, BC Municipal File No.: 2017-462-RZ Our Project No.: 1714 Dear Adrian; In accordance with the city’s requirement that a cover letter be submitted with each Advisory Design Panel (ADP) application, below is a description of the project, design rationale, key project features, description of the stormwater management strategy, sustainability practices, and discussion of the tree retention techniques. 1.Project Description and Analysis The project name is Atara. It is a multifamily 30-storey high-rise proposal with 255 units in total. It faces Brown Avenue to the north with a municipal lane to the south. It has a four-storey podium over two levels of underground parking with the front entry and four two-storey townhomes along Brown Avenue, animating the pedestrian experience. On the 5th storey, a large amenity area and a common landscaped outdoor area are provided for residents’ enjoyment. A range of unit sizes from studios to 3 bedrooms is proposed to meet the needs of various potential buyers. This will help address our current housing crisis in a meaningful way, allowing 255 families and individuals to own a home of their own and provide new clientele for the business owners in our Town Centre. A clean, contemporary architectural expression has been selected, with public art displayed on the east and west exterior. The site currently consists of three separate properties, which we are requesting be rezoned from C-3 (Town Centre Commercial) and RS-1 (One Family Urban Residential) to CD-1-18 (Comprehensive Development). While the general structure of the proposed CD Zone is to apply the RM-6 (Regional Town Centre High-Density Apartment Residential District) Zone and adjust the density and setback regulations to accommodate the speciﬁcs of the project, we have removed any reference to the RM-6 Zone, to avoid any confusion. I have pasted onto that sheet the CD zone the planning staff provided to us. The Zoning information is on the A1.1 sheet. The density )expressed as FSR) is 7.43, which is calculated as follows: •Base Density - 1.6 FSR •Bonus Density Additional storeys above the eighth storey - 1.5 FSR Concealed Parking - 0.4 FSR •Amenity Bonus/Bridging Density - 2.8 FSR •Payment in Lieu Density - 1.13 FSR •Total Density - 7.43FSR 1714 Covering Letter (ADP) 2017-462-RZ. Friday, September 1, 2023 of 1 4 ADVISORY DESIGN PANEL COVERING LETTER I’ve noted on Sheets A-1 & A-3.1 that we will provide 29 adaptable units (B, D & I Units), or 11.4 % of the total unit count. The BCH and BCBC design standards for adaptable units are also referenced in the plans. This is an inspiring and unique opportunity for Maple Ridge. Consolidated properties such as these are currently on the front line to ensure a better future for our community. Our downtown sites need to be working much harder than they are to counter the persistent and growing pressure to develop our surrounding agricultural lands and greenbelts while providing much-needed new housing. This site is exceptionally suited for multi-family uses with its close proximity to all of the conveniences of downtown, including services, shopping, and major transportation. This is an extremely efﬁcient use of our Town Centre land. 2. Architectural and Landscaping Design Rationale This development will have a distinctly contemporary character reﬂective of the forward-thinking goals of our community as expressed in our Ofﬁcial Community Plan as well as the Downtown Development Permit Area Guidelines. Currently vacant, the main ﬂoor experience on these sites will be signiﬁcantly improved along this stretch of Brown Avenue. Multi-family housing in this location makes sense for many reasons, including: 1.It is a short walk from the site to the Haney Place Bus Loop and the Port Haney West Coast Express Station to the south. Eric Langton Elementary School is a 5-minute walk to the north, while the nearest high school is a 15 to 20-minute walk away. 2.Shopping and many other conveniences are available near the site on Lougheed Highway, 224th Street, and Dewdney Trunk Road, along with Haney Place Mall, which is a ﬁve-minute walk to the south. 3.The Town Centre is experiencing a great deal of new growth and allows for shorter commuter times for those working further west, as compared to those living in the Albion area and further east. Not only does this save time, but it reduces the community’s carbon footprint exponentially. 4.The increasing cost of homes has pushed many people out of the market for single-family homes and even townhouses. Average housing prices here are now 12 to 13 times the average family income. 30 years ago, it was 2½ times. Twenty-ﬁve years ago, the demographic of eligible buyers for these apartments would have been able to purchase one of the single-family homes just down the street. These apartments will help meet many families’ need for a home. As was done 30 years ago, today’s civic leaders must demonstrate their concern for ﬁrst-time buyers by approving this application. 3a. DP Key Concepts & Guidelines Compliance This development will have a “greet the street” presentation with pedestrian-friendly entries and windows on Brown. Warm colours and materials are proposed at this level as well. The street trees will create a protective canopy and reinforce the human scale. The buildings will be in very close proximity to all major public transportation. This development will increase density and reinforce the form of housing in the neighbourhood. There is street parking with access from the southern lane for the main parking. High-quality exterior materials and details, including metal panels and brick, have been incorporated into the design. The generous balconies provide the required outdoor living space and deﬁned entries. 1714 Covering Letter (ADP) 2017-462-RZ Friday, September 1, 2023 of 2 4 ADVISORY DESIGN PANEL COVERING LETTER While maintaining a distinct character, this project reﬂects the quality design and scale of other new developments that are beginning to populate the Town Centre, notably the ERA project at Dewdney Trunk Road and 222nd Street and the Brickwater development at 227th Street and 119th Avenue. The buildings will capitalize on the inspiring views north to the Golden Ears, west to Vancouver, east to Mount Baker, and south to the Fraser River. It will act as a signpost to the Town Centre as residents and visitors enter from the west. The landscaping design focuses on the upper patio, where we have included a variety of spaces for the residents. Solar shading devices are shown on the south and west elevations, while over the uppermost ﬂoor, generous and distinctive roof overhangs punctuate the end of the sunrooms. These, combined with a tall parapet, help visually “cap” the building as seen on the elevations and the various perspectives we have provided. In drawing A4.3, we show a trellis on which a vine will grow on the east and south sides of the building base. We have used this successfully on other projects to “green up” and “soften” the facade. It does not have the extreme technical and cost issues associated with a true green wall, which can be found typically on high-end or government-funded projects where the budget is unlimited. A green roof/green wall is not contemplated above the uppermost ﬂoor. Technically, we are showing a green roof on the ﬁfth ﬂoor, where the amenity space is located. As requested by planning staff, we are showing a public walkway on an easement along the site's east side. The townhouse in this area has also been stretched down that wall to animate that face. We do not have direct access to the walkway from that unit due to security concerns. Out of security concerns, we do not recommend access to or from the building in this somewhat “hidden from view” semi-public area. There are, however, generous windows along this wall, as well as brick texture and of course, the green trellis. The walkway connects Brown to the lane and is proposed to continue onto Dewdney Trunk Road. Its exact location and alignment will be determined as the property to the south moves through its own application process. Treatment “Plazas” offset at each connection point on Brown, at the lane, and on DTR will be determined by the city engineering department, although a stamped concrete with a paver pattern is recommended. 3b. Stormwater Management Strategy Stormwater management plans have been included in this submission, demonstrating how the three tiers of stormwater management requirements are being achieved. These include an onsite detention tank and a Permavoid system for passive irrigation of the landscape planters in the courtyard. 3c. Public Art / Amenities The building includes an indoor amenity for the residents. The developer is including several options for this space, including exercise and lounge areas. Outside, there will be a landscaped amenity space for people to gather and enjoy the greenery. The east and west elevations, facing the direction of trafﬁc, boast public art representing the maple leaf colour transitioning over the seasons as a reference to the community’s name. 3d. Sustainability Practices By its location, this site will enhance sustainability in the City. The neighbourhood is highly served by transit and shopping amenities relative to its population density and compared to other districts on the eastern side of the City; the increased density provided by this building will help increase the usage of these amenities and services. As mentioned above, residents will enjoy a short walk to the Transit Loop and to the Port Haney West Coast Express Station to the west for transit options or a short walk to the Haney Place Mall for shopping needs. 3e. Tree Retention Technique 1714 Covering Letter (ADP) 2017-462-RZ Friday, September 1, 2023 of 3 4 There are no existing trees on-site. The excavation for the underground parkade will encompass the entire property. I appreciate your consideration. Sincerely yours, _______________________________________________________ Wayne Bissky, BA, C.Ed, MArch, Architect AIBC, MRAIC Wayne Stephen Bissky Architecture & Urban Design Inc. 1714 Covering Letter (ADP) 2017-462-RZ Friday, September 1, 2023 of 4 4 ADP Submission Checklist Application No. _______________________________ File Manager _____________________________ This checklist is being provided to you by your File Manager, to assist in preparing the materials for submission to the Advisory Design Panel (ADP). Please refer to the ADP Submission Form and the ADP Requirements Brochure for submission requirements in terms of explanatory letters, plans, supporting information and specifications on size and numbers of copies to be submitted. Address your questions to the File Manager or the Planning Liaison to the ADP. Certification of Complete ADP Submission: Architect͛Ɛ Certification: _____________________________ ___________ Signature Date Print name Project Landscape Architect͛Ɛ Cerƚification: _____________________________ ___________ Signature Date Print name Submission Materials Required (File Manager to indicate if required) Provided A. ADP Submission Form (Submitted and signed by Architect) B. Covering Letter including explanations about: 1. Project description/analysis (Detailed information Required) 2. Architectural and Landscaping Design rationale (Detailed information Required) 3. Statement in brief about the following: a. DP Key Concepts Compliance b. DP Guideline Compliance c. Stormwater management strategy with emphasis on Tier A requirements integrated into landscaping plans d. Public Art / Amenities, etc. e. Sustainability practices f. Other __________________________________________ C. Site and Neighbourhood Context 1. Context Review – Context Plan with existing/proposed buildings and trees, vegetation, roads, existing / proposed grading, and other major features within the site, on the abutting properties, the public realm and along the road allowances / lanes. 2. Photographs of site and surrounding sites. D. Development Permit Area Checklist (Note: The Architect is responsible to describe how the project complies with each guidelines, or if not applicable, a description of why not applicable. Please use fillable forms on line.) City of Maple Ridge ADP Submission Checklist (Page 2) E. Architectural Plans (Site and Building(s)): 1. Site Plan and layout 2. Site sections 3. Streetscape elevation 4. Streetscape elevations with landscaping and boulevard trees superimposed 5. Shadow analysis 6. Lighting analysis (on building and on site) 7. Floor Plans for all levels, including underground and roof tops 8. Waste collection /recycling (inside of buildings) 9. Storage, including bicycle storage (inside and outside) 10. Building elevation (all sides) 11. Signage (attached to building and free standing) 12. Colours and materials 13. Material board 14. Building sections 15. 3D renderings of site, building(s) and associated landscaping F. Landscaping Plans: 1. Landscaping plan and layout with specifications and planting details 2. Storm water management works focused on Tier A requirements integrated into landscaping plan with details 3. Landscaping details, including public art, signage, lighting, play and other amenity areas, fences, retaining walls, 4. Waste collection /Recycling (exterior areas/structures) 5. Details for pedestrian amenity and furniture features provided 6. Details for hard surfacing areas / patterns 7. Tree retention and management plan 8. Site sections for lot grading, drainage, landscaping, retaining walls and relationship to adjacent grades / City roads / lanes 9. Pedestrian, bicycle, equestrian path interconnections G. Green Building/Sustainability initiatives H. Engineering-related Information: 1. Site grading plans I. Other Rev. March 2018 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 Town Centre Development Permit Area Guidelines Civic Core Precinct Maple Ridge Town Centre Development Permit Area Guidelines 1 Pursuant with Section 8.11 of the Official Community Plan, development in the Town Centre will be assessed against the following form and character and green building design guidelines. The guidelines apply to Ground- Oriented Multi Family; Low-Rise Apartment; Medium & High-Rise Apartment; Flexible Mixed-Use; Town Centre Commercial; Port Haney Multi-Family, Commercial & Waterfront; and Port Haney Heritage Adaptive Use. See the guidelines in Section 8.11 of the Official Community Plan for a detailed list and descriptions of development permit area guidelines. These guidelines are intended to aid in the review of development permits in the Town Centre and are to be completed by the architect of record for the project. The project will be reviewed for consistency with the guidelines by the Planning Department and the Advisory Design Panel. In the checklist, you are only required to address the guidelines with the icon that relates to your project: TCC = Town Centre Commercial (commercial developments only) MU = Mixed-Use (ground-oriented developments, with commercial on the ground level and either offices or residential above) MFR = Multi-Family Residential (ground-oriented developments and low-rise, medium-rise, and high-rise apartments) Precinct Key Guidelines and Green Building Design Guidelines must also be completed for projects within the Town Centre. Development and Design Objectives The following summarizes the development and design objectives for each section on the following checklist. A. Building Setbacks, Form, Mass and Height • To promote a cohesive building style and strong pedestrian oriented urban realm in Maple Ridge Town Centre by ensuring new buildings, renovations and/or additions have consistent architectural and urban design setbacks, form, mass, and height. • To help define the street and sidewalk areas as active public spaces. B. Building Façades, Materials and Colour • To ensure additions, renovations and/or new infill projects in the Town Centre have a coherent architectural design concept where windows, doors, siding material and other façade elements create a pleasing composition compatible with surrounding buildings, commercial and neighbourhood character. • To enhance the architectural and massing concepts of a building as well as the quality, character and vibrancy of the urban environment of the Town Centre through the use of harmonious, quality materials and colours. • To screen rooftop and ground mounted mechanical equipment and trash storage from public view and thereby ensure commercial and mixed-used buildings maintain an attractive appearance to the street. C. Building Site Considerations • To ensure public outdoor spaces are designed so that they improve use and activities, incorporate universal access, reduce vandalism, increase safety and provide more attractive, functional outdoor spaces in the Town Centre. • To provide street trees and landscape elements that reinforce the ‘urban’ character and vibrancy of the Town Centre, enrich the pedestrian friendly character of streets in the district, and integrate this important commercial and higher density residential area with the character and quality of the surrounding residential neighbourhood. • To ensure parking lots are designed to be accessible, but do not intrude upon the surrounding residential area, nor the urban, pedestrian-oriented quality of the Town Centre. • To facilitate off-street parking and car storage at the rear of commercial and mixed-use buildings to maintain street inter-connectivity, traditional use of the lane as a service street, and to provide a secondary vehicular and pedestrian throughway in the Town Centre. • To ensure service loading and mechanical equipment is designed to protect the surrounding businesses and residential areas from unsightly, noisy and noxious environments. Town Centre Development Permit Area Guidelines Checklist Maple Ridge Town Centre Development Permit Area Guidelines Checklist 2 Meet Guidelines: Yes No Not Applicable A. Building Setbacks, Form, Mass, and Height A.1 Building Mass and Form A1.1 Maintain the mass and scale of buildings TCC MU MFR A1.2 Enhance the block with corner commercial buildings TCC MU A1.3 Accent corner buildings TCC MU MFR A1.4 Use pedestrian-scale design elements TCC MU A1.5 Feature pedestrian amenities TCC MU MFR A1.6 Design large buildings into smaller modules TCC MU MFR A1.7 Accommodate street-fronting units TCC MU MFR A1.9 Ensure appropriate roof pitch TCC MU MFR A1.10 Use design elements to reduce roof mass and scale TCC MU MFR A.2 Building Heights A2.1 Vary building heights TCC MU MFR A2.2 Maintain alignment of architectural features TCC MU MFR A2.3 Integrate taller buildings TCC MU MFR A2.4 Step back taller buildings TCC MU MFR A2.5 Match building heights at the end of blocks TCC MU MFR A2.6 Manage phased development TCC MU MFR A2.7 Protect views TCC MU MFR A.3 Building Setbacks A3.1 Place buildings to reinforce sidewalk activity TCC MU MFR A3.2 Situate building entrances for visibility TCC MU MFR A3.3 Provide adequate throughways and lighting TCC MU MFR A3.4 Provide clear sight lines from building foyers and lobbies to allow visual surveillance TCC MU MFR A3.5 Separate residential entrances from commercial entrances MU A3.6 Respect existing buildings TCC MU MFR A3.7 Distinguish entrances with arrival areas and courtyards TCC MU MFR A3.8 Locate ramps and entrances in areas that are highly visible TCC MU MFR Explain how the objectives for Building Setbacks, Form, Mass and Height are met. If you have selected “no” or “not applicable”, explain why the guideline does not apply to your project or why it cannot be met. Town Centre Development Permit Area Guidelines Checklist Maple Ridge Town Centre Development Permit Area Guidelines Checklist 3 Meet Guidelines: Yes No Not Applicable B. Building Façades, Materials and Colour B.1 Building Façade B1.1 Address both sides of the block with corner commercial buildings TCC MU B1.2 Orient main entrances to face the sidewalk TCC MU MFR B1.3 Locate windows, doors, and entry features at the street level TCC MU MFR B1.4 Use a mix of common facade patterns and elements TCC MU MFR B1.5 Reflect original façades and building scale TCC MU MFR B1.6 Respect original architectural elements TCC MU MFR B1.7 Respect old and new design TCC MU MFR B1.8 Maintain the horizontal rhythm of the street wall TCC MU MFR B1.9 Provide a visual division between the street level and upper floors TCC MU MFR B1.10 Include continuous canopies, awnings or overhangs TCC MU B1.11 Ensure appropriate placement and materials for awnings or canopies TCC MU B1.13 Use windows to provide ‘eyes on the street’ TCC MU MFR B1.14 Enhance the public realm TCC MU MFR B1.15 Ensure signage reflects building scale, character, and materials TCC MU B.3 Building Materials B3.1 Enhance the public realm with high quality materials and detailing TCC MU MFR B3.2 Use materials consistently TCC MU MFR B3.3 Avoid the use of inappropriate materials TCC MU MFR B3.6 Use a mix of quality materials TCC MU MFR B.4 Building Colours B4.1 Select appropriate colours TCC MU MFR B4.2 Highlight architectural details, awnings, and entrances TCC MU MFR B4.3 Ensure a cohesive, consistent colour palette TCC MU MFR B.5 Screening and Storage B5.1 Locate and enclose trash, composting, and recycling to keep out of site of general public TCC MU MFR B5.2 Screen mechanical equipment TCC MU MFR B5.3 Avoid conflict with neighbouring properties TCC MU MFR B5.4 Locate building ventilation systems to minimize noise and exhaust TCC MU MFR Explain how the objectives for Building Façades, Materials and Colour are met. If you have selected “no” or “not applicable”, explain why the guideline does not apply to your project or why it cannot be met. Town Centre Development Permit Area Guidelines Checklist Maple Ridge Town Centre Development Permit Area Guidelines Checklist 4 Meet Guidelines: Yes No Not Applicable C. Building Site Considerations C.1 Public Outdoor Space and Hardscapes C1.1 Provide public outdoor space TCC MU MFR C1.2 Ensure public outdoor space is highly visible TCC MU MFR C1.3 Provide connections between buildings, sidewalks, and outdoor open spaces TCC MU MFR C1.4 Ensure universal access for all public spaces TCC MU MFR C1.6 Provide hardscape elements to enhance the street environment TCC MU MFR C1.7 Design hardscape elements as part of the building TCC MU MFR C1.8 Integrate pedestrian amenities with walls and/or landscaped areas TCC MU MFR C1.9 Provide public art TCC MU MFR C1.10 Ensure new elements complement existing TCC MU MFR C1.12 Provide smooth routes TCC MU MFR C1.13 Ensure barrier-free access TCC MU MFR C.2 Parking and Parking Lots C2.1 Provide required parking underground, where feasible TCC MU MFR C2.2 Screen large surface parking lots while maintaining surveillance TCC MU MFR C2.3 Maximize pedestrian safety within parking lots TCC MU MFR C2.4 Provide visible signage TCC MU MFR C2.5 Consider developing underground parking garages TCC MU MFR C2.7 Locate parking lot equipment away from the public street TCC MU MFR C.3 Lanes, Service and Loading Areas C3.1 Use lanes for service, parking access and loading TCC MU MFR C3.2 Utilize lanes as secondary vehicular and pedestrian throughways TCC MU MFR C3.3 Strengthen visual access of the lane TCC MU MFR C3.5 Consider lanes as a community amenity TCC MU MFR C3.7 Locate loading and service areas away from the street front TCC MU MFR C3.8 Separate loading from parking and pedestrian paths TCC MU MFR C3.9 Screen loading areas TCC MU C.4 Street Trees and Landscape C4.2 Use the right species TCC MU MFR C4.8 Maintain sight lines TCC MU MFR Explain how the objectives for Building Site Considerations are met. If you have selected “no” or “not applicable”, explain why the guideline does not apply to your project or why it cannot be met. Town Centre Development Permit Area Guidelines Civic Core Precinct Key Guidelines Maple Ridge Town Centre DP Part I: Key Guideline Concepts for the Civic Core Precinct 5 KEY GUIDELINE CONCEPTS 1. Promote the Civic Core as the “heart” of the Town Centre a. Does proposed development reflect the quality and character of the existing Civic buildings, such as the municipal hall and The ACT, and will the design enhance the vibrant pedestrian realm created by Memorial Peace Park and the surrounding public spaces? • Consistent: Yes No N/A Explain: b. Are the building materials of a sustainable quality and the colours harmonious within the development and with existing quality buildings? • Consistent: Yes No Explain: 2. Create a pedestrian-oriented, boutique-style shopping district c. Does the building’s form and mass support a strong pedestrian-oriented urban realm and help define the street and sidewalk areas as active public spaces? Taller buildings should be stepped back podium style. • Consistent: Yes No Explain: 3. Reference traditional architectural styles d. Does proposed development reference Maple Ridge’s more traditional architectural styles? • Consistent: Yes No Explain: e. Is proposed development consistent with the existing newer buildings in terms of setbacks, form, mass, and height? • Consistent: Yes No Explain: 4. Capitalize on important views f. Does proposed development capitalize on mountain and/or river views? • Consistent: Yes No Not Applicable Explain: g. Have the important views of existing buildings been considered in relation to the proposed development? • Consistent: Yes No Not Applicable Explain: Town Centre Development Permit Area Guidelines Civic Core Precinct Key Guidelines Maple Ridge Town Centre DP Part I: Key Guideline Concepts for the Civic Core Precinct 6 5. Enhance existing cultural activities and public open space h. Are proposed public spaces designed to accommodate a range of activities, incorporate universal access, reduce vandalism, and increase safety? • Consistent: Yes No Not Applicable Explain: 6. Provide climate appropriate landscaping and green features i. Are landscape elements designed to enrich the pedestrian environment, moderate the internal building climate, manage stormwater on site, and reference the architectural quality of the building(s)? • Consistent: Yes No Explain: 7. Maintain street interconnectivity j. Does proposed development maintain street interconnectivity and use of the lane as a service street and secondary vehicular and pedestrian throughway? • Consistent: Yes No Not Applicable Explain: k. Is required parking provided underground? • Consistent: Yes No Explain: Town Centre Development Permit Area Guidelines Green Building Techniques Maple Ridge Town Centre Green Building Design Guidelines 7 A. Building Setbacks, Form, Mass, and Height A1.8 Design flexible ground-floor unit spaces in commercial and mixed-use buildings. • Consistent: Yes No Explain: A1.11 Accommodate roof gardens, trellises, and green features. • Consistent: Yes No Explain: A2.8 Site buildings to capitalize on daylight and solar opportunities. • Consistent: Yes No Explain: A2.9 Protect solar access to surrounding buildings and minimize wind tunnel effects. • Consistent: Yes No Explain: B. Building Façades, Materials, and Colour B1.12 Use exterior shading devices to block summer sun. • Consistent: Yes No Explain: B2.1 Design outdoor lighting to minimize light pollution. • Consistent: Yes No Explain: B2.2 Encourage energy efficient lighting. • Consistent: Yes No Explain: B3.4 Select environmentally responsible building materials. • Consistent: Yes No Explain: B3.5 Minimize the use of unsustainable building materials. • Consistent: Yes No Explain: Town Centre Development Permit Area Guidelines Green Building Techniques Maple Ridge Town Centre Green Building Design Guidelines 8 B3.7 Consider life-cycle cost. • Consistent: Yes No Explain: C. Building Site Considerations C1.5 Locate outdoor plazas to capture the sun. • Consistent: Yes No Explain: C1.11 Use materials that are functional, durable and include recycled or salvaged content. • Consistent: Yes No Explain: C1.14 Encourage use of infiltration techniques. • Consistent: Yes No Explain: C2.6 Locate adequate priority parking in visible areas convenient to entrances. • Consistent: Yes No Explain: C2.8 Use permeable pavement and infiltration devices on appropriate sites. • Consistent: Yes No Explain: C2.9 Provide shade trees and landscaping. • Consistent: Yes No Explain: C2.10 Provide secure and sheltered bicycle storage facilities for short-term uses. • Consistent: Yes No Explain: C2.11 Provide long-term bicycle parking. • Consistent: Yes No Explain: Town Centre Development Permit Area Guidelines Green Building Techniques Maple Ridge Town Centre Green Building Design Guidelines 9 C2.12 Provide end-of-trip facilities. • Consistent: Yes No Explain: C3.4 Minimize impervious paving of the lane. • Consistent: Yes No Explain: C3.6 Respect existing grades. • Consistent: Yes No Explain: C4.1 Plant street trees. • Consistent: Yes No Explain: C4.3 Minimize use of high maintenance plants. • Consistent: Yes No Explain: C4.4 Maximize the use of native and climate appropriate species. • Consistent: Yes No Explain: C4.5 Consider the inclusion of community gardens. • Consistent: Yes No Explain: C4.6 Design and place landscape to facilitate year round moderation of the internal building climate. • Consistent: Yes No Explain: C4.7 Minimize erosion potential. • Consistent: Yes No Explain: Town Centre Development Permit Area Guidelines Green Building Techniques Maple Ridge Town Centre Green Building Design Guidelines 10 C4.9 Provide adequate landscape maintenance. • Consistent: Yes No Explain: C4.10 Consider incorporating landscape plantings for green features. • Consistent: Yes No Explain: C4.11 Incorporate low impact stormwater features. • Consistent: Yes No Explain: C4.12 Consider rainwater collection for re-use. • Consistent: Yes No Explain: C4.13 Use natural plantings and green space to support habitat. • Consistent: Yes No Explain: C4.14 Retain existing mature trees. • Consistent: Yes No Explain: ATARA Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. Drawn Project # Sheet WB/JM Date: Scale #204 22320 Lougheed Highway, Maple Ridge, B.C. V2X 2T4 ph. 604-467-8300 fax 604-467-8305 email : bissky@telus.net WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN 1714 NTS 2021-01-28 Civic Address: Legal Address: PID #: 22576, 22588, 22596 Brown Ave, Maple Ridge, BC Date Note Plot Date:Jan 13, 20211714 2023-08-11 Post City Staff Meet'g Walkway on East 2 .vwx Cover Sheet A1.0 File Name: 2021-01-28 Re-Issued for DP P R O P O S E D R E S I D E N T I A L D E V E L O P M E N T 22576, 22588, 22596 Brown Ave, Maple Ridge, British Columbia B r o w n A v e n u e List of Architectural Drawings NO.Title A1.0 Cover Sheet A1.1 Development Data A1.2 Site Location & Context A1.3 Existing Topographical Survey A1.4 Floor Space Area Representation A1.5 Gross Floor Area Representation A1.6 Solar Analysis A1.7 Fire Department Pre-Incident Plan & Bldg Code Analysis A2.0 Overall Site Plan A2.1 Underground Parking Plan A2.2 Underground Parking Plan A2.3 Floor 1 Floor Plan A2.4 Floor 2 Floor Plan A2.5 Floor 3 Floor Plan A2.6 Floor 4 Floor Plan A2.7 Floor 5 Floor Plan A2.8 Floor 6-15 Floor Plan A2.9 Floor 16-27 Floor Plan A2.10 Floor 28-30 Floor Plan A2.11 Roof Plan A3.0 Enlaraged Unit Plans Townhouse A3.1 Enlaraged Unit Plans Apartment A3.2 Enlaraged Unit Plans Apartment A3.3 Enlaraged Unit Plans Apartment A3.4 Enlaraged Unit Plans Apartment A3.5 Enlaraged Unit Plans Apartment A3.6 Enlaraged Unit Plans Apartment A4.0 Elevations N & E A4.1 Elevation S & W A4.2 Enlarged Elevation N & W A4.3 Enlarged Elevation S & E A5.0 Sections A5.1 Sections A6.0 Concept Rendering A6.0 Concept Rendering (VWS) A6.1 Concept Rendering A6.1 Concept Rendering A6.2 Concept Rendering A6.3 Concept Rendering A6.4 Conceptual Overall Context Plan A6.5 Massing Sketch Along DTR Sheets in Set Project Directory ARCHITECTURAL:LANDSCAPE ARCHITECT:GEOTECHNICAL ENGINEER:SURVEYOUR:CIVIL ENGINEER:STRUCTURAL ENGINEER: Wayne Stephen Bissky Architecture Greenway Landscape Architecture Valley Geotechnical Engineering Services Ltd. Wade & Associates Land Surveying Ltd.Wedler Engineering KSM Associates 204 - 22320 Lougheed Highway 2280 Park Crescent 15-20279 97th Avenue 22713 119 Avenue 128th Street Maple Ridge, BC V2X 2T4 Coquitlam, BC V3J 6T4 Langley BC V1M 4B9 Maple Ridge V2X 8S5 Surrey BC V3T 2Z3 Wayne Bissky Paul Whitehead Raul Valverde Stan Wade Stan Reid Eric Man P (604) 467-8300 P (604) 461-9120 P (604) 882-8475;210 P (604) 463-4753 P (604) 588-1919;108 P (604) 688-3244 C (778) 288-6730 C (604) 836-9167 C (604) 835-8437 C (778) 809-2942 C (604) 603-2122 F (604) 467-8305 F (604) 648-9727 F (604) 882-8476 F (604) 463-9115 F (604) 588-1910 F (604) 684-9964 bissky@telus.net paul@greenwayla.ca r.valverde@valleygeo.ca stanw@wadesurvey.com sreid@wedler.com ericman.ksm@gmail.com John Meunier Martin Parobek P (778) 771-4970 (604) 588-1919 office@drafting.team mparobek@wedler.com ATARA Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. Drawn Project # Sheet WB/JM Date: Scale #204 22320 Lougheed Highway, Maple Ridge, B.C. V2X 2T4 ph. 604-467-8300 fax 604-467-8305 email : bissky@telus.net WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN 1714 NTS 2021-01-28 Civic Address: Legal Address: PID #: 22576, 22588, 22596 Brown Ave, Maple Ridge, BC Date Note Plot Date:Jan 13, 20211714 2023-08-11 Post City Staff Meet'g Walkway on East 2 .vwx Development Data A1.1 File Name: 2021-01-28 Re-Issued for DP Subject Properties Property #1 (Municipal)Property #2 Property #3 Combined Area Civic 22576 Brown Avenue 22588 Brown Avenue 22596 Brown Avenue Legal Lot A Section 20 TWP 12 NWD Plan NWP9687 Lot 5 Sec 20 TWP 12 NWD Plan NWP9687 LT 7; SEC 20; TWP 12; NWD; PL NWP9446 PID 018-551-289 007-378-467 011-224-932 Existing Area:1,197.1 m2 599.5 m2 599.3 m2 2,395.9 m2 25,789 sqft Existing Zone:C-3 RS-1 RS-1 Existing OCP APTH APTH APTH Road Dedication:0.0 m2 0.0 m2 0.0 m2 0.0 m2 0 sqft Zoning Information Existing / Required / Permitted:Proposed / Provided: Lot Area:2,395.9 m2 25,789 sq ft 2,185.7 m2 23,527 sq ft Road Dedication:Required 210.2 m2 2,262 sq ft Building Height:455 ft to t.o. Roof & 30 storeys Lot Width:30m 48.4m Lot Depth:37.1m Density 1,167 UPH 472 UPA # of Residential Units:255 units Indoor Amenity Area 1.00 / unit 255.0 m2 271.4 m2 2,921 sq ft Floor 2 0.0 m2 0 sq ft Floor 5 - Podium 271.4 m2 2,921 sq ft Lot Coverage (N/A - shown for info only) Podium 100.0%2,186 m2 85.0%20,007 sq ft Tower 90.0%1,967 m2 32.4%7,620 sq ft Open Space 45.0%178,502 m2 121.7%187,707 m2 Common Open Space30.0%7,058 sq ft 67.6%15,907 sq ft Outdoor Amenity Space Floor 5 - Podium 15.0%3,529 sq ft 54.1%12,734 sq ft Residential FSR 7.44 x Lot 174,973 sq ft 7.44 x Lot 174,973 sq ft Base Density:1.60 x Lot 37,642 sq ft + 90% of Required Parking Onsite0.20 x Lot 4,705 sq ft + Parking in Structure:0.20 x Lot 4,705 sq ft + Additional Stories:1.50 x Lot 35,290 sq ft + Property is on Schedule C of OCP0.50 x Lot 11,763 sq ft Density) DENSITY (NIC Bonus TOTAL PERMITTED 4.00 x Lot 94,106.05 sq ft + Bridging Density:3.44 x Lot 80,867.04 sq ft Total 7.44 x Lot 16,255.5 m2 174,973 sq ft Setbacks for Principal Bldg and Structures (This is a CD Zone) Front Setback:0.0 m 0.0 m Rear Setback:0.0 m 1.1 m Interior Side Yard East Setback:0.0 m 5.4 m Interior Side Yard West Setback:0.0 m 0.0 m Parking:299.0 Stalls Studio:0.90 / unit 49.5 Stalls 50 Stalls 1 Bedm:1.00 / unit 33.0 Stalls 33 Stalls 2 Bedrm:1.10 / unit 138.6 Stalls 139 Stalls 3 Bedrm:1.20 / unit 49.2 Stalls 50 Stalls Subtotal:270 Stalls 272 Stalls Visitors (off street parking is available)0.10 / unit 27.0 Stalls 27 Stalls Subtotal:297.3 Stalls 299 Stalls TOTAL Parking provided in current plans (including H/C and small stalls) 280 Stalls H/C Stalls (Req'd = 3 spaces plus one space for every 100 required spaces in excess of 200 9.97 Stalls 11 Stalls Cash In Lieu of Parking $20k / stall 19 Stalls $380,000 Accessible Parking:1 per 200 plus 1 4.0 Stalls 12 Stalls Tandem Parking Stalls 24 Tandem for a total of 48 stalls Stalls Small Parking Stalls Allowed:10%29.9 Stalls 38 Stalls 12.7% Bicycle Parking:141.0 Stalls 141.0 Stalls Long Term:0.25 / unit 64.0 stalls 64 Stalls Short Term:0.30 / unit 77.0 stalls 77 Stalls City-wide Community Amenity (Est'd):259 units $ 806,900 Townhouse Dwelling:$ 4,100 / unit 4 units $ 16,400 Apartment Dwelling:$ 3,100 / unit 255 units $ 790,500 Electric Vehicle Charging: Fast Charging:0.05 / unit 13 req'd Slow Charging Wiring:All Parking Spaces Apartment Unit Matrix Type Bedrooms Floor Area Count Adaptable Unit A Studio 32.1 m2 345 SF 22 0 Unit B Studio 29.1 m2 314 SF 11 11 Unit C Studio 35.5 m2 382 SF 22 0 Unit D 1 Bed 41.1 m2 443 SF 11 11 Unit E 2 Bed 54.4 m2 586 SF 11 0 Unit F 2 Bed 65.8 m2 708 SF 22 0 Unit G 1 Bed 53.3 m2 573 SF 22 0 Unit H 2 Bed 68.8 m2 741 SF 22 0 Unit I 2 Bed 58.7 m2 631 SF 12 12 Unit J 2 Bed 66.1 m2 712 SF 12 0 Unit K 2 Bed 64.1 m2 690 SF 12 0 Unit L 2 Bed 75.1 m2 808 SF 23 0 Unit M 2 Bed 70.9 m2 763 SF 12 0 Unit N 3 Bed 92.1 m2 992 SF 22 0 Unit O 3 Bed 127.5 m2 1,373 SF 3 0 Unit P 3 Bed 100.8 m2 1,085 SF 3 0 Unit Q 3 Bed 128.0 m2 1,378 SF 3 0 Unit R 3 Bed 143.9 m2 1,549 SF 3 0 Unit S 3 Bed 125.3 m2 1,349 SF 3 0 Total:251 34 # of Studio Units:55 21.9%- # of 1 Bedrms:33 13.1%- # of 2 Bedrms:126 50.2%- # of 3 Bedrms:37 14.7%- Total:251 100.0%0.0% Floor Area Floor Gross Floor Area (Parking Removed)Net Floor Area Ratio of Net to GFA # of units Floor -2 0.0 m2 0 SF 0.0 m2 0 SF #DIV 0!0 Floor -1 0.0 m2 0 SF 0.0 m2 0 SF #DIV 0!0 Floor 1 463.7 m2 4,992 SF 283.3 m2 3,050 SF 61.1 %4 Floor 2 359.2 m2 3,866 SF 232.8 m2 2,505 SF 64.8 %0 Floor 3 113.1 m2 1,217 SF 0.0 m2 0 SF 0.0 %0 Floor 4 108.6 m2 1,169 SF 0.0 m2 0 SF 0.0 %0 Floor 5 693.1 m2 7,461 SF 335.0 m2 3,606 SF 48.3 %8 Floor 6 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 7 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 8 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 9 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 10 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 11 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 12 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 13 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 14 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 15 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 16 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 17 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 18 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 19 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 20 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 21 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 22 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 23 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 24 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 25 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 26 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 27 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 28 693.1 m2 7,461 SF 625.6 m2 6,734 SF 90.3 %5 Floor 29 693.1 m2 7,461 SF 625.6 m2 6,734 SF 90.3 %5 Floor 30 693.1 m2 7,461 SF 625.6 m2 6,734 SF 90.3 %5 Total:19,066 m2 205,224 SF 16,256 m2 174,973 SF 85.3 %255 P R O P O S E D R E S I D E N T I A L D E V E L O P M E N T 22576, 22588, 22596 Brown Ave, Maple Ridge, British Columbia Townhouse Unit Matrix Type Bedrooms Floor Area Count Adaptable Unit A 3 Bed 165.4 m2 1,780 SF 2 - Unit B 3 Bed 114.9 m2 1,237 SF 2 - Total:4 # of Studio Units:0 0.0%- # of 1 Bedrms:0 0.0%- # of 2 Bedrms:0 0.0%- # of 3 Bedrms:4 100.0%- Total:4 100.0%0.0% Total Unit Matrix Count Percentage # of Studio Units:55 21.6% # of 1 Bedrms:33 12.9% # of 2 Bedrms:126 49.4% # of 3 Bedrms:41 16.1% Total 255 100.0% Adaptable Units to be Provided 29 11.4% Brown Ave was changed to an arterial+bike route in 2015 (I think) so requires a 26m ROW under the current SDB but we have been supporting a reduction to 24m as we have been constructing to a collector+bike route standard. (From Rachel O. 2022-10-14) 2068 2068 UP Kitchen10'9" x 9'6" Floor 1 - A1175.1 sq ft3 Bed Vestibule11'4" x 3'11" Flex7'4" x 7'9" Entry8'11" x 5'4" Porch8'5" x 7'1" 2068 2068 PWD5'0" x 6'0" Living13'5" x 13'8" 20682068 Dining10'9" x 7'11" 2068 4068 Master Bedrm.16'8" x 12'11" Ensuite8'0" x 5'0"WIC8'4" x 5'0" 4068 2068 2068 2068 2068 UP PWD5'0" x 5'0" Entry6'3" x 4'6" Floor 1 - B651.4 sq ft3 Bed Porch8'5" x 7'11" Dining8'10" x 6'8" Flex7'5" x 5'3" 3668 2068 Living13'2" x 10'1" 3070 4068 2068 UP Floor 1 - A673.7 sq ft3 Bed Vestibule0" x 0" Flex0" x 0" Entry0" x 0" Porch0" x 0" 2068 2068 3668 2068 PWD0" x 0" Living0" x 0" Dining0" x 0" 3068 306830683068 2068 2068 2068 UP PWD5'0" x 5'0" Entry6'3" x 4'6" Floor 1 - B651.4 sq ft3 Bed Porch8'5" x 7'11" Dining8'10" x 6'8" Flex7'5" x 5'3" 3668 2068 Living13'2" x 10'1" 3070 1362.367 sq mParking DN PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE RAMP DNRAMP UP ENTRY T.O.S.41.15M T.O.S.41.76M ELEVATORLOBBY UP 2080 2080 W-01 W-01 3060 3070 3060 3070 3 yardcontainer 3 yard container 95gal. 35gal 95gal. 95gal. 95gal. 95gal.95gal. 65gal. 65gal.65gal. 65gal. 2080 14 Recyclingcarts required 6078 D.1.02.2 D.1.02.2 6078 3070 D.1.02.2 D.1.02.2 8060 8060 8060 8060 3070 3070 3070 3070 3 yard container 3 yard container 3 yard container3 yard container 0.53 9 10 11 12 13 14 15 16 17 21 22 23 24 25 26 27 28181920 8 6 7 3 4 5 3070 UP 3668 3668 3668 95gal. 65gal. 35gal 35gal35gal 3668 "7.5m x 7.5m temporary easement as a turnaround on the property will be required. " (Engineering Comment Rec'd 2023-02-24 ) Floor 128 Parking Stalls (including 27 Visitors) W-01 DN PMT 3.7m x 3.7m Clear Front 1 2.21 1 0.6 2.21 1.17 0.152 HydroTransformerInside Bldg 1 2 2.83 Dedication (Showing a 24m ROW along Brown . This results in a 2.83m dedication along the north property line. Acknowledged; please work with Engineering on this matter. Area of Dedication = 1,822.35 sf Showing a 7.5m ROW along the lane. This results in a .69m dedication along the south property line. Acknowledged; please work with Engineering on this matter Area of Dedication = 442.298 sf 24m ROW 0.69m Dedication NET SITE AREA After DEDICATION = 23,526.513 sf For the lane – its currently 6m and requires 7.5m so they will need to dedicate 0.75 from each side. Our 2013/2014 comments related to previous applications on this site and the adjacent west site are no longer applicable. (From Rachel O. 2022-10-14 Developable Footprint = 11,992 sf Developable Footprint = 29,633 sf Developable Footprint = 30,470 sf Developable Footprint = 29,112 sf Covenanted Area = 9,379 sf Developable Footprint = 73,680 sf Developable Footprint = 10,059 sf PARCEL A PARCEL C PARCEL D PARCEL E PARCEL F Gas ROW Developable Footprint = 29,633 sf PARCEL E Commercial 6,200 sf Commercial Floor 1 33 Parking Stalls 3070 DN UPDN UP 30703060 3070 3060 Residential Tower Entry Lobby Ramp UP 2080 N-S Walkway (concept only) 1 A5.0 1 A5.0AA5.0 A A5.0 22566 Brown Ave 22610 Brown Ave BROWN AVENUE DEWDNEY TRUNK RD EDGE STREET LANE ROW for Services from Lane Access to Parking Residential Entry Access to Parking SUBJECT SITE 227th STREET 22561 Dewdney Trunk Rd 12038 Edge St. 22577 Dewdney Trunk Rd 22587 Dewdney Trunk Rd 22597 Dewdney Trunk Rd 22611 Dewdney Trunk Rd 22602 Brown Ave 12018 Edge St. 22564 Brown Ave Proposed N-S Walkway (Conceot only) "Plaza" special paving treat't to city eng. req'ts B r o w n A v eBrown Ave 227th St. Edge St. Subject Site ATARA Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. Drawn Project # Sheet WB/JM Date: Scale #204 22320 Lougheed Highway, Maple Ridge, B.C. V2X 2T4 ph. 604-467-8300 fax 604-467-8305 email : bissky@telus.net WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN 1714 NTS 2021-01-28 Civic Address: Legal Address: PID #: 22576, 22588, 22596 Brown Ave, Maple Ridge, BC Date Note Plot Date:Mar 23, 20231714 2023-08-11 Post City Staff Meet'g Walkway on East 2 .vwx Site Location & Context A1.2a File Name: 2021-01-28 Re-Issued for DP Brown Ave was changed to an arterial+bike route in 2015 (I think) so requires a 26m ROW under the current SDB but we have been supporting a reduction to 24m as we have been constructing to a collector+bike route standard. (From Rachel O. 2022-10-14) 2.83 Dedication (Showing a 24m ROW along Brown . This results in a 2.83m dedication along the north property line. Acknowledged; please work with Engineering on this matter. Area of Dedication = 1,822.35 sf Showing a 7.5m ROW along the lane. This results in a .69m dedication along the south property line. Acknowledged; please work with Engineering on this matter Area of Dedication = 442.298 sf 24m ROW 0.69m Dedication NET SITE AREA After DEDICATION = 23,526.513 sf 1 A5.0 1 A5.0AA5.0 A A5.0 22566 Brown Ave 22610 Brown Ave BROWN AVENUE DEWDNEY TRUNK RD EDGE STREET LANE ROW for Services from Lane Access to Parking Residential Entry Access to Parking SUBJECT SITE 227th STREET 22561 Dewdney Trunk Rd 12038 Edge St. 22577 Dewdney Trunk Rd 22587 Dewdney Trunk Rd 22597 Dewdney Trunk Rd 22611 Dewdney Trunk Rd 22602 Brown Ave 12018 Edge St. 22564 Brown Ave Proposed N-S Walkway (Conceot only) "Plaza" special paving treat't to city eng. req'ts ATARA Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. Drawn Project # Sheet WB/JM Date: Scale #204 22320 Lougheed Highway, Maple Ridge, B.C. V2X 2T4 ph. 604-467-8300 fax 604-467-8305 email : bissky@telus.net WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN 1714 NTS 2021-01-28 Civic Address: Legal Address: PID #: 22576, 22588, 22596 Brown Ave, Maple Ridge, BC Date Note Plot Date:Mar 23, 20231714 2023-08-11 Post City Staff Meet'g Walkway on East 2 .vwx Site Location & Context A1.2b File Name: 2021-01-28 Re-Issued for DP Concept Massing Future Context Scale: 1:384 B R O W N A V E N U E "Plaza" special paving treat't to city eng. req'ts where walkway meets Brown ATARA Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. Drawn Project # Sheet WB/JM Date: Scale #204 22320 Lougheed Highway, Maple Ridge, B.C. V2X 2T4 ph. 604-467-8300 fax 604-467-8305 email : bissky@telus.net WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN 1714 NTS 2021-01-28 Civic Address: Legal Address: PID #: 22576, 22588, 22596 Brown Ave, Maple Ridge, BC Date Note Plot Date:Mar 23, 20231714 2023-08-11 Post City Staff Meet'g Walkway on East 2 .vwx Site Location Axo Looking S-W A1.2c File Name: 2021-01-28 Re-Issued for DP Concept Massing Future Context Scale: 1:384 DEW DNEY TRUNK ROAD "Plaza" special paving treat't to city eng. req'ts where walkway meets DTR ATARA Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. Drawn Project # Sheet WB/JM Date: Scale #204 22320 Lougheed Highway, Maple Ridge, B.C. V2X 2T4 ph. 604-467-8300 fax 604-467-8305 email : bissky@telus.net WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN 1714 NTS 2021-01-28 Civic Address: Legal Address: PID #: 22576, 22588, 22596 Brown Ave, Maple Ridge, BC Date Note Plot Date:Mar 23, 20231714 2023-08-11 Post City Staff Meet'g Walkway on East 2 .vwx Site Location Axo Looking N-W A1.2d File Name: 2021-01-28 Re-Issued for DP "Plaza" special paving treat't to city eng. req'ts (Showing a 24m ROW along Brown . This results in a 2.83m dedication along the north property line. Acknowledged; please work with Engineering on this matter. Area of Dedication = 1,822.35 sf Showing a 7.5m ROW along the lane. This results in a .69m dedication along the south property line. Acknowledged; please work with Engineering on this matter Area of Dedication = 442.298 sf NET SITE AREA After DEDICATION = 23,526.513 sf For the lane – its currently 6m and requires 7.5m so they will need to dedicate 0.75 from each side. Our 2013/2014 comments related to previous applications on this site and the adjacent west site are no longer applicable. (From Rachel O. 2022-10-14 Developable Footprint = 11,992 sf Developable Footprint = 29,112 sf PARCEL C N-S Walkway (concept only) Proposed Site Plan Scale: 1:150 Covenanted Area = 9,379 sf Developable Footprint = 73,680 sf ATARA Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. Drawn Project # Sheet WB/JM Date: Scale #204 22320 Lougheed Highway, Maple Ridge, B.C. V2X 2T4 ph. 604-467-8300 fax 604-467-8305 email : bissky@telus.net WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN 1714 NTS 2021-01-28 Civic Address: Legal Address: PID #: 22576, 22588, 22596 Brown Ave, Maple Ridge, BC Date Note Plot Date:Mar 23, 20231714 2023-08-11 Post City Staff Meet'g Walkway on East 2 .vwx Existing Topographical Survey A1.3 File Name: 2021-01-28 Re-Issued for DP B r o w n A v e n u e ATARA Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. Drawn Project # Sheet WB/JM Date: Scale #204 22320 Lougheed Highway, Maple Ridge, B.C. V2X 2T4 ph. 604-467-8300 fax 604-467-8305 email : bissky@telus.net WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN 1714 NTS Representation 2021-01-28 Civic Address: Legal Address: PID #: 22576, 22588, 22596 Brown Ave, Maple Ridge, BC Date Note Plot Date:Jan 13, 20211714 2023-08-11 Post City Staff Meet'g Walkway on East 2 .vwx Floor Space Area A1.4 File Name: 2021-01-28 Re-Issued for DP Unit B313.8 sq ftStudio Unit D442.7 sq ft1 Bed Unit N991.8 sq ft3 Bed Unit F708.0 sq ft2 Bed Unit G573.2 sq ft1 Bed Unit C382.3 sq ftStudio Unit E585.9 sq ft2 Bed Unit A345.1 sq ftStudio Unit H740.6 sq ft2 Bed Unit A345.1 sq ftStudio Unit C382.3 sq ftStudio TV Unit L808.4 sq ft2 Bed Floor 6 - 16 Net Area Scale: 1:200 Unit N991.8 sq ft3 Bed Unit M763.0 sq ft2 Bed TV Unit L808.4 sq ft2 Bed Unit F708.0 sq ft2 Bed Unit G573.2 sq ft1 BedUnit H740.6 sq ft2 Bed Unit J711.8 sq ft2 Bed Unit K690.1 sq ft2 Bed Unit I631.3 sq ft2 Bed Floor 17 - 27 Net Area Scale: 1:200 Unit O1372.8 sq ft3 Bed Unit R1548.8 sq ft3 Bed Unit S1349.2 sq ft3 Bed Unit P1085.3 sq ft3 Bed Unit Q1377.8 sq ft3 Bed Floor 28 - 30 Net Area Scale: 1:200 EXIT EXIT EXIT Unit A345.1 sq ftStudio Unit D442.7 sq ft1 Bed Unit B313.8 sq ftStudio Unit E585.9 sq ft2 Bed TV Unit L808.4 sq ft2 Bed Unit A345.1 sq ftStudio Unit C382.3 sq ftStudio Unit C382.3 sq ftStudio Floor 5 Net Area Scale: 1:200 Floor 1 - B651.4 sq ft3 Bed Floor 1 - B651.4 sq ft3 Bed 1362.367 sq m Parking 9 10 11 12 13 14 15 16 17 21 22 23 24 25 26 27 28181920 8 6 7 3 4 5 "7.5m x 7.5m temporary easement as a turnaround on the property will be required. " (Engineering Comment Rec'd 2023-02-24 ) Front HydroTransformerInside Bldg 1 2 Floor 1 Net Area Scale: 1:200 1327.546 sq m Parking Exit path width min 1.1m (BCBC 2018 Table 3.4.3.2.-A) (Showing a 24m ROW along Brown . This results in a 2.83m dedication along the north property line. Acknowledged; please work with Engineering on this matter. Area of Dedication = 1,822.35 sf Showing a 7.5m ROW along the lane. This results in a .69m dedication along the south property line. Acknowledged; please work with Engineering on this matter Area of Dedication = 442.298 sf NET SITE AREA After DEDICATION = 23,526.513 sf Floor 2 Net Area Scale: 1:200 ATARA Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. Drawn Project # Sheet WB/JM Date: Scale #204 22320 Lougheed Highway, Maple Ridge, B.C. V2X 2T4 ph. 604-467-8300 fax 604-467-8305 email : bissky@telus.net WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN 1714 NTS Representation 2021-01-28 Civic Address: Legal Address: PID #: 22576, 22588, 22596 Brown Ave, Maple Ridge, BC Date Note Plot Date:Jan 13, 20211714 2023-08-11 Post City Staff Meet'g Walkway on East 2 .vwx Gross Floor Area A1.5 File Name: 2021-01-28 Re-Issued for DP 1362.367 sq mParking 9 10 11 12 13 14 15 16 17 21 22 23 24 25 26 27 28181920 8 6 7 3 4 5 "7.5m x 7.5m temporary easement as a turnaround on the property will be required. " (Engineering Comment Rec'd 2023-02-24 ) Front HydroTransformerInside Bldg 1 2 (Showing a 24m ROW along Brown . This results in a 2.83m dedication along the north property line. Acknowledged; please work with Engineering on this matter. Area of Dedication = 1,822.35 sf Showing a 7.5m ROW along the lane. This results in a .69m dedication along the south property line. Acknowledged; please work with Engineering on this matter Area of Dedication = 442.298 sf NET SITE AREA After DEDICATION = 23,526.513 sf Floor 1 Gross Area Scale: 1:350 1327.546 sq mParking Exit path width min 1.1m (BCBC 2018 Table 3.4.3.2.-A) (Showing a 24m ROW along Brown . This results in a 2.83m dedication along the north property line. Acknowledged; please work with Engineering on this matter. Area of Dedication = 1,822.35 sf Showing a 7.5m ROW along the lane. This results in a .69m dedication along the south property line. Acknowledged; please work with Engineering on this matter Area of Dedication = 442.298 sf NET SITE AREA After DEDICATION = 23,526.513 sf Floor 2 Gross Area Scale: 1:350 0.179 hectaresParking Exit path width min 1.1m (BCBC 2018 Table 3.4.3.2.-A) (Showing a 24m ROW along Brown . This results in a 2.83m dedication along the north property line. Acknowledged; please work with Engineering on this matter. Area of Dedication = 1,822.35 sf Showing a 7.5m ROW along the lane. This results in a .69m dedication along the south property line. Acknowledged; please work with Engineering on this matter Area of Dedication = 442.298 sf NET SITE AREA After DEDICATION = 23,526.513 sf Floor 3 Gross Area Scale: 1:350 1792.966 sq m 25 18 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 48 49 50 51 52 58 59 45 46 47 22 23 24 53 19 20 21 56 57 54 55 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 (Showing a 24m ROW along Brown . This results in a 2.83m dedication along the north property line. Acknowledged; please work with Engineering on this matter. Area of Dedication = 1,822.35 sf Showing a 7.5m ROW along the lane. This results in a .69m dedication along the south property line. Acknowledged; please work with Engineering on this matter Area of Dedication = 442.298 sf NET SITE AREA After DEDICATION = 23,526.513 sf Floor 4 Gross Area Scale: 1:350 Floor 17 - 27 Gross Area Scale: 1:350 Floor 28 - 30 Gross Area Scale: 1:350 EXIT EXIT EXIT (Showing a 24m ROW along Brown . This results in a 2.83m dedication along the north property line. Acknowledged; please work with Engineering on this matter. Area of Dedication = 1,822.35 sf Showing a 7.5m ROW along the lane. This results in a .69m dedication along the south property line. Acknowledged; please work with Engineering on this matter Area of Dedication = 442.298 sf NET SITE AREA After DEDICATION = 23,526.513 sf Floor 5 Gross Area Scale: 1:350 Floor 6 - 16 Gross Area Scale: 1:350 Floor Area Floor Gross Floor Area (Parking Removed)Net Floor Area Ratio of Net to GFA # of units Floor -2 0.0 m2 0 SF 0.0 m2 0 SF #DIV 0!0 Floor -1 0.0 m2 0 SF 0.0 m2 0 SF #DIV 0!0 Floor 1 463.7 m2 4,992 SF 283.3 m2 3,050 SF 61.1 %4 Floor 2 359.2 m2 3,866 SF 232.8 m2 2,505 SF 64.8 %0 Floor 3 113.1 m2 1,217 SF 0.0 m2 0 SF 0.0 %0 Floor 4 108.6 m2 1,169 SF 0.0 m2 0 SF 0.0 %0 Floor 5 693.1 m2 7,461 SF 335.0 m2 3,606 SF 48.3 %8 Floor 6 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 7 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 8 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 9 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 10 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 11 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 12 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 13 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 14 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 15 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 16 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 17 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 18 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 19 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 20 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 21 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 22 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 23 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 24 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 25 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 26 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 27 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 28 693.1 m2 7,461 SF 625.6 m2 6,734 SF 90.3 %5 Floor 29 693.1 m2 7,461 SF 625.6 m2 6,734 SF 90.3 %5 Floor 30 693.1 m2 7,461 SF 625.6 m2 6,734 SF 90.3 %5 Total:19,066 m2 205,224 SF 16,256 m2 174,973 SF 85.3 %255 ATARA Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. Drawn Project # Sheet WB/JM Date: Scale #204 22320 Lougheed Highway, Maple Ridge, B.C. V2X 2T4 ph. 604-467-8300 fax 604-467-8305 email : bissky@telus.net WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN 1714 NTS 2021-01-28 Civic Address: Legal Address: PID #: 22576, 22588, 22596 Brown Ave, Maple Ridge, BC Date Note Plot Date:Jan 13, 20211714 2023-08-11 Post City Staff Meet'g Walkway on East 2 .vwx Solar Analysis A1.6 File Name: 2021-01-28 Re-Issued for DP Brown Ave was changed to an arterial+bike route in 2015 (I think) so requires a 26m ROW under the current SDB but we have been supporting a reduction to 24m as we have been constructing to a collector+bike route standard. (From Rachel O. 2022-10-14) (Showing a 24m ROW along Brown . This results in a 2.83m dedication along the north property line. Acknowledged; please work with Engineering on this matter. Area of Dedication = 1,822.35 sf Showing a 7.5m ROW along the lane. This results in a .69m dedication along the south property line. Acknowledged; please work with Engineering on this matter Area of Dedication = 442.298 sf NET SITE AREA After DEDICATION = 23,526.513 sf For the lane – its currently 6m and requires 7.5m so they will need to dedicate 0.75 from each side. Our 2013/2014 comments related to previous applications on this site and the adjacent west site are no longer applicable. (From Rachel O. 2022-10-14 Developable Footprint = 11,992 sf Developable Footprint = 29,112 sf Covenanted Area = 9,379 sf Developable Footprint = 73,680 sf PARCEL A PARCEL C PARCEL D PARCEL E PARCEL F Gas ROW PARCEL E Floor 133 Parking Stalls Ramp UP N-S Walkway (concept only) Brown Ave. Lane Subject Site 22602 226102256622564 22587 22583 22589 22603 22561 22577 22587 22597 N 12:00 PM March 20 Azimuth: 180° 0' [180° 0' east] Altitude: 40° 27' Solar Time: 12:00 PMEquinox Noon Scale: 1:700 Brown Ave was changed to an arterial+bike route in 2015 (I think) so requires a 26m ROW under the current SDB but we have been supporting a reduction to 24m as we have been constructing to a collector+bike route standard. (From Rachel O. 2022-10-14) (Showing a 24m ROW along Brown . This results in a 2.83m dedication along the north property line. Acknowledged; please work with Engineering on this matter. Area of Dedication = 1,822.35 sf Showing a 7.5m ROW along the lane. This results in a .69m dedication along the south property line. Acknowledged; please work with Engineering on this matter Area of Dedication = 442.298 sf NET SITE AREA After DEDICATION = 23,526.513 sf For the lane – its currently 6m and requires 7.5m so they will need to dedicate 0.75 from each side. Our 2013/2014 comments related to previous applications on this site and the adjacent west site are no longer applicable. (From Rachel O. 2022-10-14 Developable Footprint = 11,992 sf Developable Footprint = 29,112 sf Covenanted Area = 9,379 sf Developable Footprint = 73,680 sf PARCEL A PARCEL C PARCEL D PARCEL E PARCEL F Gas ROW PARCEL E Floor 133 Parking Stalls Ramp UP N-S Walkway (concept only) Brown Ave. Lane Subject Site 22602 226102256622564 22587 22583 22589 22603 22561 22577 22587 22597 N 9:00 AM June 21 Azimuth: 109° 38' [109° 38' east] Altitude: 46° 28' Solar Time: 9:00 AMSolistice 9AM Scale: 1:700 Brown Ave was changed to an arterial+bike route in 2015 (I think) so requires a 26m ROW under the current SDB but we have been supporting a reduction to 24m as we have been constructing to a collector+bike route standard. (From Rachel O. 2022-10-14) (Showing a 24m ROW along Brown . This results in a 2.83m dedication along the north property line. Acknowledged; please work with Engineering on this matter. Area of Dedication = 1,822.35 sf Showing a 7.5m ROW along the lane. This results in a .69m dedication along the south property line. Acknowledged; please work with Engineering on this matter Area of Dedication = 442.298 sf NET SITE AREA After DEDICATION = 23,526.513 sf For the lane – its currently 6m and requires 7.5m so they will need to dedicate 0.75 from each side. Our 2013/2014 comments related to previous applications on this site and the adjacent west site are no longer applicable. (From Rachel O. 2022-10-14 Developable Footprint = 11,992 sf Developable Footprint = 29,112 sf Covenanted Area = 9,379 sf Developable Footprint = 73,680 sf PARCEL A PARCEL C PARCEL D PARCEL E PARCEL F Gas ROW PARCEL E Floor 133 Parking Stalls Ramp UP N-S Walkway (concept only) Brown Ave. Lane Subject Site 22602 226102256622564 22587 22583 22589 22603 22561 22577 22587 22597 N 3:00 PM June 21 Azimuth: 250° 22' [109° 38' west] Altitude: 46° 28' Solar Time: 3:00 PMSolistice 3PM Scale: 1:700 Brown Ave was changed to an arterial+bike route in 2015 (I think) so requires a 26m ROW under the current SDB but we have been supporting a reduction to 24m as we have been constructing to a collector+bike route standard. (From Rachel O. 2022-10-14) (Showing a 24m ROW along Brown . This results in a 2.83m dedication along the north property line. Acknowledged; please work with Engineering on this matter. Area of Dedication = 1,822.35 sf Showing a 7.5m ROW along the lane. This results in a .69m dedication along the south property line. Acknowledged; please work with Engineering on this matter Area of Dedication = 442.298 sf NET SITE AREA After DEDICATION = 23,526.513 sf For the lane – its currently 6m and requires 7.5m so they will need to dedicate 0.75 from each side. Our 2013/2014 comments related to previous applications on this site and the adjacent west site are no longer applicable. (From Rachel O. 2022-10-14 Developable Footprint = 11,992 sf Developable Footprint = 29,112 sf Covenanted Area = 9,379 sf Developable Footprint = 73,680 sf PARCEL A PARCEL C PARCEL D PARCEL E PARCEL F Gas ROW PARCEL E Floor 133 Parking Stalls Ramp UP N-S Walkway (concept only) Brown Ave. Lane Subject Site 22602 226102256622564 22587 22583 22589 22603 22561 22577 22587 22597 N 9:00 AM March 20 Azimuth: 127° 19' [127° 19' east] Altitude: 27° 14' Solar Time: 9:00 AMEquinox 9AM Scale: 1:700 Brown Ave was changed to an arterial+bike route in 2015 (I think) so requires a 26m ROW under the current SDB but we have been supporting a reduction to 24m as we have been constructing to a collector+bike route standard. (From Rachel O. 2022-10-14) (Showing a 24m ROW along Brown . This results in a 2.83m dedication along the north property line. Acknowledged; please work with Engineering on this matter. Area of Dedication = 1,822.35 sf Showing a 7.5m ROW along the lane. This results in a .69m dedication along the south property line. Acknowledged; please work with Engineering on this matterArea of Dedication = 442.298 sf NET SITE AREA After DEDICATION = 23,526.513 sf For the lane – its currently 6m and requires 7.5m so they will need to dedicate 0.75 from each side. Our 2013/2014 comments related to previous applications on this site and the adjacent west site are no longer applicable. (From Rachel O. 2022-10-14 Developable Footprint = 11,992 sf Developable Footprint = 29,112 sf Covenanted Area = 9,379 sf Developable Footprint = 73,680 sf PARCEL A PARCEL C PARCEL D PARCEL E PARCEL F Gas ROW PARCEL E Floor 133 Parking Stalls Ramp UP N-S Walkway (concept only) Brown Ave. Lane Subject Site 22602 226102256622564 22587 22583 22589 22603 22561 22577 22587 22597 N 3:00 PM March 20 Azimuth: 232° 41' [127° 19' west] Altitude: 27° 14' Solar Time: 3:00 PMEquinox 3PM Scale: 1:700 Brown Ave was changed to an arterial+bike route in 2015 (I think) so requires a 26m ROW under the current SDB but we have been supporting a reduction to 24m as we have been constructing to a collector+bike route standard. (From Rachel O. 2022-10-14) (Showing a 24m ROW along Brown . This results in a 2.83m dedication along the north property line. Acknowledged; please work with Engineering on this matter. Area of Dedication = 1,822.35 sf Showing a 7.5m ROW along the lane. This results in a .69m dedication along the south property line. Acknowledged; please work with Engineering on this matter Area of Dedication = 442.298 sf NET SITE AREA After DEDICATION = 23,526.513 sf For the lane – its currently 6m and requires 7.5m so they will need to dedicate 0.75 from each side. Our 2013/2014 comments related to previous applications on this site and the adjacent west site are no longer applicable. (From Rachel O. 2022-10-14 Developable Footprint = 11,992 sf Developable Footprint = 29,112 sf Covenanted Area = 9,379 sf Developable Footprint = 73,680 sf PARCEL A PARCEL C PARCEL D PARCEL E PARCEL F Gas ROW PARCEL E Floor 133 Parking Stalls Ramp UP N-S Walkway (concept only) Brown Ave. Lane Subject Site 22602 226102256622564 22587 22583 22589 22603 22561 22577 22587 22597 N 12:00 PM June 21 Azimuth: 180° 0' [180° 0' east] Altitude: 64° 13' Solar Time: 12:00 PMSolistice Noon Scale: 1:700 ATARA Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. Drawn Project # Sheet WB/JM Date: Scale #204 22320 Lougheed Highway, Maple Ridge, B.C. V2X 2T4 ph. 604-467-8300 fax 604-467-8305 email : bissky@telus.net WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN 1714 NTS 2021-01-28 Civic Address: Legal Address: PID #: 22576, 22588, 22596 Brown Ave, Maple Ridge, BC Date Note Plot Date:Mar 23, 20231714 2023-08-11 Post City Staff Meet'g Walkway on East 2 .vwx Fire Department Pre-Incident Plan & Bldg Code Analysis A1.7 File Name: 2021-01-28 Re-Issued for DP 4068 2068 UP Floor 1 - A673.7 sq ft3 Bed Vestibule0" x 0" Flex0" x 0" Entry0" x 0" Porch0" x 0" 2068 2068 3668 2068 PWD0" x 0" Living0" x 0" Dining0" x 0" 1362.367 sq m Parking 3060 3070 3060 3070 3 yardcontainer 3 yard container 95gal. 35gal 95gal. 95gal. 95gal. 95gal.95gal. 65gal. 65gal. 65gal. 65gal. 2080 14 Recyclingcarts required 6078 D.1.02.2 D.1.02.2 6078 3070 D.1.02.2 D.1.02.2 8060 8060 8060 8060 3070 3070 3070 3070 3 yard container 3 yard container 3 yard container3 yard container 0.53 9 10 11 12 13 14 15 16 17 21 22 23 24 25 26 27 28181920 8 6 7 3 4 5 3070 UP 3668 95gal. 65gal. 35gal 35gal 35gal 3668 "7.5m x 7.5m temporary easement as a turnaround on the property will be required. " (Engineering Comment Rec'd 2023-02-24 ) Floor 1 28 Parking Stalls (including 27 Visitors) DN PMT 3.7m x 3.7m Clear Front 1 2.21 1 0.6 2.21 1.17 0.152 Hydro TransformerInside Bldg 1 2 2.83 Dedication (Showing a 24m ROW along Brown . This results in a 2.83m dedication along the north property line. Acknowledged; please work with Engineering on this matter. Area of Dedication = 1,822.35 sf Showing a 7.5m ROW along the lane. This results in a .69m dedication along the south property line. Acknowledged; please work with Engineering on this matter Area of Dedication = 442.298 sf 24m ROW 0.69m Dedication NET SITE AREA After DEDICATION = 23,526.513 sf 22576 22588 22596 LANE BROWN AVENUE 2260222566 Brown Ave Proposed Site Plan Scale: 1:192 Access to U/G parking Access to U/G parking Address Visibility: Ensure address is visible from the street and visible day or night Fire Department Access All fire department access routes must be designed and rated for the following specifications • Minimum of 35,000Kg with a minimum force of 70 P.S.I • Turning radius of vehicle - Inside radius R = 35' 6" - Outside radius R = 53' Access to the building from multiple entry points. All overhead wires should be relocated underground. This provides access to the balconies by use of fire department ladders. The largest and heaviest truck that will respond to this site weighs 37,376 kg. or 82,400 lbs. Information provided on July 8, 2019 by Doug Armour, Assistant Fire Chief, Fire Prevention & Operations. FDC Fire Department Connections Installed in a location accessible to Fire Department vehicles as approved by the Fire Chief. This location to be at the property line by the main entrance to the building on 119th Ave. NOT to be a Siamese connection 4” Storz fitting c/w cap installed. Cap to have a chain or aircraft cable attached so that cap cannot be lost. Angled down at a 35-degree angle to impede the insertion of debris. Installed at a height of 1,000 mm (39 inches) above the street or ground level;Located remotely from the building face and away from any hazards and at least 1,500 mm (60 inches) away from any ornamental light standard, utility pole, electrical kiosk or driveway; and The fire department connection will also be required to have measures in place to ensure vegetation landscaping does not interfere with its use or visibility. Please ensure landscape architect is aware of location of fire department location. Past experience has been one of a maintenance issue in order to ensure adequate access and visibility to the fire department connection. fire truck Hydro Kiosk Main Entrance into Building FD Lockbox - Fire department lock box to be flush mounted in wall in close proximity to the fire alarm panel in the main lobby. Fire department lock box to be installed before drywall is installed. Contraactor to coordinate the installlation of the lock box. Lock box for Maple Ridge is only available from Gunnebo Security Inc. #130 - 195 West 2nd. Avenue, Vancouver, BC V5Y 1B8 Telephone: (604) 708-9994 Fax: (604) 877-1167 Keys for the FD lockbox are to be provided to all common areas and is to include a garage door remote and an electronic key (if installed). Fire alarm panel or enunciator to be located in the main entrance lobby. Mechanical & Sprinkler Room to be located in UG Parking on level P-1. Stair Well Labelling Stairwells are to be labelled Stair A stair B etc and start at the left side of the lobby in a clockwise fashion.(see Feb '23 email from FD) Standpipe Connection To be located on intermediate landings starting on the second floor angled downwards at 45degrees from horizontal position. Electrical room to be located in the U/G parking on level P-1. Existing Fire Hydrant fire fighter's unobstructed path of travel to Fire Department Connection 33m AP Fire Safety Plan Information in the Fire Safety Plan must be relevant to the building. References to all items not pertinent to the building must be removed. Fire safety plan to be submitted to Maple Ridge Fire Department in electronic format for revue and acceptance prior to occupancy of building. Copy of fire alarm and sprinkler system verification reports will be required to be sent to Maple Ridge Fire Department. The Fire Safety Plan to meet the requirements of the British Columbia Building Code 2018, Division B, Section 8.1 and to the British Columbia Fire Code (BCFC), Division B, Section 5.6 this applies to buildings, parts of buildings, and associated areas undergoing construction. Annunciator Panel - See Electrical Code Compliance Legend 1 1/2 hr FRR 2 hr FRR Travel Distance Handicap Access FH FDC 1 hr FRR Exit Location Fire Hydrant Fire Department Connection Annunciator Panel Strobe Light EXIT AP Fire Separations 0 hr FRR MAPLE RIDGE FIRE DEPARTMENT NEW CONSTRUCTION REQUIREMENTS INFORMATION Rezoning & PPA Applications https://www.dropbox.com/s/13ptpiijfdbvg8g/1714%20%202023-02-24%20%20%202017-462-RZ%20Re %20Submission%20Fire%20Comments%20-%20Construction%20Fire%20Truck%20Access%20plan% 20Requirements.pdf?dl=0 − The primary entrance must have a fire department Knox key switch installed to allow FD access. Please order knoxbox model 3501 o Three (3) complete sets of labelled keys/ Fobs for all building common areas, elevators, underground parking facilities, service rooms to be supplied for FD lock box. o Copy of fire alarm and sprinkler system verification reports will be required to be sent to fireprevention@mapleridge.ca − Where double height floors are proposed, these shall be addressed with respect to the entry level and the adjacent occupied floor levels, and shall otherwise conform to the above requirements. − Each Building will have just one address. That address will be the “response location” for all emergency service units to go. It will be where the main entrance and/or the fire alarm panel is located. − When exiting elevators, a sign must be displayed with directional arrow and unit numbers listed − Stairwells are to be labelled Stairwell A, Stairwell B, etc. on both sides of stairwell doors on all levels, https://www.dropbox.com/s/9tq7zdnjwbh6f9s/17 14%20%202023-02-24%20%20%202017-462- RZ%20Re%20Submission%20Fire%20Comme nts%20-%20January%2025th%2C%202022.pdf ?dl=0 Fire extinguishers are required in residential corridor (3 per level) and within any service rooms located on the parking level in accordance with BC Building Code and NFPA-10. Confirm fire extinguishers are provided as per above requirements. The elevator serving the building will be provided with automatic recall as required per Section 3.5 of the BC Building Code, and per standards for the Provincial Elevating Devices Safety Regulation and Appendix E of ASME A17.1/CSA B44, “Safety Code for Elevators and Escalators.” Recall to an alternate level is also required. BCBC 2018 CODE ANALYSIS Building Area 708.0 m2 1788.0 m2 No. of Storeys 30 2 3.2.2 CLASSIFICATION OCCUPANCY 1 OCCUPANCY 2 Group C F3 Code Reference Area, SprinkleredAny Height, Any 3.2.2.47 Group C, 3.3.5.63.2.1.2 /3.2.2.82 / Sprinklered yes NFPA 13 yes NFPA 13 3.2.5.12 (2)(a)i Max. Area Any Area m2 7200 m2 Construction Noncomb.Noncomb. Roof Rating 2 hr 0 hr Floor Rating 2 hr 1 hr Mezz. Rating 1 hr 1 hr Loadbearing Structure * S.A.S.A.* S.A.S.A. * S.A.S.A. = same as supported assembly Major Occupancy Fire Separations F3 - C occupancies 2 HR Table 3.1.3.1 1 1/2 HR NONC PROVIDED C - C occupancies 1 HR 3.3.4.2.(1) F3 to remainder of Bldg 1 1/2 HR 3.3.5.6 Main Floor Parking F3 to C Occupancies 2 HR 3.2.1.2 Underground Parking FloorsElectrical Closets on Res 1 HR 3.6.2.1.(6) SIngle Exit Requirements OCCUPANCY 1 OCCUPANCY 2 - Table 3.4.2.1.B C F3 Max flr area Any Area 300 m2 Travel distance less than 25m - 3.4.2.1.(2)(b) Exit Width Stair Corridor Doorways table 3.4.3.2.A 1100 mm 1100 mm 800 mm 900 mm parking Fire Alarm Required N.F.P.A. 13 / 13R 3.2.4.1.(1) Fire Walls No Closures Fire Separation Closure Fire Protection Rating 2 hr 3/4 hr 1 1/2 hr 1 hr 2 hr 1 1/2 hr Resid. suite / 1 h corridor 20 min Service Penetrations Fire Separation Fire Protection Rating Conc. Slab 2 hr 2 hr FT 3.1.9.1.(2) Other Separations F rating of not less than the fire protection rating required for closures in the fire separation NFPA-14.accordance with system will be provided in NFPA-14. Standpipe accordance with landing in the building in provided at each exit stair hose connections to be 3.2.5.8 - 64 mm diameter grade levels per Article on above and below required in exit stairwells Standpipe system is 36 36 36 38 38 38 40 40 40 DN EXIT EXIT EXIT vv vv vvvvvv vvvvvv vvvvv vvvvv vvvv vvv vv vvv vv vv W/C 7'2" x 6'3" Party Room 22'11" x 25'0" Kitchen 14'0" x 9'0" Work 12'1" x 16'3" W/C 7'1" x 6'3" Access Corridor 28'8" x 4'9" Entry 5'11" x 5'0" Stairwell C Elevator 1 Elevator 2 Elevator 3 Stairwell A Stairwell B Emergency Cross Over Floors 5,9,13,17,21,25 & 29 Elevator Lobby Store 8'1" x 7'7" Exercise 37'5" x 22'9" Lounge 21'10" x 19'9" W/C 7'1" x 7'7" Yoga 17'0" x 11'1" DN UP DN UP 0.75 0.7 5 2.83 Dedication (Showing a 24m ROW along Brown . This results in a 2.83m dedication along the north property line. Acknowledged; please work with Engineering on this matter. Area of Dedication = 1,822.35 sf Showing a 7.5m ROW along the lane. This results in a .69m dedication along the south property line. Acknowledged; please work with Engineering on this matter Area of Dedication = 442.298 sf 24m ROW 0.69m Dedication NET SITE AREA After DEDICATION = 23,526.513 sf 12 ROW for Services from Lane Loading Landscaped Podium 30 Storey Tower Parking Access Main Pedestrian Entry 59,552 Sidewalk Shared Lane Parking Road Centre Line 59,557 20,000 19,156 18,323 4,300 4,300 2,400 2,457 843 Shared Lane Edge of existing asphalt Edge of existing asphalt New curb Edge of existing asphalt Parking Access 40.95m40.74m40.65m40.42m 40.81m40.2m 41.35m41.32m40.65m40.63m 41.25m41.25m 40.84m 40.84m 41.35m 40.67m 22576 22588 22596 LANE BROWN AVENUE 2260222566 Brown Ave hatched area of road dedication Unit Entry Unit Entry Unit Entry Unit Entry Parking Lot Bare Land new firehydrant location to be determined PMT existing hydro pole to be removed typ. of 2 existing hydro pole to be removed typ. of 2 Grass 77 Short Term Bike Stalls 0.68 6.11 5.42 10,550 476 5,614 0.17 0.16 Proposed Site Plan Scale: 1:100 7.5 [7,500] A 4.0m wide asphalt multi-use pathway has been provided for the full frontage as requested b y enguineering . A 1.8m wide temporary asphalt sidewalk will be required along Brown Avenue to Edge Street. A North-South covenanted public access is provided through the site. ATARA Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. Drawn Project # Sheet WB/JM Date: Scale #204 22320 Lougheed Highway, Maple Ridge, B.C. V2X 2T4 ph. 604-467-8300 fax 604-467-8305 email : bissky@telus.net WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN 1714 NTS 2021-01-28 Civic Address: Legal Address: PID #: 22576, 22588, 22596 Brown Ave, Maple Ridge, BC Date Note Plot Date:Mar 23, 20231714 2023-08-11 Post City Staff Meet'g Walkway on East 2 .vwx Overall Site Plan A2.0 File Name: 2021-01-28 Re-Issued for DP DEVELOPMENT APPLICATION ENVIRONMENTAL REFERRAL RESPONSE From: Environmental Staff: Gail Szostek and Rod Stott To: Adrian Kopystynski Date: February 14, 2023 File #: 2017-462-RZ Address: 22576, 22588, 22596 Brown Ave Referral #: Second referral to Environment Development proposed: The proposal is for a 30 storey, 251 apartment and 4 townhouse complex; underground and above ground parking levels. This referral replaces the earlier 2021 referral; refer to preapplication review meetings from earlier this year. Environmental considerations: 1. Tree Management An Arborist Report or Tree Management Plan is not required for this site due to the small number of trees and obvious inability to retain with this development. The following items pertain to tree requirements: a. For the bylaw requirements regarding tree planting or cash-in-lieu payment, please consult with the Environmental Section and finalized as third reading conditions. b. A Tree Permit will be required. c. All Engineering Servicing and Building design is to be coordinated with tree protection, landscaping and Stormwater management planning. 2. Stormwater Management plans: a. Stormwater management plans will need to proven out respecting Tier A requirements with integration into all related stormwater management elements as part of final reading conditions. The customary stormwater management restrictive covenant with plans and maintenance guidelines, is to be registered on title prior to final reading. b. Your client’s consultants will be needed to ensure Environmental, Engineering and Building requirements are coordinated and integrated. 3. Development Permit and Civil Plans a. Final Development Landscaping Plans are to be coordinated with Engineering and the Environmental Section. These plans are to follow applicable development permit are guidelines and sustainability principles (Town Centre Green Guidelines). A cost estimate is to be included. Sufficient details are to be contained in the submission to the Advisory Design Panel. 4. Green Infrastructure Refer to Town Centre Development Permit Guidelines and reflect recommended sustainability measures. Copy the Planning file manager with communications between the Environmental Section and your team of consultants. ATARA Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. Drawn Project # Sheet WB/JM Date: Scale #204 22320 Lougheed Highway, Maple Ridge, B.C. V2X 2T4 ph. 604-467-8300 fax 604-467-8305 email : bissky@telus.net WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN 1714 NTS 2021-01-28 Civic Address: Legal Address: PID #: 22576, 22588, 22596 Brown Ave, Maple Ridge, BC Date Note Plot Date:Mar 23, 20231714 2023-08-11 Post City Staff Meet'g Walkway on East 2 .vwx Underground Parking Plan A2.1 File Name: 2021-01-28 Re-Issued for DP Ramp UP 16 26 27 28 29 30 31 32 33 34 35 36 37 38 Floor -2 47 Parking Stalls UP UP 19 20 1 2 3 4 5 6 7 8 9 1011 12 13 14 15 40 41 42 43 44 45 46 47 17 18 21 22 23 24 25 39 Hydro Transformer over 4.94 0.61 6.96 0.61 4.9 0.7 10.56 2.88 4.85 0.66 7.01 0.61 5.22 9.35 4.18 0.3 7.58 0.61 4.6 7.32 5.82 7 0.3 9.11 0.3 4.72 0.3 4.72 0.3 5.08 0.3 12.83 5,512 7,000 5,512 2,515 7,612 4,900 3,700 2,515 Elevator 1 Elevator 2 Elevator 3 Elevator Lobby Stairwell B Stairwell C vestibule vestibule vestibule EXIT EXIT EXIT 30 m travel distance to EXIT 29 m travel distance to EXIT 39 m travel distance to EXIT D i a g o n al D i st a n c e =6 0 .2 5 34m distance between EXITS (min 1/2 diagonal or 9m see BCBC 3.4.2.3.) 3 4 C D C D C/L A F A F 61 11.54 5.49 20.59 53.62 3 41 6 2.83 Dedication Showing a 7.5m ROW along the lane. This results in a .69m dedication along the south property line. Acknowledged; please work with Engineering on this matter Area of Dedication = 442.298 sf 0.69m Dedication NET SITE AREA After DEDICATION = 23,526.513 sf 1 A5.0 1 A5.0AA5.0 A A5.0 Floor -2 Plan Scale: 1:96 2 A5.1 2 A5.1 B A5.1 B A5.1 B A5.1 B A5.1 2 A5.1 2 A5.1 1 A5.0 1 A5.0 A A5.0 A A5.0 0.37 3.39 0.38 8.34 5.41 2.38 2.4 3.13 5.62 ATARA Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. Drawn Project # Sheet WB/JM Date: Scale #204 22320 Lougheed Highway, Maple Ridge, B.C. V2X 2T4 ph. 604-467-8300 fax 604-467-8305 email : bissky@telus.net WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN 1714 NTS 2021-01-28 Civic Address: Legal Address: PID #: 22576, 22588, 22596 Brown Ave, Maple Ridge, BC Date Note Plot Date:Mar 23, 20231714 2023-08-11 Post City Staff Meet'g Walkway on East 2 .vwx Underground Parking Plan A2.2 File Name: 2021-01-28 Re-Issued for DP Ramp DN Ramp UP 25 26 27 28 29 30 31 32 33 34 35 36 37 Floor -1 46 Parking Stalls UP 18 DN Long Term Bike Storage Stalls 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 46 47 48 49 50 51 52 53 54 18 19 20 21 22 23 24 25 26 37 38 39 40 41 42 43 44 45 19 20 21 22 23 24 25 26 2728 29 30 31 32 33 34 35 36 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 10.4.2 Long-Term Bicycle Storage Requirements: a) Must be located in a fully enclosed secure room, located in an underground parking garage or within the building at ground level. Each bicycle must be independently accessible and securable to a well- anchored sturdy rack or other fixture designed for frame support. The minimum dimensions are as follows:Bicycle Space - 1.8m length x 0.6m width Access Aisle – 1.2m clearance Headroom – 1.9m vertical clearance wall hung bike storage 39 40 41 42 4338 44 45 46 UP 1 2 3 4 5 6 7 8 9 10 1112 13 14 15 16 1719 20 21 22 23 24 Hydro Transformer over 50.81 18.33 14.14 18.38 5.51 7 5.72 8.5 5.48 5.47 7 5.51 5.82 7 0.3 4.04 0.3 9.75 0.3 4.72 0.3 5.08 0.3 7 5.51 6.53 5.03 4.18 7.88 0.61 4.6 7.32 5.5 7 5.5 3,658 Elevator 1 Elevator Lobby Stairwell B Stairwell C vestibule vestibule vestibule EXITEXIT EXIT EXIT Elevator 2 Elevator 3 3 4 C D C D C/L A F A F 61 11.54 5.49 20.59 53.62 3 41 6 2.83 Dedication Showing a 7.5m ROW along the lane. This results in a .69m dedication along the south property line. Acknowledged; please work with Engineering on this matter Area of Dedication = 442.298 sf 0.69m Dedication NET SITE AREA After DEDICATION = 23,526.513 sf 1 A5.0 1 A5.0AA5.0 A A5.0 Floor -1 Plan Scale: 1:96 2 A5.1 2 A5.1 B A5.1 B A5.1 B A5.1 B A5.1 2 A5.1 2 A5.1 1 A5.0 1 A5.0 A A5.0 A A5.0 ATARA Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. Drawn Project # Sheet WB/JM Date: Scale #204 22320 Lougheed Highway, Maple Ridge, B.C. V2X 2T4 ph. 604-467-8300 fax 604-467-8305 email : bissky@telus.net WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN 1714 NTS 2021-01-28 Civic Address: Legal Address: PID #: 22576, 22588, 22596 Brown Ave, Maple Ridge, BC Date Note Plot Date:Mar 23, 20231714 2023-08-11 Post City Staff Meet'g Walkway on East 2 .vwx Floor 1 Floor Plan A2.3 File Name: 2021-01-28 Re-Issued for DP UP Kitchen10'9" x 9'6" Floor 1 - A1175.1 sq ft3 Bed Vestibule11'4" x 3'11" Flex7'4" x 7'9" Entry8'11" x 5'4" Porch8'5" x 7'1" PWD5'0" x 6'0" Living13'5" x 13'8" Dining10'9" x 7'11" Master Bedrm.16'8" x 12'11" Ensuite8'0" x 5'0" WIC8'4" x 5'0" UP PWD5'0" x 5'0" Entry6'3" x 4'6" Floor 1 - B651.4 sq ft3 Bed Porch8'5" x 7'11" Dining8'10" x 6'8" Flex7'5" x 5'3" Living13'2" x 10'1" UP Floor 1 - A673.7 sq ft3 Bed Vestibule0" x 0" Flex0" x 0" Entry0" x 0" Porch0" x 0" PWD0" x 0" Living0" x 0" Dining0" x 0" UP PWD5'0" x 5'0" Entry6'3" x 4'6" Floor 1 - B651.4 sq ft3 Bed Porch8'5" x 7'11" Dining8'10" x 6'8" Flex7'5" x 5'3" Living13'2" x 10'1" 1362.367 sq m Parking 3 yard container 3 yard container 95 gal. 35 gal 95 gal. 95 gal. 95gal. 95 gal. 95 gal. 65 gal. 65 gal. 65gal. 65gal. 3 yard container 3 yard container 3 yard container3 yard container 0.53 9 10 11 12 13 14 15 16 17 21 22 23 24 25 26 27 28181920 8 6 7 3 4 5 UP 95 gal. 65 gal. 35 gal 35 gal 35 gal "7.5m x 7.5m temporary easement as a turnaround on the property will be required. " (Engineering Comment Rec'd 2023-02-24 ) Floor 1 28 Parking Stalls (including 27 Visitors) DN PMT 3.7m x 3.7m Clear Front 1 2.21 1 0.6 2.21 1.17 0.152 Hydro Transformer Inside Bldg 1 2 TOS 41.76 TOS 41.76 TOS 41.76 TOS 41.76 Ramp DNRamp UP ENTRY Refuse & Recycling MFE: 134' - 40.84m VISITOR ENTRY ENTRY TOS 41.15m TOS41.25m TOS 40.84m UPDN to Parking below 0.53 21.17 10.62 2.97 15.69 2.97 5.61 5.51 7.01 5.5 1.51 2.19 8.69 1.73 1.52 1.5 4.9 0.61 7.01 5.52 0.2 5.6 5.36 0.3 4.36 0.3 6.7 0.58 5.21 2,515 Visitor Visitor Visitor Visitor Visitor Visitor Visitor Visitor Visitor - HC Visitor Visitor EXIT mail Concierge packages Vestibule Elevator 1 Elevator 2 Elevator 3 Elevator Lobby Visitor Visitor 7.01 DN Exit path width min 1.1m (BCBC 2018 Table 3.4.3.2.-A) typ Visitor Visitor Visitor Stairwells will be labeled using the Alphanumeric system. Stairwell “A” will be the first stairwell you encounter through the main lobby. If there are more than one stairwell in the main lobby, it will be the first one on the left. A sign located on both sides of the door must indicate what floor level it is on, and what stairwell designation it is.(2023-01-20 from FD) Stairwell C Refuse and Recycling to MR BYLAW NO. 6800-2011 vestibule EXIT EXIT EXIT EXIT EXIT Visitor Visitor Visitor Visitor Visitor Visitor 5.5 7 6 1 EXIT Stairwell A Stairwell BUP 21.9 m travel distance to EXIT 34 m travel distance to EXIT 28 m travel distance to EXIT Visitor Visitor Visitor Visitor Visitor Visitor Restricted Access (Tenants ONLY) RESIDENTS' ENTRY 3 4 C D C D C/L A F A F 61 11.54 5.49 20.59 53.62 3 41 6 2.83 Dedication (Showing a 24m ROW along Brown . This results in a 2.83m dedication along the north property line. Acknowledged; please work with Engineering on this matter. Area of Dedication = 1,822.35 sf Showing a 7.5m ROW along the lane. This results in a .69m dedication along the south property line. Acknowledged; please work with Engineering on this matter Area of Dedication = 442.298 sf 24m ROW 0.69m Dedication NET SITE AREA After DEDICATION = 23,526.513 sf Floor 1 Plan Scale: 1:96 B A5.1 B A5.1 2 A5.1 2 A5.1 1 A5.0 1 A5.0 A A5.0 A A5.0 ATARA Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. Drawn Project # Sheet WB/JM Date: Scale #204 22320 Lougheed Highway, Maple Ridge, B.C. V2X 2T4 ph. 604-467-8300 fax 604-467-8305 email : bissky@telus.net WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN 1714 NTS 2021-01-28 Civic Address: Legal Address: PID #: 22576, 22588, 22596 Brown Ave, Maple Ridge, BC Date Note Plot Date:Mar 23, 20231714 2023-08-11 Post City Staff Meet'g Walkway on East 2 .vwx Floor 2 Floor Plan A2.4 File Name: 2021-01-28 Re-Issued for DP 1327.546 sq m Parking DN Bedroom 211'6" x 8'4"Bedroom 19'8" x 8'4" Master Bedrm.11'4" x 10'5" Ensuite8'0" x 5'4"Bathrm.7'5" x 5'0" WIC7'7" x 5'9" WIC4'0" x 4'9" Deck8'5" x 2'2" DN Bedroom 211'6" x 8'4"Bedroom 19'8" x 8'4" Master Bedrm.11'4" x 10'5" Ensuite8'0" x 5'4"Bathrm.7'5" x 5'0" WIC7'7" x 5'9" WIC4'0" x 4'9" Deck8'5" x 2'2" DN Bedroom 211'6" x 8'4"Bedroom 19'8" x 8'4" Master Bedrm.11'4" x 10'5" Ensuite8'0" x 5'4"Bathrm.7'5" x 5'0" WIC7'7" x 5'9" WIC4'0" x 4'9" Deck8'5" x 2'2" DN Bedroom 211'6" x 8'4"Bedroom 19'8" x 8'4" Master Bedrm.11'4" x 10'5" Ensuite8'0" x 5'4"Bathrm.7'5" x 5'0" WIC7'7" x 5'9" WIC4'0" x 4'9" Deck8'5" x 2'2" UP DN Exit path width min 1.1m (BCBC 2018 Table 3.4.3.2.-A) Floor 2 43 Parking Stalls Ramp DNRamp UP DN UPDN UP DN 2.97 15.69 2.51 11.07 2.97 15.69 2.51 4.89 0.61 7.01 0.61 4.9 11.65 2.47 3.03 5.5 12.65 0.086.66 0.3 4.33 0.3 7.27 0.61 4.6 7.21 2.5 7.06 5.5 5.5 7.01 5.51 2.51 7.58 4.9 Lockers Elevator 1 Elevator 2 Elevator 3 Elevator Lobby DN UP 0.46 Stairwell A Stairwell B Stairwell C EXIT EXIT EXIT 3 4 C D C D C/L A F A F 61 11.54 5.49 20.59 53.62 3 41 6 2.83 Dedication (Showing a 24m ROW along Brown . This results in a 2.83m dedication along the north property line. Acknowledged; please work with Engineering on this matter. Area of Dedication = 1,822.35 sf Showing a 7.5m ROW along the lane. This results in a .69m dedication along the south property line. Acknowledged; please work with Engineering on this matter Area of Dedication = 442.298 sf 24m ROW 0.69m Dedication NET SITE AREA After DEDICATION = 23,526.513 sf 1 A5.0 1 A5.0AA5.0 A A5.0 Floor 2 Plan Scale: 1:96 2 A5.1 2 A5.1 B A5.1 B A5.1 B A5.1 B A5.1 2 A5.1 2 A5.1 1 A5.0 1 A5.0 A A5.0 A A5.0 parking? parking? ATARA Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. Drawn Project # Sheet WB/JM Date: Scale #204 22320 Lougheed Highway, Maple Ridge, B.C. V2X 2T4 ph. 604-467-8300 fax 604-467-8305 email : bissky@telus.net WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN 1714 NTS 2021-01-28 Civic Address: Legal Address: PID #: 22576, 22588, 22596 Brown Ave, Maple Ridge, BC Date Note Plot Date:Mar 23, 20231714 2023-08-11 Post City Staff Meet'g Walkway on East 2 .vwx Floor 3 Floor Plan A2.5 File Name: 2021-01-28 Re-Issued for DP 0.179 hectares Parking Ramp DN Ramp UP DN UP DN UP Floor 3 57 Parking Stalls UP DN Exit path width min 1.1m (BCBC 2018 Table 3.4.3.2.-A) 5.62 32.25 21.5 5.51 7.01 5.5 5.5 6.15 0.73 1.74 3.03 5.51 7.01 5.51 5.75 5.24 0.93 4.1 0.3 4.72 0.3 1.08 7 5.21 7,000 5,500 5,512 7,000 5,512 36,822 6,196 2,500 Service Elevator Lobby Stairwell C Elevator 1 Elevator 2 Elevator 3 EXIT EXIT EXIT Stairwell A Stairwell B 3 4 C D C D C/L A F A F 61 11.54 5.49 20.59 53.62 3 41 6 2.83 Dedication (Showing a 24m ROW along Brown . This results in a 2.83m dedication along the north property line. Acknowledged; please work with Engineering on this matter. Area of Dedication = 1,822.35 sf Showing a 7.5m ROW along the lane. This results in a .69m dedication along the south property line. Acknowledged; please work with Engineering on this matter Area of Dedication = 442.298 sf 24m ROW 0.69m Dedication NET SITE AREA After DEDICATION = 23,526.513 sf 1 A5.0 1 A5.0AA5.0 A A5.0 Floor 3 Plan Scale: 1:96 2 A5.1 2 A5.1 B A5.1 B A5.1 B A5.1 B A5.1 2 A5.1 2 A5.1 1 A5.0 1 A5.0 A A5.0 A A5.0 ATARA Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. Drawn Project # Sheet WB/JM Date: Scale #204 22320 Lougheed Highway, Maple Ridge, B.C. V2X 2T4 ph. 604-467-8300 fax 604-467-8305 email : bissky@telus.net WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN 1714 NTS 2021-01-28 Civic Address: Legal Address: PID #: 22576, 22588, 22596 Brown Ave, Maple Ridge, BC Date Note Plot Date:Mar 23, 20231714 2023-08-11 Post City Staff Meet'g Walkway on East 2 .vwx Floor 4 Floor Plan A2.6 File Name: 2021-01-28 Re-Issued for DP 1792.966 sq m 25 18 Ramp DN 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 DN UP DN UP 48 49 50 51 52 UP DN 58 59 45 46 47 22 23 24 53 19 20 21 56 57 54 55 Floor 4 59 Parking Stalls 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 21.37 11.07 21.17 4.9 0.61 7.61 4.9 2.51 1.18 8.7 4.75 4.91 0.61 7.61 4.9 6.62 10.06 0.18 7 1.19 4.6 Service Elevator 1 Elevator 2 Elevator 3 Elevator Lobby Emergency Cross Over Floors 5,9,13,17,21,25 & 29 DN UP DN UP Stairwell A Stairwell B Stairwell C EXIT EXIT EXIT 3 4 C D C D C/L A F A F 61 11.54 5.49 20.59 53.62 3 41 6 2.83 Dedication (Showing a 24m ROW along Brown . This results in a 2.83m dedication along the north property line. Acknowledged; please work with Engineering on this matter. Area of Dedication = 1,822.35 sf Showing a 7.5m ROW along the lane. This results in a .69m dedication along the south property line. Acknowledged; please work with Engineering on this matter Area of Dedication = 442.298 sf 24m ROW 0.69m Dedication NET SITE AREA After DEDICATION = 23,526.513 sf Floor 4 Plan Scale: 1:96 B A5.1 B A5.1 2 A5.1 2 A5.1 1 A5.0 1 A5.0 A A5.0 A A5.0 ATARA Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. Drawn Project # Sheet WB/JM Date: Scale #204 22320 Lougheed Highway, Maple Ridge, B.C. V2X 2T4 ph. 604-467-8300 fax 604-467-8305 email : bissky@telus.net WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN 1714 NTS 2021-01-28 Civic Address: Legal Address: PID #: 22576, 22588, 22596 Brown Ave, Maple Ridge, BC Date Note Plot Date:Mar 23, 20231714 2023-08-11 Post City Staff Meet'g Walkway on East 2 .vwx Floor 5 Floor Plan A2.7 File Name: 2021-01-28 Re-Issued for DP vvvv vvvv Hs vvv vv vv Hs Hs v vv vv v Au AuAu Au Au Au Au Au Au vvv vvv Hs Hs Hs DN EXIT EXIT EXIT Entry KitchenBedroom TV Unit A345.1 sq ftStudio Bathrm.5'0" x 8'0" Living Room12'4" x 10'0" Entry TV Bedroom11'3" x 9'4" Living Room8'6" x 7'9" Dining6'5" x 7'3" Bathrm8'0" x 5'0" Kitchen15'6" x 5'1"Unit D442.7 sq ft1 Bed Living Room8'2" x 10'3" Bathrm8'0" x 5'0" Entry Kitchen Bedroom TV Unit B313.8 sq ftStudio Entry TV Bedroom 111'10" x 9'5" Bathrm7'8" x 5'0" Kitchen11'1" x 10'3" Bedroom 27'8" x 10'5" Living Room11'1" x 9'5" Unit E585.9 sq ft2 Bed DN UP DN UP 0.75 0.7 5 MW Bathrm.5'0" x 7'4" Living14'6" x 10'5" Bedroom9'0" x 10'8" W.I.C.5'0" x 6'2" Dining/Kitchen12'11" x 7'8" Entry Bathrm.5'0" x 8'0"TV Master Bedrm.11'0" x 10'0" Unit L808.4 sq ft2 Bed Entry Kitchen Bedroom TV Unit A345.1 sq ftStudio Bathrm.5'0" x 8'0" Living Room12'4" x 10'0" MW Storage5'1" x 4'6" Entry Living8'10" x 10'10" Dining Bathrm.8'0" x 4'6" TV Unit C382.3 sq ftStudio Sleep9'0" x 5'6" MW Storage5'1" x 4'6" Entry Living8'10" x 10'10" Dining Bathrm.8'0" x 4'6" TV Unit C382.3 sq ftStudio Sleep9'0" x 5'6" W/C 7'2" x 6'3" Amenity 2,921sfParty Room 22'11" x 25'0" Kitchen 14'0" x 9'0" Work 12'1" x 16'3" W/C 7'1" x 6'3" Access Corridor 28'8" x 4'9" Entry 5'11" x 5'0" Stairwell C Elevator 1 Elevator 2 Elevator 3 Stairwell A Stairwell B Emergency Cross Over Floors 5,9,13,17,21,25 & 29 Elevator Lobby Store 8'1" x 7'7" Exercise 37'5" x 22'9" Lounge21'10" x 19'9" W/C7'1" x 7'7" Yoga 17'0" x 11'1" 3 4 C D C D C/L A F A F 61 11.54 5.49 20.59 53.62 3 41 6 2.83 Dedication (Showing a 24m ROW along Brown . This results in a 2.83m dedication along the north property line. Acknowledged; please work with Engineering on this matter. Area of Dedication = 1,822.35 sf Showing a 7.5m ROW along the lane. This results in a .69m dedication along the south property line. Acknowledged; please work with Engineering on this matter Area of Dedication = 442.298 sf 24m ROW 0.69m Dedication NET SITE AREA After DEDICATION = 23,526.513 sf B A5.1 B A5.1 2 A5.1 2 A5.1Floor 5 Plan Scale: 1:96 1 A5.0 1 A5.0 A A5.0 A A5.0 Floor Area Floor Gross Floor Area (Parking Removed)Net Floor Area Ratio of Net to GFA # of units Floor -2 0.0 m2 0 SF 0.0 m2 0 SF #DIV 0!0 Floor -1 0.0 m2 0 SF 0.0 m2 0 SF #DIV 0!0 Floor 1 463.7 m2 4,992 SF 283.3 m2 3,050 SF 61.1 %4 Floor 2 359.2 m2 3,866 SF 232.8 m2 2,505 SF 64.8 %0 Floor 3 113.1 m2 1,217 SF 0.0 m2 0 SF 0.0 %0 Floor 4 108.6 m2 1,169 SF 0.0 m2 0 SF 0.0 %0 Floor 5 693.1 m2 7,461 SF 335.0 m2 3,606 SF 48.3 %8 Floor 6 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 7 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 8 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 9 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 10 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 11 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 12 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 13 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 14 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 15 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 16 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 17 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 18 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 19 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 20 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 21 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 22 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 23 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 24 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 25 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 26 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 27 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 28 693.1 m2 7,461 SF 625.6 m2 6,734 SF 90.3 %5 Floor 29 693.1 m2 7,461 SF 625.6 m2 6,734 SF 90.3 %5 Floor 30 693.1 m2 7,461 SF 625.6 m2 6,734 SF 90.3 %5 Total:19,066 m2 205,224 SF 16,256 m2 174,973 SF 85.3 %255 Apartment Unit Matrix Type Bedrooms Floor Area Count Adaptable Unit A Studio 32.1 m2 345 SF 22 0 Unit B Studio 29.1 m2 314 SF 11 11 Unit C Studio 35.5 m2 382 SF 22 0 Unit D 1 Bed 41.1 m2 443 SF 11 11 Unit E 2 Bed 54.4 m2 586 SF 11 0 Unit F 2 Bed 65.8 m2 708 SF 22 0 Unit G 1 Bed 53.3 m2 573 SF 22 0 Unit H 2 Bed 68.8 m2 741 SF 22 0 Unit I 2 Bed 58.7 m2 631 SF 12 12 Unit J 2 Bed 66.1 m2 712 SF 12 0 Unit K 2 Bed 64.1 m2 690 SF 12 0 Unit L 2 Bed 75.1 m2 808 SF 23 0 Unit M 2 Bed 70.9 m2 763 SF 12 0 Unit N 3 Bed 92.1 m2 992 SF 22 0 Unit O 3 Bed 127.5 m2 1,373 SF 3 0 Unit P 3 Bed 100.8 m2 1,085 SF 3 0 Unit Q 3 Bed 128.0 m2 1,378 SF 3 0 Unit R 3 Bed 143.9 m2 1,549 SF 3 0 Unit S 3 Bed 125.3 m2 1,349 SF 3 0 Total:251 34 # of Studio Units:55 21.9%- # of 1 Bedrms:33 13.1%- # of 2 Bedrms:126 50.2%- # of 3 Bedrms:37 14.7%- Total:251 100.0%0.0% ATARA Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. Drawn Project # Sheet WB/JM Date: Scale #204 22320 Lougheed Highway, Maple Ridge, B.C. V2X 2T4 ph. 604-467-8300 fax 604-467-8305 email : bissky@telus.net WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN 1714 NTS 2021-01-28 Civic Address: Legal Address: PID #: 22576, 22588, 22596 Brown Ave, Maple Ridge, BC Date Note Plot Date:Mar 23, 20231714 2023-08-11 Post City Staff Meet'g Walkway on East 2 .vwx Floor 6-15 Floor Plan A2.8 File Name: 2021-01-28 Re-Issued for DP Apartment Unit Matrix Type Bedrooms Floor Area Count Adaptable Unit A Studio 32.1 m2 345 SF 22 0 Unit B Studio 29.1 m2 314 SF 11 11 Unit C Studio 35.5 m2 382 SF 22 0 Unit D 1 Bed 41.1 m2 443 SF 11 11 Unit E 2 Bed 54.4 m2 586 SF 11 0 Unit F 2 Bed 65.8 m2 708 SF 22 0 Unit G 1 Bed 53.3 m2 573 SF 22 0 Unit H 2 Bed 68.8 m2 741 SF 22 0 Unit I 2 Bed 58.7 m2 631 SF 12 12 Unit J 2 Bed 66.1 m2 712 SF 12 0 Unit K 2 Bed 64.1 m2 690 SF 12 0 Unit L 2 Bed 75.1 m2 808 SF 23 0 Unit M 2 Bed 70.9 m2 763 SF 12 0 Unit N 3 Bed 92.1 m2 992 SF 22 0 Unit O 3 Bed 127.5 m2 1,373 SF 3 0 Unit P 3 Bed 100.8 m2 1,085 SF 3 0 Unit Q 3 Bed 128.0 m2 1,378 SF 3 0 Unit R 3 Bed 143.9 m2 1,549 SF 3 0 Unit S 3 Bed 125.3 m2 1,349 SF 3 0 Total:251 34 # of Studio Units:55 21.9%- # of 1 Bedrms:33 13.1%- # of 2 Bedrms:126 50.2%- # of 3 Bedrms:37 14.7%- Total:251 100.0%0.0% Living Room8'2" x 10'3" Bathrm8'0" x 5'0" Entry Kitchen Bedroom TV Unit B313.8 sq ftStudio Entry TV Bedroom11'3" x 9'4" Living Room8'6" x 7'9" Dining6'5" x 7'3" Bathrm8'0" x 5'0" Kitchen15'6" x 5'1"Unit D442.7 sq ft1 Bed Batrm.8'0" x 5'0" Ensuite8'0" x 5'0" Master Bedrm.14'4" x 9'2" Entry Dining Bedroom 29'8" x 8'5" Kitchen10'7" x 9'5" Bedroom 110'8" x 11'6" Living Room13'5" x 11'3" Unit N991.8 sq ft3 Bed W D Bathrm.7'10" x 5'8" Living12'0" x 7'11" Entry PWD MW Bedroom 112'1" x 10'11" Bedroom 29'4" x 10'0" Kitchen7'6" x 11'6" DiningUnit F708.0 sq ft2 Bed Entry Kitchen6'9" x 11'4" Dining MW Living Room11'1" x 11'3" Bedroom9'0" x 11'0" Bathrm.9'0" x 5'0" Den7'0" x 7'8" Unit G573.2 sq ft1 Bed MW Storage5'1" x 4'6" Entry Living8'10" x 10'10" Dining Bathrm.8'0" x 4'6" TV Unit C382.3 sq ftStudio Sleep9'0" x 5'6" Entry TV Bedroom 111'10" x 9'5" Bathrm7'8" x 5'0" Kitchen11'1" x 10'3" Bedroom 27'8" x 10'5" Living Room11'1" x 9'5" Unit E585.9 sq ft2 Bed Entry KitchenBedroom TV Unit A345.1 sq ftStudio Bathrm.5'0" x 8'0" Living Room12'4" x 10'0" MW Bedroom 110'0" x 10'6" EntryKitchen10'7" x 11'8" Bedroom 210'0" x 11'10" Bathrm.5'0" x 7'6" Living Room11'11" x 11'7" Dining Room11'11" x 7'4" Unit H740.6 sq ft2 Bed Entry Kitchen Bedroom TV Unit A345.1 sq ftStudio Bathrm.5'0" x 8'0" Living Room12'4" x 10'0" MW Storage5'1" x 4'6" Entry Living8'10" x 10'10" Dining Bathrm.8'0" x 4'6" TV Unit C382.3 sq ftStudio Sleep9'0" x 5'6" MW Bathrm.5'0" x 7'4" Living14'6" x 10'5" Bedroom9'0" x 10'8" W.I.C.5'0" x 6'2" Dining/Kitchen12'11" x 7'8" Entry Bathrm.5'0" x 8'0"TV Master Bedrm.11'0" x 10'0" Unit L808.4 sq ft2 Bed DN UP DN UP 0.75 0.7 5 5.33 6.14 8.08 5.71 4.13 2.43 1.47 0.61 6.16 4.16 4.16 9.5 2.43 3.35 4.68 7.75 6.5 3.71 3.39 2.43 1.47 6.31 3.98 3.56 6.17 4.57 2.64 1.52 1.83 1.52 Elevator 1 Elevator 2 Elevator 3 Stairwell A Stairwell B Elevator Lobby C/L 29.39 9.02 8.69 11.68 2 534 2 534 B E C D 10.49 5.49 8.61 B E C D C/L 10.49 5.49 8.61 24.59 9.02 8.69 11.68 Emergency Cross Over Floors 5,9,13,17,21,25 & 29 Elevator 1 Elevator 2 Elevator 3 2.83 Dedication (Showing a 24m ROW along Brown . This results in a 2.83m dedication along the north property line. Acknowledged; please work with Engineering on this matter. Area of Dedication = 1,822.35 sf Showing a 7.5m ROW along the lane. This results in a .69m dedication along the south property line. Acknowledged; please work with Engineering on this matter Area of Dedication = 442.298 sf 24m ROW 0.69m Dedication NET SITE AREA After DEDICATION = 23,526.513 sf Floor 6-15 Typical Floor Plan Scale: 1:96 1 A5.0 1 A5.0 A A5.0 A A5.0 Floor Area Floor Gross Floor Area (Parking Removed)Net Floor Area Ratio of Net to GFA # of units Floor -2 0.0 m2 0 SF 0.0 m2 0 SF #DIV 0!0 Floor -1 0.0 m2 0 SF 0.0 m2 0 SF #DIV 0!0 Floor 1 463.7 m2 4,992 SF 283.3 m2 3,050 SF 61.1 %4 Floor 2 359.2 m2 3,866 SF 232.8 m2 2,505 SF 64.8 %0 Floor 3 113.1 m2 1,217 SF 0.0 m2 0 SF 0.0 %0 Floor 4 108.6 m2 1,169 SF 0.0 m2 0 SF 0.0 %0 Floor 5 693.1 m2 7,461 SF 335.0 m2 3,606 SF 48.3 %8 Floor 6 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 7 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 8 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 9 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 10 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 11 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 12 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 13 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 14 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 15 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 16 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 17 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 18 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 19 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 20 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 21 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 22 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 23 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 24 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 25 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 26 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 27 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 28 693.1 m2 7,461 SF 625.6 m2 6,734 SF 90.3 %5 Floor 29 693.1 m2 7,461 SF 625.6 m2 6,734 SF 90.3 %5 Floor 30 693.1 m2 7,461 SF 625.6 m2 6,734 SF 90.3 %5 Total:19,066 m2 205,224 SF 16,256 m2 174,973 SF 85.3 %255 Floor Area Floor Gross Floor Area (Parking Removed)Net Floor Area Ratio of Net to GFA # of units Floor -2 0.0 m2 0 SF 0.0 m2 0 SF #DIV 0!0 Floor -1 0.0 m2 0 SF 0.0 m2 0 SF #DIV 0!0 Floor 1 463.7 m2 4,992 SF 283.3 m2 3,050 SF 61.1 %4 Floor 2 359.2 m2 3,866 SF 232.8 m2 2,505 SF 64.8 %0 Floor 3 113.1 m2 1,217 SF 0.0 m2 0 SF 0.0 %0 Floor 4 108.6 m2 1,169 SF 0.0 m2 0 SF 0.0 %0 Floor 5 693.1 m2 7,461 SF 335.0 m2 3,606 SF 48.3 %8 Floor 6 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 7 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 8 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 9 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 10 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 11 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 12 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 13 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 14 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 15 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 16 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 17 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 18 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 19 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 20 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 21 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 22 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 23 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 24 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 25 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 26 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 27 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 28 693.1 m2 7,461 SF 625.6 m2 6,734 SF 90.3 %5 Floor 29 693.1 m2 7,461 SF 625.6 m2 6,734 SF 90.3 %5 Floor 30 693.1 m2 7,461 SF 625.6 m2 6,734 SF 90.3 %5 Total:19,066 m2 205,224 SF 16,256 m2 174,973 SF 85.3 %255 Apartment Unit Matrix Type Bedrooms Floor Area Count Adaptable Unit A Studio 32.1 m2 345 SF 22 0 Unit B Studio 29.1 m2 314 SF 11 11 Unit C Studio 35.5 m2 382 SF 22 0 Unit D 1 Bed 41.1 m2 443 SF 11 11 Unit E 2 Bed 54.4 m2 586 SF 11 0 Unit F 2 Bed 65.8 m2 708 SF 22 0 Unit G 1 Bed 53.3 m2 573 SF 22 0 Unit H 2 Bed 68.8 m2 741 SF 22 0 Unit I 2 Bed 58.7 m2 631 SF 12 12 Unit J 2 Bed 66.1 m2 712 SF 12 0 Unit K 2 Bed 64.1 m2 690 SF 12 0 Unit L 2 Bed 75.1 m2 808 SF 23 0 Unit M 2 Bed 70.9 m2 763 SF 12 0 Unit N 3 Bed 92.1 m2 992 SF 22 0 Unit O 3 Bed 127.5 m2 1,373 SF 3 0 Unit P 3 Bed 100.8 m2 1,085 SF 3 0 Unit Q 3 Bed 128.0 m2 1,378 SF 3 0 Unit R 3 Bed 143.9 m2 1,549 SF 3 0 Unit S 3 Bed 125.3 m2 1,349 SF 3 0 Total:251 34 # of Studio Units:55 21.9%- # of 1 Bedrms:33 13.1%- # of 2 Bedrms:126 50.2%- # of 3 Bedrms:37 14.7%- Total:251 100.0%0.0% ATARA Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. Drawn Project # Sheet WB/JM Date: Scale #204 22320 Lougheed Highway, Maple Ridge, B.C. V2X 2T4 ph. 604-467-8300 fax 604-467-8305 email : bissky@telus.net WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN 1714 NTS 2021-01-28 Civic Address: Legal Address: PID #: 22576, 22588, 22596 Brown Ave, Maple Ridge, BC Date Note Plot Date:Mar 23, 20231714 2023-08-11 Post City Staff Meet'g Walkway on East 2 .vwx Floor 16-27 Floor Plan A2.9 File Name: 2021-01-28 Re-Issued for DP Batrm.8'0" x 5'0" Ensuite8'0" x 5'0" Master Bedrm.14'4" x 9'2" Entry Dining Bedroom 29'8" x 8'5" Kitchen10'7" x 9'5" Bedroom 110'8" x 11'6" Living Room13'5" x 11'3" Unit N991.8 sq ft3 Bed W D DN UP DN UP 0.75 0.7 5 MW Master Bedrm.12'5" x 10'6" Living Room13'8" x 11'7" Bathrm.5'0" x 7'4" W.I.C.6'6" x 5'2" Ensuite6'6" x 5'2" Kitchen13'0" x 7'7" Unit M763.0 sq ft2 Bed Bedroom 10'0" x 7'7" MW Bathrm.5'0" x 7'4" Living14'6" x 10'5" Bedroom9'0" x 10'8" W.I.C.5'0" x 6'2" Dining/Kitchen12'11" x 7'8" Entry Bathrm.5'0" x 8'0"TV Master Bedrm.11'0" x 10'0" Unit L808.4 sq ft2 Bed Bathrm.7'10" x 5'8" Living12'0" x 7'11" Entry PWD MW Bedroom 112'1" x 10'11" Bedroom 29'4" x 10'0" Kitchen7'6" x 11'6" DiningUnit F708.0 sq ft2 Bed Entry Kitchen6'9" x 11'4" Dining MW Living Room11'1" x 11'3" Bedroom9'0" x 11'0" Bathrm.9'0" x 5'0" Den7'0" x 7'8" Unit G573.2 sq ft1 Bed MW Bedroom 110'0" x 10'6" EntryKitchen10'7" x 11'8" Bedroom 210'0" x 11'10" Bathrm.5'0" x 7'6" Living Room11'11" x 11'7" Dining Room11'11" x 7'4" Unit H740.6 sq ft2 Bed MW TVBedroom 113'0" x 9'11" Bedroom 29'7" x 9'5" Bathrm.8'0" x 5'0" P.W.D.3'2" x 5'0" Entry Kitchen9'0" x 12'1" Dining9'0" x 6'2" Living Room9'0" x 11'3" Unit J711.8 sq ft2 Bed MW Bedroom 111'5" x 8'6"Living Room13'9" x 9'2" 8'0" x 5'4" Bedroom 211'5" x 7'8" Kitchen9'0" x 10'2" PWD5'0" x 5'5" Entry Unit K690.1 sq ft2 Bed MW Bedroom 210'6" x 10'2" Living Room10'4" x 9'7" Kitchen17'5" x 5'5" Entry Bathrm.5'6" x 8'0" Bedroom 112'5" x 10'2" Unit I631.3 sq ft2 Bed 1.52 1.53 1.37 1.67 1.37 2.43 4.13 5.71 8.08 6.14 5.33 1.47 0.61 6.16 8.32 9.5 2.43 3.39 3.71 6.5 7.75 4.68 3.35 2.43 1.47 6.31 7.54 6.17 4.57 2.64 Stairwell B Stairwell A Emergency Cross Over Floors 5,9,13,17,21,25 & 29 Elevator 1 Elevator 2 Elevator 3 C/L 29.39 9.02 8.69 11.68 2 534 2 534 B E C D 10.49 5.49 8.61 B E C D C/L 10.49 5.49 8.61 24.59 9.02 8.69 11.68 Emergency Cross Over Floors 5,9,13,17,21,25 & 29 Elevator 1 Elevator 2 Elevator 3 2.83 Dedication (Showing a 24m ROW along Brown . This results in a 2.83m dedication along the north property line. Acknowledged; please work with Engineering on this matter. Area of Dedication = 1,822.35 sf Showing a 7.5m ROW along the lane. This results in a .69m dedication along the south property line. Acknowledged; please work with Engineering on this matter Area of Dedication = 442.298 sf 24m ROW 0.69m Dedication NET SITE AREA After DEDICATION = 23,526.513 sf Floor 16-27 Typical Floor Plan Scale: 1:96 1 A5.0 1 A5.0 A A5.0 A A5.0 ATARA Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. Drawn Project # Sheet WB/JM Date: Scale #204 22320 Lougheed Highway, Maple Ridge, B.C. V2X 2T4 ph. 604-467-8300 fax 604-467-8305 email : bissky@telus.net WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN 1714 NTS 2021-01-28 Civic Address: Legal Address: PID #: 22576, 22588, 22596 Brown Ave, Maple Ridge, BC Date Note Plot Date:Mar 23, 20231714 2023-08-11 Post City Staff Meet'g Walkway on East 2 .vwx Floor 28-30 Floor Plan A2.10 File Name: 2021-01-28 Re-Issued for DP MW Bathrm.9'6" x 5'0" Kitchen10'5" x 11'8" Dining11'6" x 11'8" Entry D W Ensuite13'8" x 5'0" Den5'1" x 6'0" Bedroom10'0" x 11'8" Flex Room9'3" x 12'0" Master Bedrm.11'0" x 13'8" Living Room12'1" x 12'5" W.I.C.7'2" x 7'11" Unit O1372.8 sq ft3 Bed MW WD Bedroom 212'2" x 12'4" Ensuite8'2" x 5'0" Dining8'9" x 8'10" Kitchen12'0" x 12'11" Master Bedrm.14'3" x 10'0" Entry Living Room11'10" x 12'9" W.I.C.5'0" x 8'6" Laundry PWD Bedroom 111'0" x 10'0" Ensuite5'0" x 8'6" Ensuite5'0" x 8'0" Unit R1548.8 sq ft3 Bed W D MW Bedroom 114'4" x 9'0" Entry PWD Dining13'6" x 8'3" Living Room13'6" x 12'0" Kitchen8'5" x 15'10" Bathrm.8'0" x 5'0" Bedroom 210'8" x 14'5" Master Bedrm.10'5" x 10'7" Ensuite12'4" x 5'0" Den8'7" x 4'0" Unit S1349.2 sq ft3 Bed WIC5'1" x 5'2" MW D W Bathrm.5'0" x 8'4" Bedroom 110'4" x 8'2" Master Bedrm.10'4" x 11'10" Ensuite12'7" x 5'0" Kitchen11'7" x 14'1" Entry Living Room11'7" x 14'5" Bedroom 210'4" x 10'11" Unit P1085.3 sq ft3 Bed Dining11'1" x 6'10" MWWD Master bedrm.11'5" x 10'6" Bedroom 111'5" x 9'10" Bedroom 210'7" x 8'6" Dining10'9" x 6'4" Ensuite11'6" x 8'3" Entry Kitchen13'1" x 11'0" Living Room15'9" x 14'1" W.I.C.8'2" x 6'4" Unit Q1377.8 sq ft3 Bed Bathrm.5'0" x 8'0" WIC5'0" x 5'3" Bathrm8'2" x 5'0" DN UP DN UP 0.75 0.7 5 C/L 29.39 9.02 8.69 11.68 2 534 2 534 B E C D 10.49 5.49 8.61 B E C D C/L 10.49 5.49 8.61 24.59 9.02 8.69 11.68 Emergency Cross Over Floors 5,9,13,17,21,25 & 29 Elevator 1 Elevator 2 Elevator 3 2.83 Dedication (Showing a 24m ROW along Brown . This results in a 2.83m dedication along the north property line. Acknowledged; please work with Engineering on this matter. Area of Dedication = 1,822.35 sf Showing a 7.5m ROW along the lane. This results in a .69m dedication along the south property line. Acknowledged; please work with Engineering on this matter Area of Dedication = 442.298 sf 24m ROW 0.69m Dedication NET SITE AREA After DEDICATION = 23,526.513 sf Floor 28-30 Typical Floor Plan Scale: 1:96 1 A5.0 1 A5.0 A A5.0 A A5.0 Floor Area Floor Gross Floor Area (Parking Removed)Net Floor Area Ratio of Net to GFA # of units Floor -2 0.0 m2 0 SF 0.0 m2 0 SF #DIV 0!0 Floor -1 0.0 m2 0 SF 0.0 m2 0 SF #DIV 0!0 Floor 1 463.7 m2 4,992 SF 283.3 m2 3,050 SF 61.1 %4 Floor 2 359.2 m2 3,866 SF 232.8 m2 2,505 SF 64.8 %0 Floor 3 113.1 m2 1,217 SF 0.0 m2 0 SF 0.0 %0 Floor 4 108.6 m2 1,169 SF 0.0 m2 0 SF 0.0 %0 Floor 5 693.1 m2 7,461 SF 335.0 m2 3,606 SF 48.3 %8 Floor 6 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 7 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 8 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 9 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 10 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 11 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 12 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 13 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 14 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 15 693.1 m2 7,461 SF 614.9 m2 6,619 SF 88.7 %12 Floor 16 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 17 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 18 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 19 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 20 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 21 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 22 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 23 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 24 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 25 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 26 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 27 693.1 m2 7,461 SF 614.9 m2 6,618 SF 88.7 %9 Floor 28 693.1 m2 7,461 SF 625.6 m2 6,734 SF 90.3 %5 Floor 29 693.1 m2 7,461 SF 625.6 m2 6,734 SF 90.3 %5 Floor 30 693.1 m2 7,461 SF 625.6 m2 6,734 SF 90.3 %5 Total:19,066 m2 205,224 SF 16,256 m2 174,973 SF 85.3 %255 Apartment Unit Matrix Type Bedrooms Floor Area Count Adaptable Unit A Studio 32.1 m2 345 SF 22 0 Unit B Studio 29.1 m2 314 SF 11 11 Unit C Studio 35.5 m2 382 SF 22 0 Unit D 1 Bed 41.1 m2 443 SF 11 11 Unit E 2 Bed 54.4 m2 586 SF 11 0 Unit F 2 Bed 65.8 m2 708 SF 22 0 Unit G 1 Bed 53.3 m2 573 SF 22 0 Unit H 2 Bed 68.8 m2 741 SF 22 0 Unit I 2 Bed 58.7 m2 631 SF 12 12 Unit J 2 Bed 66.1 m2 712 SF 12 0 Unit K 2 Bed 64.1 m2 690 SF 12 0 Unit L 2 Bed 75.1 m2 808 SF 23 0 Unit M 2 Bed 70.9 m2 763 SF 12 0 Unit N 3 Bed 92.1 m2 992 SF 22 0 Unit O 3 Bed 127.5 m2 1,373 SF 3 0 Unit P 3 Bed 100.8 m2 1,085 SF 3 0 Unit Q 3 Bed 128.0 m2 1,378 SF 3 0 Unit R 3 Bed 143.9 m2 1,549 SF 3 0 Unit S 3 Bed 125.3 m2 1,349 SF 3 0 Total:251 34 # of Studio Units:55 21.9%- # of 1 Bedrms:33 13.1%- # of 2 Bedrms:126 50.2%- # of 3 Bedrms:37 14.7%- Total:251 100.0%0.0% ATARA Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. Drawn Project # Sheet WB/JM Date: Scale #204 22320 Lougheed Highway, Maple Ridge, B.C. V2X 2T4 ph. 604-467-8300 fax 604-467-8305 email : bissky@telus.net WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN 1714 NTS 2021-01-28 Civic Address: Legal Address: PID #: 22576, 22588, 22596 Brown Ave, Maple Ridge, BC Date Note Plot Date:Mar 23, 20231714 2023-08-11 Post City Staff Meet'g Walkway on East 2 .vwx Roof Plan A2.11 File Name: 2021-01-28 Re-Issued for DP C/L 29.39 9.02 8.69 11.68 2 534 2 534 B E C D 10.49 5.49 8.61 B E C D C/L 10.49 5.49 8.61 24.59 9.02 8.69 11.68 Emergency Cross Over Floors 5,9,13,17,21,25 & 29 Elevator 1 Elevator 2 Elevator 3 2.83 Dedication (Showing a 24m ROW along Brown . This results in a 2.83m dedication along the north property line. Acknowledged; please work with Engineering on this matter. Area of Dedication = 1,822.35 sf Showing a 7.5m ROW along the lane. This results in a .69m dedication along the south property line. Acknowledged; please work with Engineering on this matter Area of Dedication = 442.298 sf 24m ROW 0.69m Dedication NET SITE AREA After DEDICATION = 23,526.513 sf Roof Plan Scale: 1:96 1 A5.0 1 A5.0 A A5.0 A A5.0 ATARA Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. Drawn Project # Sheet WB/JM Date: Scale #204 22320 Lougheed Highway, Maple Ridge, B.C. V2X 2T4 ph. 604-467-8300 fax 604-467-8305 email : bissky@telus.net WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN 1714 NTS Townhouse 2021-01-28 Civic Address: Legal Address: PID #: 22576, 22588, 22596 Brown Ave, Maple Ridge, BC Date Note Plot Date:Jan 13, 20211714 2023-08-11 Post City Staff Meet'g Walkway on East 2 .vwx Enlaraged Unit Plans A3.0 File Name: 2021-01-28 Re-Issued for DP DN Bedroom 211'6" x 8'4" Bedroom 19'8" x 8'4" Master Bedrm.11'4" x 10'5" Ensuite8'0" x 5'4" Bathrm.7'5" x 5'0" WIC7'7" x 5'9" WIC4'0" x 4'9" Deck8'5" x 2'2" UP Kitchen0" x 0" Floor 1 - A673.7 sq ft3 Bed Vestibule0" x 0" Flex0" x 0" Entry0" x 0" Porch0" x 0" PWD0" x 0" Living0" x 0" Dining0" x 0" Grid 3 Bed Unit Townhouse A Scale: 1:48 Level 2 - Street GridGrid 3 Bed Unit Townhouse A Scale: 1:48 Level 1 - Street Grid Grid Grid 7.8 2.89 3.15 3.77 0.88 6.63 3.02 0.9 0.77 1.93 2.62 3.59 1.7 2.77 1.25 3.23 2.15 7.8 2.89 3.61 4.19 4.96 5.72 1.83 0.86 4 6.63 2.78 6.69 DN Bedroom 211'6" x 8'4" Bedroom 19'8" x 8'4" Master Bedrm.11'4" x 10'5" Ensuite8'0" x 5'4" Bathrm.7'5" x 5'0" WIC7'7" x 5'9" WIC4'0" x 4'9" Deck8'5" x 2'2" UP PWD5'0" x 5'0" Vestibule3'7" x 6'6" Entry6'3" x 4'6" Porch8'5" x 7'11" Kitchen9'2" x 12'10" Dining8'10" x 6'8" Flex7'5" x 5'3" Living13'2" x 10'1" 3 Bed Unit Townhouse B Scale: 1:48 Level 1 - Street 3 Bed Unit Townhouse B Scale: 1:48 Level 2 - Street Grid Grid 2.89 7.8 2.43 4.2 1.62 4.25 2.38 1.62 1.51 7.56 3.37 3.26 4.59 3.21 2.89 7.8 2.43 4.2 1.85 2.05 4.2 2.51 3.09 3.54 4.14 3.66 UP Floor 1 - B651.4 sq ft3 Bed DN UP DN Townhouse Unit Matrix Type Bedrooms Floor Area Count Adaptable Unit A 3 Bed 165.4 m2 1,780 SF 2 - Unit B 3 Bed 114.9 m2 1,237 SF 2 - Total:4 # of Studio Units:0 0.0%- # of 1 Bedrms:0 0.0%- # of 2 Bedrms:0 0.0%- # of 3 Bedrms:4 100.0%- Total:4 100.0%0.0% ATARA Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. Drawn Project # Sheet WB/JM Date: Scale #204 22320 Lougheed Highway, Maple Ridge, B.C. V2X 2T4 ph. 604-467-8300 fax 604-467-8305 email : bissky@telus.net WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN 1714 NTS Apartment 2021-01-28 Civic Address: Legal Address: PID #: 22576, 22588, 22596 Brown Ave, Maple Ridge, BC Date Note Plot Date:Jan 13, 20211714 2023-08-11 Post City Staff Meet'g Walkway on East 2 .vwx Enlaraged Unit Plans A3.1 File Name: 2021-01-28 Re-Issued for DP 2 Bed Unit E - 570 SF Scale: 1:48 Grid Grid 9.86 3.14 0.72 5.99 0.61 6.29 1.06 3.17 3.12 7.4 2.46 3.74 5.05 1.07 3.35 1.64 2.37 Entry TV Bedroom 111'10" x 9'5" Bathrm7'8" x 5'0" Kitchen11'1" x 10'3" Bedroom 27'8" x 10'5" Living Room11'1" x 9'5" Apartment Unit Matrix Type Bedrooms Floor Area Count Adaptable Unit A Studio 32.1 m2 345 SF 22 0 Unit B Studio 29.1 m2 314 SF 11 11 Unit C Studio 35.5 m2 382 SF 22 0 Unit D 1 Bed 41.1 m2 443 SF 11 11 Unit E 2 Bed 54.4 m2 586 SF 11 0 Unit F 2 Bed 65.8 m2 708 SF 22 0 Unit G 1 Bed 53.3 m2 573 SF 22 0 Unit H 2 Bed 68.8 m2 741 SF 22 0 Unit I 2 Bed 58.7 m2 631 SF 12 12 Unit J 2 Bed 66.1 m2 712 SF 12 0 Unit K 2 Bed 64.1 m2 690 SF 12 0 Unit L 2 Bed 75.1 m2 808 SF 23 0 Unit M 2 Bed 70.9 m2 763 SF 12 0 Unit N 3 Bed 92.1 m2 992 SF 22 0 Unit O 3 Bed 127.5 m2 1,373 SF 3 0 Unit P 3 Bed 100.8 m2 1,085 SF 3 0 Unit Q 3 Bed 128.0 m2 1,378 SF 3 0 Unit R 3 Bed 143.9 m2 1,549 SF 3 0 Unit S 3 Bed 125.3 m2 1,349 SF 3 0 Total:251 34 # of Studio Units:55 21.9%- # of 1 Bedrms:33 13.1%- # of 2 Bedrms:126 50.2%- # of 3 Bedrms:37 14.7%- Total:251 100.0%0.0% Entry Kitchen Bedroom TV Bathrm.5'0" x 8'0" Living Room12'4" x 10'0" Emergency Cross Over Floors 5,9,13,17,21,25 & 29 Studio Unit A - 345 SF Scale: 1:48 Grid 4.03 0.61 7.96 1.59 3.89 2.49 5.28 2.68 1 1.35 1.67 Grid Entry TV Bedroom11'3" x 9'4" Living Room8'6" x 7'9" Dining6'5" x 7'3" Bathrm8'0" x 5'0" Kitchen15'6" x 5'1" 1 Bed Unit D - 447 SF Scale: 1:48 3.74 3.66 4.81 2.59 3.11 4.04 1.67 1.2 1.15 5 2.4 7.4 7.15 Living Room8'2" x 10'3" Bathrm8'0" x 5'0" Entry Kitchen Bedroom TV Studio Unit B - 321 SF Scale: 1:48 7.4 1.46 3.54 2.4 4.03 0.91 1.35 1.76 4.81 2.59 Murphy Bed MW Storage5'1" x 4'6" Entry Living8'10" x 10'10" Dining Bathrm.8'0" x 4'6" TV Sleep9'0" x 5'6" Studio Unit C - 386 SF Scale: 1:48 Grid Grid 10.16 2.26 2.68 1.66 5.73 3.56 1.81 8.26 1.53 1.19 0.85 Unit A345.1 sq ftStudio Emergency Cross Over Floors 5,9,13,17,21,25 & 29 Unit B313.8 sq ftStudio Unit C382.3 sq ftStudio Unit D442.7 sq ft1 Bed Emergency Cross Over Floors 5,9,13,17,21,25 & 29 Unit E585.9 sq ft2 Bed DN UP DN UP UNITS B,D & I TO BE ADAPTABLE UNITS SOURCE: https://www.dropbox.com/scl/fo/1d5vblihnhssk6r9aybr1/h?rlkey=c6b15cw31na1jmm2r9bcrw7yf&dl=0 •Water closets in all accessible and adaptable suites shall have seats at 430mm to 480mm (1’- 5” to 1’-7”) from the floor and bolted flush tank lids. Installation and a grab bar shall be as per requirements of Section 1 – General Design Guidelines, Building Accessibility Handbook, and CSA B651. •Visual Signaling Devices – Visual signaling devices shall be provided through public and service spaces in accordance with good design practice and the requirements of the BC Building Code. In addition to the above, for Seniors, Adaptable, and Accessible units, fire alarm signaling devices in suites shall incorporate visual signals (strobes) in addition to audible signals (buzzers). •.1 One piece, non-slip gelcoat shower to minimum 914 mm x 1521 mm (3’ x 5’). Includes three grab bars, wall hook and low curb at floor. In lieu of acrylic grab bar install 32 mm diameter, 914 mm long stainless steel grab bar (1-1/4" x 3’). Grab bars, wall hooks, and low curb at floor shall be provided as per requirements of Section 1 – General Design Guidelines. For Renovation project, two or three piece shower unit can be considered, if one-piece cannot be installed due to existing bathroom configuration. Make sure the potential leak sources are sealed properly to prevent water damage. •.2 Provide single lever, pressure independent valve (pressure balance valve) with temperature limit stops set not to exceed 49°C (120°F) hot water temperature. Provide a push button hand- held showerhead and vacuum breaker. Shower heads shall be low flow, limiting water flow to 5.7 LPM (1.5 GPM) or less. •For ACCESSIBLE/ADAPTABLE Single Family Unit and Larger units – Medium Size Refrigerator: ADA Compliance Energy Star qualified Top-mount freezer unit with all controls not more than 1200 mm (4') above finished floor and allow one-hand operation Capacity: 14.5 - 17.0 CF Dimensions: Max W = 28" (711 mm) Max H - 66" (1680 mm) Max D - 33" (840 mm) Vegetable Crispers •Side by side washer and dryer, front loading w/accessible controls and operation (e.g. pedestals). •For single family/multi-family ACCESSIBLE/ADAPTABLE units – Standard Electric Cook Top: Dimensions: Max W - 24" (610 mm) Max H - 4" (100 mm) Max D - 22" (560 mm) 4 Surface Elements: 6" and 8” Diameter Provide cook top controls mounted at the front of the counter for wheelchair accessible units. •Coordinate size, location, and services to appliances with kitchen cabinet manufacturer and confirm opening sizes and clearances prior to ordering equipment for all residential units including accessible and adaptable. Refer to CSA B651-04 for accessible units. Coordinate work with mechanical and electrical for location and installation of water supplies, drains, vents, and power supplies. Confirm power requirements and service capacities with affected trades. •For residential units: frameless plate glass mirrors mounted with “L" shaped steel clips, with full width of the vanity, no more than 102 mm (4") above washbasin. Do not use adhesive. For public washrooms: 457 mm x 610 mm (18" x 24") aluminum frame mirror, centered over lavatory, tilt design where used in accessible washroom. For public washrooms, residential accessible and adaptable bathrooms lower edge of mirrors to be mounted maximum 1000mm above floor level. Mirror shall be 6.345 mm (1/4") thick No. 1 quality polished float/plate glass with electronically applied copper and silver coatings and shall have a warranty against silver spoilage of fifteen (15) years. •Pre-fabricated Gelcoat Surrounds: thermoformed, continuous cast gelcoat of one-piece seamless unit or tongue-and-groove interlocking panels (two or three piece if the bathroom configuration does not support one piece) to form water tight between joints and according to CAN/ULC-S102. Minimum 914 mm x 1524 mm (3' x 5') with 150mm (6") threshold for all types except accessible units. For accessible/adaptable units provide no more than 13 mm (1/2") high threshold as required by Code. Conform to recommendations of CSA B651 Accessible design for the built environment. Height: 1524 mm (5'-0") high above tub lip. •Adaptable units are designed and constructed to facilitate future modification to provide access for persons with disabilities. The requirements for the design of adaptable units are set out in Section 3.8.5 Adaptable Dwelling Units of the BC Building Code. In addition, many municipalities have their own adaptable requirements. •Designing for adaptable units will allow residents to age in place if they desire or allow adaptations in their units to meet possible changes in their physical abilities. The number of adaptable units in projects will be based on the Owner's requirement supported by a need and demand in that geographical location. This will allow flexibility for future access for persons with disabilities at minimal additional cost. •It is required that all suites in multi-unit residential buildings for seniors be designed as adaptable units. Adaptable units shall consider all other design requirements contained in the BC Housing Design Guidelines including the following features below. Where there is a conflict, the more stringent shall prevail. •.1 Access requirements .1 Refer to Article 4.4 Circulation and Access of this section for exterior and interior access •route and other requirements. •.2 Refer to BC Building Code section 3.8.5 for corridors and passageways providing access to adaptable dwelling units entrances and common facilities. •.3 The construction of adaptable units and the building in which they are located shall comply with all the other access requirements called for in the BC Building Code and the local municipality. •Doorways to adaptable dwelling units •.1 Refer to Finishes and Materials for door width, latch clearance and other requirements for adaptable units. •.2 Doorways at the suite entry and at least one bedroom and one bathroom shall have a level clearance of 600 mm x 1500 mm (2'-0" x 5'-0") on the pull side of the door and 300 mm x 1200 mm (1'-0" x 4'-0") on the push side of the door. •Adaptable Dwelling Unit Bathrooms and Kitchens •Bathrooms in adaptable units shall be designed to allow maneuverability and access to the shower, lavatory and water closet by persons using mobility aids such as walkers. Some requirements are: •A 915 mm x 1500 mm (3'-0" x 5'-0") prefabricated non-slip gelcoat shower with a low threshold curb (3"-4"). Location of the shower fixtures should be easily reached by the people with wheelchairs. Other shower sizes are acceptable if accepted by the Owner and the municipality. Provide telephone type shower head on adjustable sliding bar. •Position bath and shower controls halfway between the outer edge and the centreline of the tub or shower enclosure to avoid having to lean in and reduce the potential slip and fall accidents. •A dimension from the front edge of the toilet to the facing wall of not less than 850 mm (2'-10"). •A dimension from the front face of the shower to the centreline of the toilet not less than 510 mm (1'-8"). •Units with bathtub should be designed to allow easy conversion to shower units. •A clear floor area in front of the lavatory not less than 760 mm wide x 1220 mm deep (2'- 6" wide x 4'-0" deep). •Provide 38 mm x 286 mm (2" x 12") solid wood backing for installation of grab bars beside the water closet and around the shower as called for in the current BC Building Code which will resist a vertical and horizontal load of not less than 1.3 kN. •Install grab bars as required in the current BC Building Code. Design the kitchen to provide kitchen counter lengths to the requirements called for under Kitchens and Bathrooms. Additional requirements are: •the range and sink are adjacent or can have a continuous counter between them. Provide 900 mm (3'-0") base cabinet for the kitchen and bathroom sinks which can be removed in the future if necessary to create an open knee space for wheelchair users. Refer to Kitchens and Bathrooms for lowering waste pipe under sinks. •.4 Electrical •.1 Refer to Article 8.2.3 Electrical for mounting height and outlet placement. •.2 For seniors, adaptable, and wheelchair accessible units, fire alarm signaling devices in suites shall incorporate visual signals (strobes) in addition to audible signals (buzzers). •.5 Window Hardware Locate hardware for operable windows not more than 1067 mm (3'-6") above the floor. •Refer to BC Building Code section 3.8.5 for corridors and passageways providing access to adaptable dwelling units entrances and common facilities. •.3 The construction of adaptable units and the building in which they are located shall comply with all the other access requirements called for in the BC Building Code and the local municipality. •Doorways to adaptable dwelling units •.1 Refer to Finishes and Materials for door width, latch clearance and other requirements for adaptable units. •.2 Doorways at the suite entry and at least one bedroom and one bathroom shall have a level clearance of 600 mm x 1500 mm (2'-0" x 5'-0") on the pull side of the door and 300 mm x 1200 mm (1'-0" x 4'-0") on the push side of the door. •Adaptable Dwelling Unit Bathrooms and Kitchens •Bathrooms in adaptable units shall be designed to allow maneuverability and access to the shower, lavatory and water closet by persons using mobility aids such as walkers. Some requirements are: •A 915 mm x 1500 mm (3'-0" x 5'-0") prefabricated non-slip gelcoat shower with a low threshold curb (3"-4"). Location of the shower fixtures should be easily reached by the people with wheelchairs. Other shower sizes are acceptable if accepted by the Owner and the municipality. Provide telephone type shower head on adjustable sliding bar. •Position bath and shower controls halfway between the outer edge and the centreline of the tub or shower enclosure to avoid having to lean in and reduce the potential slip and fall accidents. •A dimension from the front edge of the toilet to the facing wall of not less than 850 mm (2'-10"). •A dimension from the front face of the shower to the centreline of the toilet not less than 510 mm (1'-8"). •Units with bathtub should be designed to allow easy conversion to shower units. •A clear floor area in front of the lavatory not less than 760 mm wide x 1220 mm deep (2'- 6" wide x 4'-0" deep). •Provide 38 mm x 286 mm (2" x 12") solid wood backing for installation of grab bars beside the water closet and around the shower as called for in the current BC Building Code which will resist a vertical and horizontal load of not less than 1.3 kN. •Install grab bars as required in the current BC Building Code. Design the kitchen to provide kitchen counter lengths to the requirements called for under Kitchens and Bathrooms. Additional requirements are: the range and sink are adjacent or can have a continuous counter between them. Provide 900 mm (3'-0") base cabinet for the kitchen and bathroom sinks which can be removed in the future if necessary to create an open knee space for wheelchair users. Refer to Kitchens and Bathrooms for lowering waste pipe under sinks. •.4 Electrical •.1 Refer to Article 8.2.3 Electrical for mounting height and outlet placement. •.2 For seniors, adaptable, and wheelchair accessible units, fire alarm signaling devices in suites shall incorporate visual signals (strobes) in addition to audible signals (buzzers). •.5 Window Hardware Locate hardware for operable windows not more than 1067 mm (3'-6") above the floor. ATARA Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. Drawn Project # Sheet WB/JM Date: Scale #204 22320 Lougheed Highway, Maple Ridge, B.C. V2X 2T4 ph. 604-467-8300 fax 604-467-8305 email : bissky@telus.net WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN 1714 NTS Apartment 2021-01-28 Civic Address: Legal Address: PID #: 22576, 22588, 22596 Brown Ave, Maple Ridge, BC Date Note Plot Date:Jan 13, 20211714 2023-08-11 Post City Staff Meet'g Walkway on East 2 .vwx Enlaraged Unit Plans A3.2 File Name: 2021-01-28 Re-Issued for DP Bathrm.7'10" x 5'8" Living12'0" x 7'11" Entry PWD MW Bedroom 112'1" x 10'11" Bedroom 29'4" x 10'0" Kitchen7'6" x 11'6" Dining DN UP 0 .7 5 2 Bed Unit F - 708 SF Scale: 1:48 Grid Grid 7.75 6.19 0.88 0.69 8.61 3.12 1.84 3.64 3.89 3.85 Grid 0.88 2 6.21 Entry Kitchen6'9" x 11'4" Dining MW Living Room11'1" x 11'3" Bedroom9'0" x 11'0" Bathrm.9'0" x 5'0" Den7'0" x 7'8" UP 0.75 1 Bed Unit G - 573 SF Scale: 1:48 Grid Grid Grid 6.5 3.51 0.72 2.27 8.61 1.42 7.19 2.47 1.64 0.72 3.78 3.61 2.89 MW Bedroom 110'0" x 10'6" EntryKitchen10'7" x 11'8" Bedroom 210'0" x 11'10" Bathrm.5'0" x 7'6" Living Room11'11" x 11'7" Dining Room11'11" x 7'4" 2 Bed Unit H - 745 SF Scale: 1:48 Grid Grid 7.4 3.31 3.33 0.76 1.02 8.61 3.03 0.72 2.4 0.72 2.75 3.33 3.78 0.91 1.53 2.44 7.19 MW Bedroom 210'6" x 10'2" Living Room10'4" x 9'7" Kitchen17'5" x 5'5" Entry Bathrm.5'6" x 8'0" Bedroom 112'5" x 10'2" 2 Bed Unit I - 641 SF Scale: 1:48 Grid Grid 2.43 7.4 3.32 1.45 2.63 8.06 5.42 1.98 3.24 4.81 3.24 2.13 2.68 Unit F708.0 sq ft2 Bed DN UP Unit G573.2 sq ft1 Bed DN UP Unit H740.6 sq ft2 Bed Unit I631.3 sq ft2 Bed DN UP DN UP ATARA Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. Drawn Project # Sheet WB/JM Date: Scale #204 22320 Lougheed Highway, Maple Ridge, B.C. V2X 2T4 ph. 604-467-8300 fax 604-467-8305 email : bissky@telus.net WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN 1714 NTS Apartment 2021-01-28 Civic Address: Legal Address: PID #: 22576, 22588, 22596 Brown Ave, Maple Ridge, BC Date Note Plot Date:Jan 13, 20211714 2023-08-11 Post City Staff Meet'g Walkway on East 2 .vwx Enlaraged Unit Plans A3.3 File Name: 2021-01-28 Re-Issued for DP MW Bathrm.5'0" x 7'4" Living14'6" x 10'5" Bedroom9'0" x 10'8" W.I.C.5'0" x 6'2" Dining/Kitchen12'11" x 7'8" Entry Bathrm.5'0" x 8'0"TV Master Bedrm.11'0" x 10'0" 2 Bed Unit L - 808 SF Scale: 1:48 Grid Grid 6.14 5.33 4.66 3.28 3.54 0.61 7.35 1.4 10.07 1.45 4.05 1.64 2.93 6.72 1.24 3.23 0.73 2.76 Grid MW TVBedroom 113'0" x 9'11" Bedroom 29'7" x 9'5" Bathrm.8'0" x 5'0" P.W.D.3'2" x 5'0" Entry Kitchen9'0" x 12'1" Dining9'0" x 6'2" Living Room9'0" x 11'3" 2 Bed Unit J - 696 SF Scale: 1:48 Grid Grid 9.86 3.5 0.72 5.64 0.61 6.29 1.06 3.19 3.1 7.4 2.46 3.19 0.69 2.55 2.51 0.91 5.74 1.61 Emergency Cross Over Floors 5,9,13,17,21,25 & 29 MW Bedroom 111'5" x 8'6" Living Room13'9" x 9'2" 8'0" x 5'4" Bedroom 211'5" x 7'8" Kitchen9'0" x 10'2" PWD5'0" x 5'5" Entry 2 Bed Unit K - 690 SF Scale: 1:48 Grid Grid 8.06 3.72 4.34 7.96 2.92 0.72 1.74 2.57 6.08 1.88 3.72 1.31 1.35 1.67 1.53 MW Master Bedrm.12'5" x 10'6" Living Room13'8" x 11'7" Bathrm.5'0" x 7'4" W.I.C.6'6" x 5'2" Ensuite6'6" x 5'2" Kitchen13'0" x 7'7" Bedroom 10'0" x 7'7" 2 Bed Unit M - 772 SF Scale: 1:48 Grid Grid 10.07 2.43 1.76 8.31 7.12 2.37 1.31 0.89 2.55 3.29 0.72 2.08 3.97 3.69 3.44 Emergency Cross Over Floors 5,9,13,17,21,25 & 29 Unit J711.8 sq ft2 Bed Emergency Cross Over Floors 5,9,13,17,21,25 & 29 Unit K690.1 sq ft2 Bed Emergency Cross Over Floors 5,9,13,17,21,25 & 29 TV Unit L808.4 sq ft2 Bed Unit M763.0 sq ft2 Bed DN UP DN UP ATARA Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. Drawn Project # Sheet WB/JM Date: Scale #204 22320 Lougheed Highway, Maple Ridge, B.C. V2X 2T4 ph. 604-467-8300 fax 604-467-8305 email : bissky@telus.net WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN 1714 NTS Apartment 2021-01-28 Civic Address: Legal Address: PID #: 22576, 22588, 22596 Brown Ave, Maple Ridge, BC Date Note Plot Date:Jan 13, 20211714 2023-08-11 Post City Staff Meet'g Walkway on East 2 .vwx Enlaraged Unit Plans A3.4 File Name: 2021-01-28 Re-Issued for DP Batrm.8'0" x 5'0" Ensuite8'0" x 5'0" Master Bedrm.14'4" x 9'2" Entry Dining Bedroom 29'8" x 8'5" Kitchen10'7" x 9'5" Bedroom 110'8" x 11'6" Living Room13'5" x 11'3" W D 3 Bed Unit N - 995 SF Scale: 1:48 Grid Grid Grid 10.07 2.43 10.74 3.57 2.67 0.72 3.78 0.47 0.88 0.69 8.03 3.89 0.72 3.42 1.66 0.88 2 6.21 0.6 2.27 1.51 1.64 3.06 MW Bathrm.9'6" x 5'0" Kitchen10'5" x 11'8" Dining11'6" x 11'8" Entry D W Ensuite13'8" x 5'0" Den5'1" x 6'0" Bedroom10'0" x 11'8" Flex Room9'3" x 12'0" Master Bedrm.11'0" x 13'8" Living Room12'1" x 12'5" W.I.C.7'2" x 7'11" 3 Bed Unit O - 1373 SF Scale: 1:48 Grid Grid Grid 1.91 8.69 2.47 1.18 4.4 3.01 8.61 2.64 0.14 6.62 0.72 2.93 3.84 1.65 2.53 4.43 1.03 8.75 Grid Unit N991.8 sq ft3 Bed DN UP DN UP Unit O1372.8 sq ft3 Bed DN UP DN UP ATARA Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. Drawn Project # Sheet WB/JM Date: Scale #204 22320 Lougheed Highway, Maple Ridge, B.C. V2X 2T4 ph. 604-467-8300 fax 604-467-8305 email : bissky@telus.net WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN 1714 NTS Apartment 2021-01-28 Civic Address: Legal Address: PID #: 22576, 22588, 22596 Brown Ave, Maple Ridge, BC Date Note Plot Date:Jan 13, 20211714 2023-08-11 Post City Staff Meet'g Walkway on East 2 .vwx Enlaraged Unit Plans A3.5 File Name: 2021-01-28 Re-Issued for DP MW D W Bathrm.5'0" x 8'4" Bedroom 110'4" x 8'2" Master Bedrm.10'4" x 11'10" Ensuite12'7" x 5'0" Kitchen11'7" x 14'1" Entry Living Room11'7" x 14'5" Bedroom 210'4" x 10'11" Dining11'1" x 6'10" 3 Bed Unit P - 1085 SF Scale: 1:48 Grid Grid Grid 2.18 1.24 3.98 1.92 13.66 2.64 0.76 2.99 3.67 2.66 0.72 2.86 3.42 3.68 1.18 1.04 Emergency Cross Over Floors 5,9,13,17,21,25 & 29 MWWD Master bedrm.11'5" x 10'6" Bedroom 111'5" x 9'10" Bedroom 210'7" x 8'6" Dining10'9" x 6'4" Ensuite11'6" x 8'3" Entry Kitchen13'1" x 11'0" Living Room15'9" x 14'1" W.I.C.8'2" x 6'4" Bathrm.5'0" x 8'0" WIC5'0" x 5'3" Bathrm8'2" x 5'0" 3 Bed Unit Q - 1378 SF Scale: 1:48 Grid Grid Grid 13.69 3.76 0.82 0.82 3.33 4.96 0.61 10.32 3.18 1.64 2.06 3.44 7.4 6.28 3.76 1.97 2.63 5.33 7.96 2.36 Grid Unit P1085.3 sq ft3 Bed Emergency Cross Over Floors 5,9,13,17,21,25 & 29 Emergency Cross Over Floors 5,9,13,17,21,25 & 29 Unit Q1377.8 sq ft3 Bed DN UP DN UP ATARA Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. Drawn Project # Sheet WB/JM Date: Scale #204 22320 Lougheed Highway, Maple Ridge, B.C. V2X 2T4 ph. 604-467-8300 fax 604-467-8305 email : bissky@telus.net WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN 1714 NTS Apartment 2021-01-28 Civic Address: Legal Address: PID #: 22576, 22588, 22596 Brown Ave, Maple Ridge, BC Date Note Plot Date:Jan 13, 20211714 2023-08-11 Post City Staff Meet'g Walkway on East 2 .vwx Enlaraged Unit Plans A3.6 File Name: 2021-01-28 Re-Issued for DP Emergency Cross Over Floors 5,9,13,17,21,25 & 29 MW WD Bedroom 212'2" x 12'4" Ensuite8'2" x 5'0" Dining8'9" x 8'10" Kitchen12'0" x 12'11" Master Bedrm.14'3" x 10'0" Entry Living Room11'10" x 12'9" W.I.C.5'0" x 8'6" Laundry PWD Bedroom 111'0" x 10'0" Ensuite5'0" x 8'6" Ensuite5'0" x 8'0" 3 Bed Unit R - 1549 SF Scale: 1:48 Grid Grid Grid Grid 1.47 10.28 1.78 2.51 2.71 3.29 10.37 5.33 2.43 4.15 9.84 1.71 2.08 7.96 1.71 3.94 2.25 1.76 5.63 10.07 2.43 1.76 3.78 4.53 W D MW Bedroom 114'4" x 9'0" Entry PWD Dining13'6" x 8'3" Living Room13'6" x 12'0" Kitchen8'5" x 15'10" Bathrm.8'0" x 5'0" Bedroom 210'8" x 14'5" Master Bedrm.10'5" x 10'7" Ensuite12'4" x 5'0" Den8'7" x 4'0" WIC5'1" x 5'2" 3 Bed Unit S - 1349 SF Scale: 1:48 Grid Grid Grid Grid Grid 10.07 2.43 2.85 3.87 3.35 3.89 0.72 3.42 4.53 1.03 8.75 1.37 0.72 1.41 6.15 1.64 3.02 14.3 3.38 6.27 0.72 3.93 Emergency Cross Over Floors 5,9,13,17,21,25 & 29 Unit R1548.8 sq ft3 Bed Unit S1349.2 sq ft3 Bed DN UP DN UP 36 1 21.9388.68722.995 4 40.65m40.95m PLPL North Elevation Scale: 1:200 22602 Brown Ave 22566 Brown Ave 40.65m PL Brown AveLane 40.65m Floor 3 TOC 47.85 Floor 1 TOC 40.84 Floor 2 TOC 44.81 Floor 4 TOC 50.9 Floor 5 TOC 53.95 Floor 6 TOC 57 Floor 7 TOC 60.05 Floor 8 TOC 63.09 Floor 9 TOC 66.14 Floor 10 TOC 69.19 Floor 11 TOC 72.24 Floor 12 TOC 75.29 Floor 13 TOC 78.33 Floor 14 TOC 81.38 Floor 15 TOC 84.43 Floor 16 TOC 87.48 Floor 17 TOC 90.53 Floor 19 TOC 96.62 97.971 [97,971] Floor 18 TOC 93.57 Floor 20 TOC 99.67 Floor 21 TOC 102.72 Floor 22 TOC 105.77 Floor 23 TOC 108.81 Floor 24 TOC 111.86 Floor 25 TOC 114.91 Floor 26 TOC 117.96 Floor 27 TOC 121.01 Floor 28 TOC 124.05 Floor 29 TOC 127.1 Floor 30 TOC 130.15 Roof Deck TOC 134.11 Top of Building 138.68 15'-0" [4,572] 13'-0" [3,962.4] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 13'-0" [3,962.4] 9'-0" 2,743.2 9'-0" 2,743.2 Floor P-1 TOC 38.1 Floor P-2 TOC 35.36 Emergency Crossover Floor Emergency Crossover Floor Emergency Crossover Floor Emergency Crossover Floor Emergency Crossover Floor Emergency Crossover Floor Emergency Crossover Floor EXIT HEIGHT, BUILDING means the vertical distance of a Building measured between either the Average Natural Grade or Average Finished Grade. Refer to Section 403 (Building Height) of Maple Ridge Bylaw. (Bylaw 7749-2021) Avg Finished Grade 40.71 East Elevation Scale: 1:200 ATARA Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. Drawn Project # Sheet WB/JM Date: Scale #204 22320 Lougheed Highway, Maple Ridge, B.C. V2X 2T4 ph. 604-467-8300 fax 604-467-8305 email : bissky@telus.net WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN 1714 NTS 2021-01-28 Civic Address: Legal Address: PID #: 22576, 22588, 22596 Brown Ave, Maple Ridge, BC Date Note Plot Date:Jan 13, 20211714 2023-08-11 Post City Staff Meet'g Walkway on East 2 .vwx Elevations N & E A4.0 File Name: 2021-01-28 Re-Issued for DP 7 2 15 7 13 PL PL Brown Ave Lane40.65m West Elevation Scale: 1:200 Floor 3 TOC 47.85 Floor 1 TOC 40.84 Floor 2 TOC 44.81 Floor 4 TOC 50.9 Floor 5 TOC 53.95 Floor 6 TOC 57 Floor 7 TOC 60.05 Floor 8 TOC 63.09 Floor 9 TOC 66.14 Floor 10 TOC 69.19 Floor 11 TOC 72.24 Floor 12 TOC 75.29 Floor 13 TOC 78.33 Floor 14 TOC 81.38 Floor 15 TOC 84.43 Floor 16 TOC 87.48 Floor 17 TOC 90.53 Floor 19 TOC 96.62 97.971 [97,971] Floor 18 TOC 93.57 Floor 20 TOC 99.67 Floor 21 TOC 102.72 Floor 22 TOC 105.77 Floor 23 TOC 108.81 Floor 24 TOC 111.86 Floor 25 TOC 114.91 Floor 26 TOC 117.96 Floor 27 TOC 121.01 Floor 28 TOC 124.05 Floor 29 TOC 127.1 Floor 30 TOC 130.15 Roof Deck TOC 134.11 Top of Building 138.68 15'-0" [4,572] 13'-0" [3,962.4] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 13'-0" [3,962.4] 9'-0" 2,743.2 9'-0" 2,743.2 Floor P-1 TOC 38.1 Floor P-2 TOC 35.36 Emergency Crossover Floor Emergency Crossover Floor Emergency Crossover Floor Emergency Crossover Floor Emergency Crossover Floor Emergency Crossover Floor Emergency Crossover Floor EXIT HEIGHT, BUILDING means the vertical distance of a Building measured between either the Average Natural Grade or Average Finished Grade. Refer to Section 403 (Building Height) of Maple Ridge Bylaw. (Bylaw 7749-2021) Avg Finished Grade 40.71 40.65m40.95m PLPL South Elevation Scale: 1:200 22602 Brown Ave 22566 Brown Ave ATARA Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. Drawn Project # Sheet WB/JM Date: Scale #204 22320 Lougheed Highway, Maple Ridge, B.C. V2X 2T4 ph. 604-467-8300 fax 604-467-8305 email : bissky@telus.net WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN 1714 NTS 2021-01-28 Civic Address: Legal Address: PID #: 22576, 22588, 22596 Brown Ave, Maple Ridge, BC Date Note Plot Date:Jan 13, 20211714 2023-08-11 Post City Staff Meet'g Walkway on East 2 .vwx Elevation S & W A4.1 File Name: 2021-01-28 Re-Issued for DP West Elevation Scale: 1:96 Floor 3 TOC 47.85 Floor 1 TOC 40.84 Floor 2 TOC 44.81 Floor 4 TOC 50.9 Floor 5 TOC 53.95 43'-0" [13m] Parking TOC 38.1 Parking TOC 35.36 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 13'-0" [3,962.4] 9'-0" [2,743.2] 9'-0" [2,743.2] Brown Ave 40.65m C DA F 67'-1058"18'-0"37'-1038" 40.65m Lane PL PL North Elevation Scale: 1:96 Floor 3 TOC 47.85 Floor 1 TOC 40.84 Floor 2 TOC 44.81 Floor 4 TOC 50.9 Floor 5 TOC 53.95 43'-0" [13m] Parking TOC 38.1 Parking TOC 35.36 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 13'-0" [3,962.4] 9'-0" [2,743.2] 9'-0" [2,743.2] 22566 Brown Ave22602 Brown Ave 40.65m40.95m 4 36 12 A5.1 1 A5.0 21.9388.68722.995 Main EntryExit Exit Entry to Unit Entry to Unit Entry to Unit Entry to Unit ATARA Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. Drawn Project # Sheet WB/JM Date: Scale #204 22320 Lougheed Highway, Maple Ridge, B.C. V2X 2T4 ph. 604-467-8300 fax 604-467-8305 email : bissky@telus.net WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN 1714 NTS 2021-01-28 Civic Address: Legal Address: PID #: 22576, 22588, 22596 Brown Ave, Maple Ridge, BC Date Note Plot Date:Jan 13, 20211714 2023-08-11 Post City Staff Meet'g Walkway on East 2 .vwx Enlarged Elevation N & W A4.2 File Name: 2021-01-28 Re-Issued for DP B r o w n A v e n u e 7 1 4 3 2 5 7 6 8 3 2 7 13 2 2 2 21 EXTERIOR MATERIALS Reference Number 1 Brick Type 1 Pewter Glazed Brick by IXL 2 Brick Type 2 Chalk White Klaycoat Brick by IXL 3 Curtain Window Clear glass, Natural Anodized 4 Enclosed Glass Deck (LUMON) Clear glass, Natural Anodized 5 Exposed Concrete 6 Metal & Glass Entry Canopy 7 Metal Canopy 8 Metal Soffit 9 Metal Trellis 10 Metal Windows 11 Overhead Door 12 Panel Cladding AL13 White OAE 13 Panel Cladding AL13 Pantone 420 OAE 14 Railing Aluminum Framed Glass Clear glass, Natural Anodized 15 Accent Lighting 16 Living Screen by The Western Group (See Landscape) 1 1 1 1 1 12 123 4 44 2 6 7 7 13 13 13 12 12 14 14 15 14 East Elevation Scale: 1:96 Brown Ave 41.31m CD AF 67'-1058"18'-0"37'-1038" 40.65m Lane PL PL PMT Loading bay 22566 Brown Ave 41.77m Floor 3 TOC 47.85 Floor 1 TOC 40.84 Floor 2 TOC 44.81 Floor 4 TOC 50.9 Floor 5 TOC 53.95 43'-0" [13m] Parking TOC 38.1 Parking TOC 35.36 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 13'-0" [3,962.4] 9'-0" [2,743.2] 9'-0" [2,743.2] South Elevation Scale: 1:96 43 612 A5.1 1 A5.0 21.938 8.687 22.995 PL PL 40.60m Visitor Parking Entry Residential Parking Entry 22602 Brown Ave ATARA Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. Drawn Project # Sheet WB/JM Date: Scale #204 22320 Lougheed Highway, Maple Ridge, B.C. V2X 2T4 ph. 604-467-8300 fax 604-467-8305 email : bissky@telus.net WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN 1714 NTS 2021-01-28 Civic Address: Legal Address: PID #: 22576, 22588, 22596 Brown Ave, Maple Ridge, BC Date Note Plot Date:Jan 13, 20211714 2023-08-11 Post City Staff Meet'g Walkway on East 2 .vwx Enlarged Elevation S & E A4.3 File Name: 2021-01-28 Re-Issued for DP B r o w n A v e n u e Building Exposure and Spatial Separation (3.2.3.1.) Building Sprinklered to NFPA13 NC = Noncombustible Construction C = Combustible Construction Compartment Area of Facade Limiting Distance Unprotected Openings Construction of Building Face Cladding Allowed Actual North Facade 0.0 m2 15.03 m to C/L Welcher 100.0 %#DIV 0!3/4hr, C C or NC East Facade 466.4 m2 3.01 m to PL @ 2342 22.0 %21.7 %1hr, C NC South Facade 0.0 m2 10.68 m to C/L Lane 100.0 %#DIV 0!1hr, C C or NC West Facade 0.0 m2 3.09 m to PL @ 2388 22.0 %#DIV 0!3/4hr, C NC 2 12 14 3 13 2 9 12 4 3 5 7 6 1 10 EXTERIOR MATERIALS Reference Number 1 Brick Type 1 Pewter Glazed Brick by IXL 2 Brick Type 2 Chalk White Klaycoat Brick by IXL 3 Curtain Window Clear glass, Natural Anodized 4 Enclosed Glass Deck (LUMON) Clear glass, Natural Anodized 5 Exposed Concrete 6 Metal & Glass Entry Canopy 7 Metal Canopy 8 Metal Soffit 9 Metal Trellis 10 Metal Windows 11 Overhead Door 12 Panel Cladding AL13 White OAE 13 Panel Cladding AL13 Pantone 420 OAE 14 Railing Aluminum Framed Glass Clear glass, Natural Anodized 15 Accent Lighting 16 Living Screen by The Western Group (See Landscape) 1 1 3 4 7 13 14 16 2 4 10 11 11 16 ATARA Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. Drawn Project # Sheet WB/JM Date: Scale #204 22320 Lougheed Highway, Maple Ridge, B.C. V2X 2T4 ph. 604-467-8300 fax 604-467-8305 email : bissky@telus.net WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN 1714 NTS 2021-01-28 Civic Address: Legal Address: PID #: 22576, 22588, 22596 Brown Ave, Maple Ridge, BC Date Note Plot Date:Jan 13, 20211714 2023-08-11 Post City Staff Meet'g Walkway on East 2 .vwx Sections A5.0 File Name: 2021-01-28 Re-Issued for DP B r o w n A v e n u e Building Section 1-1 Scale: 1:200 DB FC28'-3"18'-0"34'-5" CA FA A5.0 B A5.1 D 67'-1058"18'-0"37'-1038" Underground Parking Underground Parking Underground Parking Underground Parking Ramp Ramp Ramp Ramp Ramp Ramp Parking Parking Parking Parking Parking Parking Parking Parking 40.92m 40.77m PL PL Brown Ave Lane Amenity Floor 3 TOC 47.85 Floor 1 TOC 40.84 Floor 2 TOC 44.81 Floor 4 TOC 50.9 Floor 5 TOC 53.95 Floor 6 TOC 57 Floor 7 TOC 60.05 Floor 8 TOC 63.09 Floor 9 TOC 66.14 Floor 10 TOC 69.19 Floor 11 TOC 72.24 Floor 12 TOC 75.29 Floor 13 TOC 78.33 Floor 14 TOC 81.38 Floor 15 TOC 84.43 Floor 16 TOC 87.48 Floor 17 TOC 90.53 Floor 19 TOC 96.62 97.971 [97,971] Floor 18 TOC 93.57 Floor 20 TOC 99.67 Floor 21 TOC 102.72 Floor 22 TOC 105.77 Floor 23 TOC 108.81 Floor 24 TOC 111.86 Floor 25 TOC 114.91 Floor 26 TOC 117.96 Floor 27 TOC 121.01 Floor 28 TOC 124.05 Floor 29 TOC 127.1 Floor 30 TOC 130.15 Roof Deck TOC 134.11 Top of Building 138.68 15'-0" [4,572] 13'-0" [3,962.4] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 13'-0" [3,962.4] 9'-0" 2,743.2 9'-0" 2,743.2 Floor P-1 TOC 38.1 Floor P-2 TOC 35.36 Emergency Crossover Floor Emergency Crossover Floor Emergency Crossover Floor Emergency Crossover Floor Emergency Crossover Floor Emergency Crossover Floor Emergency Crossover Floor EXIT HEIGHT, BUILDING means the vertical distance of a Building measured between either the Average Natural Grade or Average Finished Grade. Refer to Section 403 (Building Height) of Maple Ridge Bylaw. (Bylaw 7749-2021) Avg Finished Grade 40.71 4.57 3.66 40.60m 41.12m Floor 3 TOC 47.85 Floor 1 TOC 40.84 Floor 2 TOC 44.81 Floor 4 TOC 50.9 Floor 5 TOC 53.95 Floor 6 TOC 57 Floor 7 TOC 60.05 Floor 8 TOC 63.09 Floor 9 TOC 66.14 Floor 10 TOC 69.19 Floor 11 TOC 72.24 Floor 12 TOC 75.29 Floor 13 TOC 78.33 Floor 14 TOC 81.38 Floor 15 TOC 84.43 Floor 16 TOC 87.48 Floor 17 TOC 90.53 Floor 19 TOC 96.62 97.971 [97,971] Floor 18 TOC 93.57 Floor 20 TOC 99.67 Floor 21 TOC 102.72 Floor 22 TOC 105.77 Floor 23 TOC 108.81 Floor 24 TOC 111.86 Floor 25 TOC 114.91 Floor 26 TOC 117.96 Floor 27 TOC 121.01 Floor 28 TOC 124.05 Floor 29 TOC 127.1 Floor 30 TOC 130.15 Roof Deck TOC 134.11 Top of Building 138.68 15'-0" [4,572] 13'-0" [3,962.4] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 13'-0" [3,962.4] 9'-0" 2,743.2 9'-0" 2,743.2 Floor P-1 TOC 38.1 Floor P-2 TOC 35.36 Emergency Crossover Floor Emergency Crossover Floor Emergency Crossover Floor Emergency Crossover Floor Emergency Crossover Floor Emergency Crossover Floor Emergency Crossover Floor EXIT HEIGHT, BUILDING means the vertical distance of a Building measured between either the Average Natural Grade or Average Finished Grade. Refer to Section 403 (Building Height) of Maple Ridge Bylaw. (Bylaw 7749-2021) Avg Finished Grade 40.71 Building Section A-A Scale: 1:200 3 611 A5.0 2 A5.121.938 8.687 22.995 4 29'-7"28'-6"38'-4"2 534 PL PL Underground Parking Parking Parking Parking Parking Underground Parking Parking Parking Parking Parking Underground Parking Underground Parking Building Section B-B Scale: 1:96 43 612 A5.1 1 A5.0 21.938 8.687 22.995 Underground Parking Ramp Parking Underground Parking Parking Parking Parking 40.65m 41.32m Floor 3 TOC 47.85 Floor 1 TOC 40.84 Floor 2 TOC 44.81 Floor 4 TOC 50.9 Floor 5 TOC 53.95 43'-0" [13m] Parking TOC 38.1 Parking TOC 35.36 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 13'-0" [3,962.4] 9'-0" [2,743.2] 9'-0" [2,743.2] PL PL Ramp Ramp Ramp Ramp Parking Parking Parking Parking Underground Parking Underground Parking 12.0% 6.0% 6.0% 12.0% 6.0% 2.1 6.0% 12.0% 6.0% 6.0% 12.0% 6.0% 6.0% 2.14 Brown Ave 41.31m 40.91m Lane Building Section 2-2 Scale: 1:96 Floor 3 TOC 47.85 Floor 1 TOC 40.84 Floor 2 TOC 44.81 Floor 4 TOC 50.9 Floor 5 TOC 53.95 43'-0" [13m] Parking TOC 38.1 Parking TOC 35.36 10'-0" [3,048] 10'-0" [3,048] 10'-0" [3,048] 13'-0" [3,962.4] 9'-0" [2,743.2] 9'-0" [2,743.2] PL PL Parking Underground Parking Underground Parking Parking Parking Parking Service Room Unit A CD AF A A5.0 B A5.1 67'-1058"18'-0"37'-1038" ATARA Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. Drawn Project # Sheet WB/JM Date: Scale #204 22320 Lougheed Highway, Maple Ridge, B.C. V2X 2T4 ph. 604-467-8300 fax 604-467-8305 email : bissky@telus.net WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN 1714 NTS 2021-01-28 Civic Address: Legal Address: PID #: 22576, 22588, 22596 Brown Ave, Maple Ridge, BC Date Note Plot Date:Jan 13, 20211714 2023-08-11 Post City Staff Meet'g Walkway on East 2 .vwx Sections A5.1 File Name: 2021-01-28 Re-Issued for DP View to S-E Along Brown Avenue Scale: 1:481View to S-E Along Brown Avenue Scale: 1:481 ATARA Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. Drawn Project # Sheet WB/JM Date: Scale #204 22320 Lougheed Highway, Maple Ridge, B.C. V2X 2T4 ph. 604-467-8300 fax 604-467-8305 email : bissky@telus.net WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN 1714 NTS 2021-01-28 Civic Address: Legal Address: PID #: 22576, 22588, 22596 Brown Ave, Maple Ridge, BC Date Note Plot Date:Jan 13, 20211714 2023-08-11 Post City Staff Meet'g Walkway on East 2 .vwx View to S-W Along Brown A6.0 File Name: 2021-01-28 Re-Issued for DP B ro w n Ave nu e View to S-E Along Brown Avenue Scale: 1:481.3 ATARA Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. Drawn Project # Sheet WB/JM Date: Scale #204 22320 Lougheed Highway, Maple Ridge, B.C. V2X 2T4 ph. 604-467-8300 fax 604-467-8305 email : bissky@telus.net WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN 1714 NTS 2021-01-28 Civic Address: Legal Address: PID #: 22576, 22588, 22596 Brown Ave, Maple Ridge, BC Date Note Plot Date:Jan 13, 20211714 2023-08-11 Post City Staff Meet'g Walkway on East 2 .vwx View to S-E Along Brown A6.1 File Name: 2021-01-28 Re-Issued for DP ATARA Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. Drawn Project # Sheet WB/JM Date: Scale #204 22320 Lougheed Highway, Maple Ridge, B.C. V2X 2T4 ph. 604-467-8300 fax 604-467-8305 email : bissky@telus.net WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN 1714 NTS 2021-01-28 Civic Address: Legal Address: PID #: 22576, 22588, 22596 Brown Ave, Maple Ridge, BC Date Note Plot Date:Sep 1, 20231714 2023-08-11 Post City Staff Meet'g Walkway on East 2 .vwx View to S-E Along Brown A6.2 File Name: 2021-01-28 Re-Issued for DP View to S-E Along Brown Avenue Scale: 1:481 UP PWD 5'0" x 5'0" Ve s t i b u l e 3' 7 " x 6 ' 6 " Entry 6'3" x 4'6" Floor 1 - B 611.0 sq ft 3 Bed Porch 8'5" x 7'11" Kit c h e n 9' 2 " x 1 2 ' 1 0 " Dining 8'10" x 6'8" Flex 7'5" x 5'3" Living 13'2" x 10'1" UP Kit c h e n 11 ' 8 " x 1 1 ' 1 1 " Floor 1 - A 673.7 sq ft 3 Bed Vestibule 11'4" x 3'6" Flex 7'5" x 5'3" Entry 6'1" x 6'9" Porch 8'5" x 7'1" PWD 5'0" x 7'0" Living 12'6" x 7'3" UP Kit c h e n 11 ' 8 " x 1 1 ' 1 1 " Floor 1 - A 673.7 sq ft 3 Bed Vestibule 11'4" x 3'6" Flex 7'5" x 5'3" Entry 6'1" x 6'9" Porch 8'5" x 7'1" PWD 5'0" x 7'0" Living 12'6" x 7'3" UPPWD 5'0" x 5'0" Ve s t i b u l e 3' 7 " x 6 ' 6 " Entry 6'3" x 4'6" Floor 1 - B 611.0 sq ft 3 Bed Porch 8'5" x 7'11" Kit c h e n 9' 2 " x 1 2 ' 1 0 " Dining 8'10" x 6'8" Flex 7'5" x 5'3" Living 13'2" x 10'1" 3 yard container 3 y a r d co n t a i n e r 95 gal. 35 ga l 95 gal. 95 ga l . 95 ga l . 95 gal. 95 gal. 65 ga l . 65 ga l . 65 ga l . 65 gal. 3 y a r d co n t a i n e r 3 y a r d co n t a i n e r 3 y a r d co n t a i n e r 3 y a r d co n t a i n e r 12 13 14 15 16 17 18 19 20 21 22 26 27 28 29 30 31 32 33232425 11 9 10 6 7 8 UP 95 gal. 65 ga l . 1 2 3 4 5 35 ga l 35 ga l 35 ga l Floor 1 33 Parking Stalls (including 26 Visitors) TOS41.76TOS41.76 TOS41.76 TOS41.76 Ramp DNRamp UP Refuse & Recycling MFE: 134' - 40.84m VISITOR ENTRY ENTRY TOS41.15m TO S 41.25 m TO S 40 .8 4 m UPDN to Parking below Visitor Visitor Visitor Visitor Visitor Visitor Visitor Visitor Vi s i t o r - H C Vi s i t o r Vi s i t o r EXIT mail Concierge packages Vestibule Elevator 1 Elevator 2 Elevator 3 Elevator Lobby Visitor Visitor DN Vi s i t o r Vi s i t o r Vi s i t o r Vi s i t o r Vi s i t o r Stairwell C Refuse and Recycling to MR BYLAW NO. 6800-2011? ve s t i b u l e EXIT EXIT EXIT EXIT EXIT Vi s i t o r Vi s i t o r Vi s i t o r Vi s i t o r Vi s i t o r Vi s i t o r EX I T Stairwell A Stairwell BUP 34 m travel distance to EXIT 28 m travel distance to EXIT Visitor Vi s i t o r 42 Short Term Bike Stalls ENTRY 10'20'40' 2m 5m 10m 0' Br o w n T o w e r Drawn Project # Sheet PACW Date: Scale GLA 1831 1" = 8' - 0" Signature & Seal Wayne Bissky Architect AIBC PRELIMINARY ONLY NOT FOR CONSTRUCTION DIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGE TO SCALE WHEN PRINTED ON ARCH D (36" x 24") 2018-11-30PRELIMINARY ONLYNOT FO R CONSTRUCTION Ci v i c A d d r e s s : Le g a l A d d r e s s : PI D # : 22 5 7 6 , 2 2 5 8 8 , 2 2 5 9 6 B r o w n A v e , M a p l e R i d g e , B C Date Note Le v e l 1 L a n d s c a p e P l a n L1.1 Co p y r i g h t R e s e r v e d . Al l d r a w i n g s r e m a i n t h e p r o p e r t y o f G r e e n w a y La n d s c a p e A r c h i t e c t u r e . U s e f o r a n y p u r p o s e an d r e p r o d u c t i o n o n l y b y w r i t t e n co n s e n t .d i m e n s i o n s a n d c o n d i t i o n s s h o w n o n th e d r a w i n g s . Gr e e n w a y La n d s c a p e A r c h i t e c t u r e 22 8 0 P a r k C r e s c e n t Co q u i t l a m B C V 3 J 6 T 4 T 6 0 4 4 6 1 9 1 2 0 E p a u l @ g r e e n w a y l a .c a Jun22.23 Development Permit Aug23.23 Development Permit Planter Box at entry 28" square x 28" tall Prefabricated - metal with powdercoat finish Plant with annual flowers Planter Box in front of townhomes 42" and 60" long x 12" wide x 18" tall Prefabricated - metal with powdercoat finish Street tree Tree grate and soil cells to City standards Sidewalk to property line Broom finish concrete to City standards Consider saw cut joints if acceptable to City. Publicly accessible walkway Seating areas with benches Seating wall to direct traffic from corner Bicycle racks - up to 42 bike capacity Permeable paving (Aquapave) - optional Bollard lights Columnar trees against concrete wall Deep soil trench for length of planting strip Metal screen on concrete wall Layout varies - refer to elevation (vines likely to get 25' max height) Plant in landscape strip to climb mesh Lane Brown Avenue SWM detention tank size and shape TBD refer to civil drawings 4.0m MUP asphalt paving SWM off site rain water Soil cells to store, distribute, and infiltrate water from street and boulebvard. Metal screen on concrete wall Layout varies - refer to elevation (vines likely to get 25' max height) Plant in landscape strip to climb mesh Feature paving - coloured stamped concrete Main entry area and across MUP To be confirmed with engineering Feature paving across MUP coloured stamped concrete To be confirmed with engineering Feature paving coloured stamped concrete UP PWD 5'0" x 5'0" Ve s t i b u l e 3' 7 " x 6 ' 6 " Entry 6'3" x 4'6" Floor 1 - B 611.0 sq ft 3 Bed Porch 8'5" x 7'11" Ki t c h e n 9' 2 " x 1 2 ' 1 0 " Dining 8'10" x 6'8" Flex 7'5" x 5'3" Living 13'2" x 10'1" UP Ki t c h e n 11 ' 8 " x 1 1 ' 1 1 " Floor 1 - A 673.7 sq ft 3 Bed Vestibule 11'4" x 3'6" Flex 7'5" x 5'3" Entry 6'1" x 6'9" Porch 8'5" x 7'1" PWD 5'0" x 7'0" Living 12'6" x 7'3" UP Ki t c h e n 11 ' 8 " x 1 1 ' 1 1 " Floor 1 - A 673.7 sq ft 3 Bed Vestibule 11'4" x 3'6" Flex 7'5" x 5'3" Entry 6'1" x 6'9" Porch 8'5" x 7'1" PWD 5'0" x 7'0" Living 12'6" x 7'3" UPPWD 5'0" x 5'0" Ve s t i b u l e 3' 7 " x 6 ' 6 " Entry 6'3" x 4'6" Floor 1 - B 611.0 sq ft 3 Bed Porch 8'5" x 7'11" Ki t c h e n 9' 2 " x 1 2 ' 1 0 " Dining 8'10" x 6'8" Flex 7'5" x 5'3" Living 13'2" x 10'1" 3 yard container 3 y a r d co n t a i n e r 95 gal. 35 ga l 95 gal. 95 ga l . 95 ga l . 95 gal. 95 gal. 65 ga l . 65 ga l . 65 ga l . 65 gal. 3 y a r d co n t a i n e r 3 y a r d co n t a i n e r 3 y a r d co n t a i n e r 3 y a r d co n t a i n e r 12 13 14 15 16 17 18 19 20 21 22 26 27 28 29 30 31 32 33232425 11 9 10 6 7 8 UP 95 gal. 65 ga l . 1 2 3 4 5 35 ga l 35 ga l 35 ga l Floor 1 33 Parking Stalls (including 26 Visitors) TOS41.76TOS41.76 TOS41.76 TOS41.76 Ramp DNRamp UP Refuse & Recycling MFE: 134' - 40.84m VISITOR ENTRY ENTRY TOS41.15m TO S 41.25 m TO S 40 .8 4 m UPDN to Parking below Visitor Visitor Visitor Visitor Visitor Visitor Visitor Visitor Vi s i t o r - H C Vi s i t o r Vi s i t o r EXIT mail Concierge packages Vestibule Elevator 1 Elevator 2 Elevator 3 Elevator Lobby Visitor Visitor DN Vi s i t o r Vi s i t o r Vi s i t o r Vi s i t o r Vi s i t o r Stairwell C Refuse and Recycling to MR BYLAW NO. 6800-2011? ve s t i b u l e EXIT EXIT EXIT EXIT EXIT Vi s i t o r Vi s i t o r Vi s i t o r Vi s i t o r Vi s i t o r Vi s i t o r EX I T Stairwell A Stairwell BUP 34 m travel distance to EXIT 28 m travel distance to EXIT Visitor Vi s i t o r 42 Short Term Bike Stalls ENTRY DN EX I T EX I T EX I T Entry KitchenBedroom TV Unit A 345.1 sq ft Studio Bathrm. 5'0" x 8'0" Living Room 12'4" x 10'0" Entry TV Bedroom 11'3" x 9'4" Living Room 8'6" x 7'9" Dining 6'5" x 7'3"Bathrm 8'0" x 5'0" Kitchen 15'6" x 5'1" Unit D 442.7 sq ft 1 Bed Living Room 8'2" x 10'3" Entry Kitchen Bedroom TV Unit B 313.8 sq ft Studio Entry TV Bedroom 1 11'10" x 9'5" Bathrm 7'8" x 5'0"Kitchen 11'1" x 10'3" Bedroom 2 7'8" x 10'5" Living Room 11'1" x 9'5"Unit E 585.9 sq ft 2 Bed DN UP DN UP 3'11" x 1'0" MW Bathrm. 5'0" x 7'4" Living 14'6" x 10'5" Bedroom 9'0" x 10'8" W.I.C. 5'0" x 6'2" Dining/Kitchen 12'11" x 7'8" Entry Bathrm. 5'0" x 8'0"TV Master Bedrm. 11'0" x 10'0"Unit L 812.2 sq ft 2 Bed Entry Kitchen Bedroom TV Unit A 345.1 sq ft Studio Bathrm. 5'0" x 8'0" Living Room 12'4" x 10'0" MW Storage 5'1" x 4'6" Entry Living 8'10" x 10'10" Dining Bathrm. 8'0" x 4'6" TV Unit C 382.3 sq ft Studio Sleep 9'0" x 5'6" MW Storage 5'1" x 4'6" Entry Living 8'10" x 10'10" Dining Bathrm. 8'0" x 4'6" TV Unit C 382.3 sq ft Studio Sleep 9'0" x 5'6" W/C 7'2" x 6'3" Amenity 2,921sfParty Room 22'11" x 25'0" Kitchen 14'0" x 9'0" Work 12'1" x 16'3" W/C 7'1" x 6'3" Access Corridor 28'8" x 4'9" Entry 5'11" x 5'0" Stairwell C Elevator 1 Elevator 2 Elevator 3 Stairwell A Stairwell B Emergency Cross Over Floors 5,9,13,17,21,25 & 29 Elevator Lobby Store 8'1" x 7'7" Exercise 37'5" x 22'9" Lounge 21'10" x 19'9" W/C 7'1" x 7'7" Yoga 17'0" x 11'1" v vvv v vvv v v v v v v v v v v v v v v v v v vv 10'20'40' 2m 5m 10m 0' Br o w n T o w e r Drawn Project # Sheet PACW Date: Scale GLA 1831 1" = 8' - 0" Signature & Seal Wayne Bissky Architect AIBC PRELIMINARY ONLY NOT FOR CONSTRUCTION DIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGE TO SCALE WHEN PRINTED ON ARCH D (36" x 24") 2018-11-30PRELIMINARY ONLYNOT FO R CONSTRUCTION Ci v i c A d d r e s s : Le g a l A d d r e s s : PI D # : 22 5 7 6 , 2 2 5 8 8 , 2 2 5 9 6 B r o w n A v e , M a p l e R i d g e , B C Date Note Le v e l 5 L a n d s c a p e P l a n L2.1 Co p y r i g h t R e s e r v e d . Al l d r a w i n g s r e m a i n t h e p r o p e r t y o f G r e e n w a y La n d s c a p e A r c h i t e c t u r e . U s e f o r a n y p u r p o s e an d r e p r o d u c t i o n o n l y b y w r i t t e n co n s e n t .d i m e n s i o n s a n d c o n d i t i o n s s h o w n o n th e d r a w i n g s . Gr e e n w a y La n d s c a p e A r c h i t e c t u r e 22 8 0 P a r k C r e s c e n t Co q u i t l a m B C V 3 J 6 T 4 T 6 0 4 4 6 1 9 1 2 0 E p a u l @ g r e e n w a y l a .c a Jun22.23 Development Permit Aug23.23 Development Permit Trees in taller/deeper planter Medium deciduous tree Outdoor kitchen / bbq shelter preparation counter with bbq (two) Trellis structure with canopy Play structure - youth/tot Resilient rubber play surface colour pattern / shapes / sculpted Dog play area 16' x 36' synthetic turf leashing vestibule moveable agility / play components Seating / social space Partially secluded in taller planters Trellis shade structure patio slab with tan wood grain finish benches with coffee table Central lawn 16' x 94' synthetic turf leisure space - bocce / play / putting Main plaza for group events Moveable furniture / lounge chairs patio slab with grey wood grain finish Covered outdoor patio (balconies above) benches and cafe tables seating pedestal with backless seat patio slab with tan colour Lounge seating with fire ring Outdoor dining / activity area picnic style tables Trellis shade structure Walkway 4' wide loop to allow strolling Perimeter walkway 4' wide set back from parapet wall / railing Seating / social space Partially secluded in taller planters Trellis shade structure patio slab with tan wood grain finish benches with coffee table Perimeter walkway 4' wide set back from parapet wall / railing Planting bed for trees and shrubs Retaining wall - height varies up to 30" above paving Soil: 18" to 30" deep, on drainage layer Planting bed for trees and shrubs Retaining wall - height varies up to 30" above paving Soil: 18" to 30" deep, on drainage layer +0 +0 +0 +0 +0 +0 +18 +0 +0 +0 +0 Concrete seating pedestal with backless seat +30 Seating space with table Trellis structure with canopy Outdoor yoga / fitness area patio slab with tan wood grain finish +30 4' wide walkway with gate 4' wide walkway with gate Cafe patio / social space patio slab with tan colour Outdoor dining / activity area Trellis structure with canopy picnic style table Sun deck patio area moveable sun lounger seats patio slab with tan wood grain finish +24 30+ 30+ 30+ 30+ +24 Br o w n T o w e r Drawn Project # Sheet PACW Date: Scale GLA 1831 1" = 8' - 0" Signature & Seal Wayne Bissky Architect AIBC PRELIMINARY ONLY NOT FOR CONSTRUCTION DIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGE TO SCALE WHEN PRINTED ON ARCH D (36" x 24") 2018-11-30PRELIMINARY ONLYNOT FO R CONSTRUCTION Ci v i c A d d r e s s : Le g a l A d d r e s s : PI D # : 22 5 7 6 , 2 2 5 8 8 , 2 2 5 9 6 B r o w n A v e , M a p l e R i d g e , B C Date Note La n d s c a p e D e t a i l s L4.1 Co p y r i g h t R e s e r v e d . Al l d r a w i n g s r e m a i n t h e p r o p e r t y o f G r e e n w a y La n d s c a p e A r c h i t e c t u r e . U s e f o r a n y p u r p o s e an d r e p r o d u c t i o n o n l y b y w r i t t e n co n s e n t .d i m e n s i o n s a n d c o n d i t i o n s s h o w n o n th e d r a w i n g s . Gr e e n w a y La n d s c a p e A r c h i t e c t u r e 22 8 0 P a r k C r e s c e n t Co q u i t l a m B C V 3 J 6 T 4 T 6 0 4 4 6 1 9 1 2 0 E p a u l @ g r e e n w a y l a .c a Jun22.23 Development Permit Aug23.23 Development Permit Parkade Structure 0.6 9 0.5 4 Bi-level drain for roof deck. See mechanical. Growing medium 300/12" depth for groundcovers 500/20" depth for shrubs 700/28" depth for trees Filter fabric to separate soil from drainage layer 50mm depth sand choker layer over fabric Planter wall Segmental block with cap stepping 18" to 30" high Drainage layer Pea gravel or approved alternate minimum 50mm depth under planter walls Drain mat under wall and up inside to top course 6 Typical Planter for trees 1cm = 20cm varies Roofdeck pedestrian paving Patios: Hydrapressed slab 24" or 18" on free draining gravel bedding layer Roofdeck pedestrian paving Paths: Standard unit paving on free draining gravel bedding layer Guard rail and/or parapet wall Refer to architectural drawings 5 Retaining Walls - precast block not to scale Precast block 150 tall x 900 wide (varies) ArchiTextures by Barkman Concrete Products or similar alternate. Various block sizes, staggered pattern Opal colour blend, with matching cap Planter box rectangular and square Front View structural roofdeck 7 Pedestal Seat 1 : 10 paving level Section paving void material Pedestal mounted seat 1700 long x 450 wide custom woodwork -curving Ipe timber slats Mount on 25 box section on concrete pedestal Concrete seating pedestal 2500 long x 600 wide x 365 tall (varies with paving slope) Architectural concrete finish. Light sandblast finish with hidden form ties. structural roofdeck 0.3 6 0.3 6 length varies Living Screen as manufactured by The Western Group. Wall mounted to concrete parkade structure. Refer to architectural elevations for layout on wall. Vines (twining) to be planted at ground level planting bed, and trained to grow on to metal screen. 1 Green Wall screen 1cm = 10cm Rubber surface to match edge of pavers. Place resilient rubber under edge of pavers. Support edge of pavers with custom milled synthetic timber 2x4 pedestal. Create forming edge along pavement edge as separate pour. 8 Play Surface on Roofdeck not to scale Notes: Resilient rubber surface to be minimum 50mm depth See landscape plan for play area layout Resilient rubber surface Rubber surface to meet CSA standards, as determined by play equipment manufacturer. on drain matt on sloping roofdeckva r i e s Unit Paving Standard or double shape with open joints on torpedo gravel bedding layer on drain mat on protection board on waterproof membrane on roofdeck unit paving structural roofdeck Play equipment2 Not to scale Play structure for tots/youth ages 2 to 5 - free standing Motion Play, as manufactured by Landscape Structures Inc. Lighted Bollard4 Not to scale Bollard - Kichler 12v LED - 4" x 5" x 27" tall All metal to be painted black. Refer to electrical drawings paving structural roofdeckstructural roofdeck paving level 13'6" / 4.1m 5 Trellis Structure - metal 1 : 25 Post 100 Box section Flange or saddle for connection to concrete footing Notes: All welded construction, grind smooth all welds. All components to be box section aluminum, unless alternate as recommended by structural engineer. All metal to have powdercoat finish, colour to be confirmed. Provide shop drawings for approval before manufacturer. Concrete footing doweled to roofdeck Roof panels - translucent slope and support structure to be determined Provide seal between panels, with gutter/downpipe at low edge. Front View Side view / Section Plan view 10' / 3.05m 8' / 2 .4 4 m Beam and perimeter 50 x 200 box section Weld a/o bracket attachment to posts Slats 25 x 150 box section 11'6" / 3.45m 12 ' 6 " / 3 .7 5 m 9' 1 1 " / 3 .0 m 7' 2"/ 2.15m structural roofdeck Synthetic wooden slats and grey metal frame As manufactured by Wishbone Industries or alternate 3 Furnishings Not to scale Table and bench seating Bench seatingCoffee table Bicycle Rack Sun lounger PROJECT TITLE: PR O J E C T N o : S 1 9 - 0 2 7 9 A MULTI-FAMILY MIXED USE DEVELOPMENT 22576, 22588 & 22596 BROWN AVENUE, MAPLE RIDGE, BC PROJECT LOCATIONS: RICHMOND, BC #205 8877 ODLIN CRESCENT LONG DA DEVELOPMENT LTD CLIENT: V6X 3Z7 MAPLE RIDGE, B.C. Courtenay Chilliwack Surrey THE WEDLER GROUP WWW.WEDLER.COM BENCHMARK: SITE 22576, 22588 & 22596 BROWN AVENUE MON. # 84H0012 ELEV. 39.032m LOCATED AT CENTRE OF INTERSECTION DISTRICT OF MAPLE RIDGE BENCHMARK OF EDGE ST & 121 AVE Abbotsford ³ Abbotsford Courtenay Surrey THE WEDLER GROUP 1.604.746.0300 1.250.334.3263 1.604.588.1919 Chilliwack 1.604.792.0651 www.wedler.com PROGRESS PRINT - NOT FOR CONSTRUCTION ³ Abbotsford Courtenay Surrey THE WEDLER GROUP 1.604.746.0300 1.250.334.3263 1.604.588.1919 Chilliwack 1.604.792.0651 www.wedler.com PROGRESS PRINT - NOT FOR CONSTRUCTION A A B B CC Abbotsford Courtenay Surrey THE WEDLER GROUP 1.604.746.0300 1.250.334.3263 1.604.588.1919 Chilliwack 1.604.792.0651 www.wedler.com PROGRESS PRINT - NOT FOR CONSTRUCTION Abbotsford Courtenay Surrey THE WEDLER GROUP 1.604.746.0300 1.250.334.3263 1.604.588.1919 Chilliwack 1.604.792.0651 www.wedler.com PROGRESS PRINT - NOT FOR CONSTRUCTION 1 1 1 1 0.50m SECTION PROFILE CUT-OFF DITCH NOT TO SCALE CHECK BERM TO BE 25mm-75mm WASHED ANGULAR GRAVEL 0. 4 5 m M I N WATER LEVEL CRUSHED GRAVEL CHECK BERM INVERT AND SIDES OF DITCH LINED WITH POLY SHEETING OR APPROVED ALTERNATIVE DIRECTION OF FLOW BURLAP ON UPSTREAM SIDE WITH MIN. 300mm OF WASHED RIVER SAND ON TOP MAX 10m GRAVEL ACCESS PAD DETAIL NOT TO SCALE R 6m RO A D W A Y 100mm CLEAN CRUSHED ROCK, MIN 300mm THICK FLOWFLO W FL O W FLOW NOTE: THE ENTRANCE SHALL BE MAINTAINED IN A CONDITION THAT WILL PREVENT TRACKING OR FLOWING OF SEDIMENT ONTO PUBLIC RIGHT-OF-WAYS. THIS MAY REQUIRE TOP DRESSING, REPAIR AND/OR CLEANOUT OF ANY MEASURES USED TO TRAP SEDIMENT. ⅊MIN. 15m MI N . 6 . 0 m DIVERSION RIDGE FLOW SILT FENCE DETAIL NOT TO SCALE 50x50 WOOD STAKE OR STEEL POST AT MAX. 3m SPACING TIE BELT AMOCO 1380/2125 SILT STOP OR APPROVED EQUIVALENT BACKFILLBU R Y S I L T F E N C E 1 5 0 m m SILT STOP TO BE BURIED ESC GENERAL NOTES SILTATION CONTROL 1.ALL WORK IS TO BE UNDERTAKEN AND COMPLETED BY THE CONTRACTOR IN SUCH A MANNER AS TO PREVENT THE RELEASE OF SEDIMENT LADEN WATER INTO ANY STORM SEWER, LAWN DRAIN, CATCH BASIN OR WATERCOURSE. 2.SILTATION WORKS SHALL BE INSTALLED BY THE CONTRACTOR PRIOR TO ANY WORK IN THE AREA FOR WHICH THE SILT CONTROL WORKS ARE INTENDED. ALL SILTATION CONTROL WORKS SHALL BE INSPECTED AT TIME OF INSTALLATION BY WEDLER ENGINEERING LLP/ OR THE ENVIRONMENTAL MONITOR 3.SILTATION CONTROL WORKS, INCLUDING FENCES ARE TO BE MAINTAINED BY CONTRACTOR AT ALL TIMES TO ASSURE PROPER OPERATION. REPLACEMENT OF ESC BMPS, THE JET VAC OF SEWERS AND THE CLEANING OF SUMPS MAY BE REQUIRED DURING THE COURSE OF CONSTRUCTION, AS DIRECTED BY WEDLER ENGINEERING LLP/ENVIRONMENTAL MONITOR. 4.IMMEDIATELY UPON INSTALLATION, ALL CATCH BASINS AND LAWN DRAINS SHALL BE FITTED WITH AN APPROVED REGULAR FLOW SILTSACK BY THE CONTRACTOR TO PREVENT SILT FROM ENTERING INTO ANY STORM SYSTEMS. 5.DURING CONSTRUCTION THE CONTRACTOR MAY NEED TO EMPLOY ADDITIONAL MEASURES (SUCH AS SURFACE SWALES, TRENCHES OR FILTER FABRIC FENCES) TO MINIMIZE SILT CONTAMINATED SURFACE RUNOFF, AS DIRECTED BY WEDLER ENGINEERING AND/OR THE ENVIRONMENTAL MONITOR. SEQUENCE OF CONSTRUCTION TO FACILITATE EROSION & SEDIMENT (STAGE 1) 1.CLEAR AND GRUB SITE 2.INSTALL GRAVEL ACCESS PAD 3.INSTALL CHECK DAMS AND PERIMETER DITCH 4.INSTALL PUMP AND STORMTEC SYSTEM 5.REMOVE EX. UTILITIES AS REQUIRED EXISTING STRUCTURES AND UTILITIES 1.INFORMATION ON THE DRAWINGS REGARDING EXISTING UTILITIES WAS COMPILED FROM BUT NOT INCLUSIVE OF MUNICIPAL RECORD DRAWINGS, CONSTRUCTION DRAWINGS AND FIELD SURVEYS. THIS INFORMATION IS NOT NECESSARILY ACCURATE OR COMPLETE. IT IS THE CONTRACTOR'S RESPONSIBILITY TO VERIFY ALL DATA BY EXPOSURE PRIOR TO ANY CONSTRUCTION AND TO IMMEDIATELY REPORT ANY DISCREPANCIES TO WEDLER ENGINEERING LLP. IF REMEDIAL ACTION IS REQUIRED. ANY CLAIMS RESULTING FROM THE CONTRACTOR'S FAILURE TO DO SHALL BE AT THE CONTRACTOR'S EXPENSE. 2.PRIOR TO ANY WORKS THE CONTRACTOR SHALL ASCERTAIN FOR THEMSELVES THE EXACT LOCATION OF BOUNDARIES OF LEGAL PROPERTIES, RIGHTS-OF-WAY OR EASEMENTS, ANY COST RESULTING FROM SPECIAL CONSTRUCTION METHODS, EQUIPMENT OR MATERIALS REQUIRED TO PERFORM ANY WORKS FORMING PART OF THIS CONTRACT WITHOUT ENCROACHING ON OR CAUSING DAMAGE TO OTHER PROPERTY, SHALL BE INCLUDED IN THE CONTRACT PRICE, AND NO ADDITIONAL PAYMENT WILL BE MADE FOR SUCH WORKS. SITE ACCESS 1.ACCESS TO AND FROM THE SITE TO BE BY MEANS OF THE TEMPORARY ACCESS PAD FROM THE APPROVED INGRESS/EGRESS LOCATION. THE CONTRACTOR SHALL REGULARLY CLEAN PAVED SURFACES TO THE EXTENT NEEDED TO ENSURE AFFECTED ROADS ARE KEPT CLEAN ON A DAILY BASIS. PAVED SURFACES SHALL BE SWEPT, NOT FLUSHED. 2.FRACTURED ROCK ACCESS PAD TO BE 100mm CLEAN CRUSHED ROCK 300mm THICK. 3.FRACTURED ROCK ACCESS PAD SHALL BE SCARIFIED OR FORTIFIED WITH ADDITIONAL ROCK AS REQUIRED TO ENSURE THAT TRUCK WHEELS ARE KNOCKED CLEAN OF SEDIMENT MAINTENANCE OF EROSION AND SEDIMENT CONTROL MEASURES 1.INSPECTIONS OF EROSION AND SEDIMENT CONTROL MEASURES SHALL BE CONDUCTED BY WEDLER ENGINEERING LLP. AND/OR ENVIRONMENTAL MONITOR PER THE CITY'S WATERCOURSE/ESC BYLAW TO ENSURE THAT THE INSTALLED MEASURES ARE FUNCTIONING AS INTENDED. 2.UPON INSTRUCTION/NOTIFICATION BY WEDLER ENGINEERING LLP. OR ENVIRONMENTAL MONITOR, THE CONTRACTOR SHALL CONDUCT MAINTENANCE/REMEDIAL WORK TO EROSION AND SEDIMENT CONTROL MEASURES TO RESTORE / MAINTAIN FUNCTION. 3.ALL CATCH BASIN FILTER INSERTS SHALL BE INSPECTED FOLLOWING STORM EVENTS AND SHALL BE MAINTAINED/REMOVED/REPLACED AS REQUIRED. 4.NO SOIL, SAND OR OTHER MATERIAL WITH A HIGH SEDIMENT CONTENT SHALL BE DEPOSITED OR PILED OUTSIDE OF THE PROPERTY BOUNDARY, PARTICULARLY ON PAVED ROAD SURFACES. 5.SILT FENCE SHALL BE INSPECTED AND REPAIRED AS REQUIRED, FOLLOWING SIGNIFICANT STORM EVENTS OR PERIODS OF EXTENDED RAINFALL. 6.REPAIR OR REPLACE UNDERCUT SILT FENCES AND ANY SPLIT, TORN, SLUMPING, OR WEATHERED FABRIC. 7.SEQUENCE AND TIMING PROVISIONS LIMIT SOIL EXPOSURE TO 7-10 DAYS. 8.SHUT DOWN DURING SIGNIFICANT RAIN EVENTS OF 25mm OR GREATER. MONITORING OF SILT CONTROL MEASURES 1.WEDLER ENGINEERING LLP. OR ENVIRONMENTAL MONITOR, AS CHOSEN BY THE DEVELOPER WILL MONITOR THE QUALITY OF DISCHARGE WATER THROUGHOUT THE COURSE OF THE PROJECT. 2.THE CONTRACTOR SHALL PERFORM REMEDIAL ACTION TO CORRECT DEFICIENCIES IN SILTATION CONTROL WORKS AS INSTRUCTED BY THE ENVIRONMENTAL MONITOR OR BY WEDLER ENGINEERING LLP. 3.WATER DISCHARGED FROM THE SITE MUST MEET THE CITY OF MAPLE RIDGE WATERCOURSE BYLAW: -TURBIDITY - SITE DISCHARGE TO BE ANALYZED FOR TSS WILL BE TRIGGERED BY READINGS OF 20 NTU & HIGHER --25mg/L DURING DRY WEATHER --75mg/L DURING THE RAINY PERIOD -PH BETWEEN 6.0 TO 9.0 -IF THE FIELD MEASUREMENTS EXCEED THE ABOVE LISTED REQUIREMENTS THE CONTRACTOR MUST CEASE DISCHARGE UNTIL APPROPRIATE REMEDIAL MEASURES HAVE BEEN UNDERTAKEN 4.SEDIMENT LADEN WATER SHOULD BE PUMPED TO THE ONSITE STORMWATER TREATMENT FACILITY AS REQUIRED 5.INSPECTION FREQUENCIES ARE PER THE CITY OF MAPLE RIDGE REQUIREMENTS -AT A MINIMUM OF ONCE PER DAY AND WITHIN 24 HRS OF A SIGNIFICANT RAIN EVENT DURING THE PERIOD OF OCT 16-MAY 15 -AT A MINIMUM OF ONCE PER WEEK AND WITHIN 24 HRS OF A SIGNIFICANT RAIN EVENT DURING THE PERIOD OF MAY 16- OCT 15 ESC PLAN STAGE 1: CLEARING AND GRUBBING 1:250 Abbotsford Courtenay Surrey THE WEDLER GROUP 1.604.746.0300 1.250.334.3263 1.604.588.1919 Chilliwack 1.604.792.0651 www.wedler.com PROGRESS PRINT - NOT FOR CONSTRUCTION MAINTENANCE OF EROSION AND SEDIMENT CONTROL MEASURES 1.PERIODIC INSPECTIONS OF EROSION AND SEDIMENT CONTROL MEASURES SHALL BE CONDUCTED BY WELDER ENGINEERING AND/OR ENVIRONMENTAL MONITOR TO ENSURE THAT THE INSTALLED MEASURES ARE FUNCTIONING AS INTENDED. 2.UPON INSTRUCTION/NOTIFICATION BY WEDLER OR ENVIRONMENTAL MONITOR, THE CONTRACTOR SHALL CONDUCT MAINTENANCE/REMEDIAL WORK TO EROSION AND SEDIMENT CONTROL MEASURES TO RESTORE/MAINTAIN FUNCTION. 3.ALL ONSITE CATCH BASIN FILTER INSERTS SHALL BE INSPECTED FOLLOWING STORM EVENTS AND SHALL BE MAINTAIN/REMOVED/REPLACED AS REQUIRED. 4.NO SOIL, SAND OR OTHER MATERIAL WITH A HIGH SEDIMENT CONTENT SHALL BE DEPOSITED OR PILED OUTSIDE OF THE PROPERTY BOUNDARY, PARTICULARLY ON PAVED ROAD SURFACES. 5.SILT FENCE SHALL BE INSPECTED AND REPAIRED AS REQUIRED, FOLLOWING SIGNIFICANT STORM EVENTS OR PERIODS OF EXTENDED RAINFALL. SEQUENCE AND TIMING PROVISIONS LIMIT SOIL EXPOSURE TO 7-10 DAYS. SEQUENCE OF CONSTRUCTION TO FACILITATE EROSION AND SEDIMENT (OFF-SITE) 1.INSTALL ALL OFFSITE UTILITIES (STORM, SANITARY, AND WATER). 2.TEST ALL UTILITIES AND SUBMIT TEST REPORTS TO WEDLER ENGINEERING. 3.STREETS ARE TO BE SWEPT DAILY AND MAINTAINED CLEAN OF DEBRIS AND SEDIMENT. 4.OPEN TRENCHES ARE NOT PERMITTED OVER NIGHT. BACKFILL AND TEMPORARY ASPHALT MUST BE INSTALLED IF WORK IS NOT COMPLETE AT END OF DAY. 5.COMPLETE ALL TIE-INS AND FINISH ALL TRENCH WORKS. 6.INSTALL CURBS AND BOULEVARDS. STRAW MULCH IS TO BE USED ON OPEN BOULEVARDS UNDER CONSTRUCTION. 7.COMPLETE ALL PAVING. SEDIMENT CONTROL DURING SIGNIFICANT STORM EVENT 1.DURING HEAVY RAINFALL SEDIMENT RUNOFF IS ANTICIPATE TO FLOW TO 117 AVENUE. 2.IN LIEU OF INSTALLING INLET INSERTS IN ANY OFFSITE CATCH BASINS, THE CONTRACTOR SHOULD INSTALL TEMPORARY ROCK BARRIER BAGS OF CURB SEDIMENT CONTAINMENT SYSTEM PER THE DETAILS BELOW AND WHEN REQUESTED BY THE ESC SUPERVISOR. 3.FREQUENT MAINTENANCE IS REQUIRED TO PROMPTLY REMOVE SEDIMENT DEPOSITS. 4.AVOID COVERING AN INLET OPENING TO ENSURE THAT RUNOFF WATERS ARE NOT PREVENT FROM ENTERING THE STORM SEWER SYSTEM. ESC PLAN STAGE 2: BUILDING EXCAVATION AND UTILITY INSTALLATION 1:250 ESC PLAN STAGE 3: BUILDING CONSTRUCTION AND LANDSCAPING 1:250 STORMWATER TREATMENT SYSTEM REMOVAL PROCESS 1.ONCE SLAB ON GRADE IS COMPLETED, FLOCCULENT PORTION OF SYSTEM CAN BE REMOVED, AFTER WATER SAMPLE BEFORE TREATMENT SHOWS NTU IS BELOW BYLAW DISCHARGE REQUIREMENT. 2.PH TREATMENT SYSTEM TO REMAIN UNTIL ALL ONSITE CONCRETE WORKS ARE COMPLETE. WATER SAMPLE TO BE TAKEN PRIOR TO TREATMENT TO CONFIRM DISCHARGE IS BETWEEN THE UPPER AND LOWER PH BYLAW REQUIREMENTS. 3.ABOVE IS TO BE COORDINATED WITH WEDLER ENGINEERING OR THE ENVIRONMENTAL MONITOR AND APPROVED BY THE CITY PRIOR TO REMOVAL Br o w n T o w e r Drawn Project # Sheet PACW Date: Scale GLA 1831 1" = 8' - 0" Signature & Seal Wayne Bissky Architect AIBC PRELIMINARY ONLY NOT FOR CONSTRUCTION DIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGE TO SCALE WHEN PRINTED ON ARCH D (36" x 24") 2018-11-30PRELIMINARY ONLYNOT FO R CONSTRUCTION Ci v i c A d d r e s s : Le g a l A d d r e s s : PI D # : 22 5 7 6 , 2 2 5 8 8 , 2 2 5 9 6 B r o w n A v e , M a p l e R i d g e , B C Date Note La n d s c a p e D e t a i l s L4.2 Co p y r i g h t R e s e r v e d . Al l d r a w i n g s r e m a i n t h e p r o p e r t y o f G r e e n w a y La n d s c a p e A r c h i t e c t u r e . U s e f o r a n y p u r p o s e an d r e p r o d u c t i o n o n l y b y w r i t t e n co n s e n t .d i m e n s i o n s a n d c o n d i t i o n s s h o w n o n th e d r a w i n g s . Gr e e n w a y La n d s c a p e A r c h i t e c t u r e 22 8 0 P a r k C r e s c e n t Co q u i t l a m B C V 3 J 6 T 4 T 6 0 4 4 6 1 9 1 2 0 E p a u l @ g r e e n w a y l a .c a Jun22.23 Development Permit Aug23.23 Development Permit PLANT LIST - Brown Tower August 23, 2023 SYMBOL QTY.1st Flr 5th Flr BOTANICAL NAME COMMON NAME SIZE SPACING 32nd Flr TREES 5 5 Acer palmatum Osakazuki Green Japanese Maple 6cm Cal, multistem 10 10 Acer rubrum Scarlet Sentinel Scarlet Sentinel Red Maple 6cm Cal, WB 2.0m Std. street tree 4 4 Magnolia sieboldii Oyama Magnolia 6cm Cal. multistem 11 11 Cornus Florida White Flowering Dogwood 6cm Cal, WB 7 7 Parrotia Persica Persian Ironwood 6cm Cal, WB 2.0m Std. street tree 4 4 Quercus palustris Pringreen Green Pillar Pin Oak 6cm Cal, low branching SYMBOL QTY.BOTANICAL NAME COMMON NAME SIZE SPACING SHRUBS 68 68 Azalea japonica Hino Crimson Hino Crimson Azalea #2 pot 900 o.c. 100 100 Buxus sempervirens Common Boxwood #2 pot 400 o.c.36 42 42 Calluna vulgaris Pink Heather #1 pot 450 o.c. 4 4 Cornus stolonifera Red Twig Dogwood #1 pot 750 o.c. 13 13 Euonymus alata 'Compactus'Dwarf Burning Bush #2 pot 900 o.c 38 38 Gaultheria shallon Salal #1 pot 500 o.c 24 24 Hydrangea macrophylla FP Forever Pink Hydrangea #2 pot 500 o.c 0 Mahonia aquifolium Oregon Grape #2 pot 750 o.c. 2 2 Physocarpus opulifolius Diabolo Diabolo Ninebark #2 pot 800 o.c. 57 57 Pieris japonica compacta Dwarf Pieris #1 pot 800 o.c. 45 20 25 Polystichum munitum Western Sword Fern #1 pot 600 o.c 45 9 36 Potentilla fruiticosa Red Ace Red Ace Shrubby Cinquefoil #1 pot 650 o.c. 66 49 17 Prunus l. Zabeliana Zabel Cherry Laurel #1 pot 650 o.c 84 26 58 Rhododendron 'Ramapo'Dwarf Red Rhodo #2 pot 750 o.c 43 9 34 Rhododendron Vulcan Red Vulcan Rhododendron #5 pot 900 o.c 0 Salix Purpurea Nana Purple Willow #1 pot 650 o.c. 12 12 Sarcococca H. Humilis Himalayan Sweet Box #1 pot 450 o.c. 19 19 Skimmia j. macrophylla M + F Skimmia (male and female)#3 pot 900 o.c. 60 20 40 Spiraea x Bumalda Gold Flame Gold Flame Spirea #2 pot 900 o.c. 22 22 Taxus x Media Brownii Brown's Yew 1.2m tall, B&B 500 o.c. 7 7 Vaccinium ovatum Evergreen Huckleberry #2 pot 900 o.c. 13 13 Weigelia florida MW Midnight Wine Weigelia #2 pot 750 o.c. GROUND COVERS AND VINES 0 Arctostaphylos uva-ursi VJ Vancouver Jade Kinnikinick #1 pot 500 o.c 0 Hypericum calycinium St Johnswort #1 pot 300 o.c 33 12 21 Mahonia nervosa Longleaf Mahonia #1 pot 450 o.c 0 Pachysandra terminalis Japanese Spurge 10cm pot 450 o.c 19 19 Clematis armandi Evergreen Clematis #3 pot train 19 19 Lonicera mandarin Mandarin Honey Suckle #3 pot train 27 27 Parthenocissus quin. Engelmannii Engelmann Ivy #3 pot train PERENNIALS AND GRASSES 0 Achillea 'Moonshine'Moonshine Yarrow #1 pot 450 o.c 0 Astilbe chinensis Chinese Astilbe #1 pot 450 o.c 0 Echinacea purpurea'Magnus'Magnus Purple Coneflower #1 pot 450 o.c 0 Erigeron Pink Jewel Pink Jewel Fleabane #1 pot 450 o.c 77 7 70 Hemerocallis 'Happy Returns'Happy Returns Daylily #1 pot 500 o.c 0 Hosta sieboldiana 'Elegans'Elegans Plantain Lily #1 pot 500 o.c 0 Rudbeckia fulgida 'Goldstrum'Black-Eyed Susan #1 pot 450 o.c 59 24 35 Pennisetum alopecuroides 'Hameln'Hameln Fountain Grass #1 pot 500 o.c.11 26 26 Stipa tenuissima Mexican Feather Grass #1 pot 300 o.c 14 NOTES: 1) In case of discrepancy between plant numbers on this list and on the plan, the plan shall prevail. 2) All planting shall be in accordance with BCSLA/BCLNA Landscape Standard, latest edition. 3) All planting beds: mulch with 75mm of decomposed hem/fir bark Erica carnea Springwood White White Spring Heather #1 pot 450 o.c. Erica x Darleyensis Furzey Pink Spring Heather #1 pot 450 o.c. Erica x Stuartii Irish Lemon Yellow Summer Heather #1 pot 450 o.c. 51 Kalmia latifolia Minuet Minuet Mountain Laurel #2 pot 750 o.c. Rubus spectabilis Salmonberry #2 pot 900 o.c 2 Cercis chinensis Chinese Redbud 2.0m tall. multistem Acer circinatum Vine Maple 2.0m tall. multistem Picea omorika Serbian Spruce 2.0m tall, cont. Cornus nuttallii EWW Eddies White Wonder Dogwood 6cm Cal, WB Acer palmatum Osakazuki Green Japanese Maple 1.75m tall, multi stem Amelanchier x grandiflora Princess Princess Diana Serviceberry 2.0m tall. multistem Carpinus betulus Fastigiata European Columnar Hornbeam 6cm Cal, WB 2.0m Std. Halesia carolina Carolina Silverbell 6cm Cal, WB Thuja plicata Excelsa Excelsa Red Cedar 2.5m tall, WB 0 Thymus praecox Creeping Thyme 10cm pot 300 o.c 0 Cotoneaster dammeri Bearberry 10cm pot 500 o.c 0 Calamagrostis acutiflora 'Karl Foerster'Foerster's Feather Reed Grass #1 pot 500 o.c. v East Screen Elevation South Screen Elevation Green Wall screen green is approximate extent of vine growth Living Screen as manufactured by The Western Group. Wall mounted to concrete parkade structure. Refer to architectural elevations for layout on wall. Vines (twining) to be planted at ground level planting bed, and trained to grow on to metal screen. 1 Green Wall screen 1cm = 10cm Page 1 of 3 City of Maple Ridge TO: Advisory Design Panel MEETING DATE: September 20, 2023 FILE NO: 2023-051-DP SUBJECT: 23613 132 Avenue PURPOSE: This site is subject to being re-zoned to RM-1 (Low Density Townhouse Residential). The development permit application made to the City is subject to Section 8.7 Multi-Family Development Permit. BACKGROUND: Applicant: JINYONG YUM Owner: BRIDGEVIEW PROPERTIES LTD Legal Description: Lot: 22, Section: 28, Township: 12, Plan: NWP47603 OCP: Existing: RMEDHI (Medium/High Density Residential) Proposed: RMEDHI (Medium/High Density Residential) Zoning: Existing: RS-2 (Single Detached Suburban Residential) Proposed: RM-1 (Low Density Townhouse Residential) Surrounding Uses North: Use: Townhouses Zone: RM-1 (Low Density Townhouse Residential) Designation: Medium/High Density Residential South: Use: Townhouses Zone: RM-1 (Low Density Townhouse Residential) Designation: Medium/High Density Residential East: Use: Townhouses Zone: RM-1 (Low Density Townhouse Residential) Designation: Medium/High Density Residential West: Use: Townhouses Zone: RM-1 (Lown Density Townhouse Residential) Designation: Medium/High Density Residential Existing Use of Property: Single Family Residential Proposed Use of Property: Multi-Family Residential Site Area: 0.406 ha (1.0 acre) Access: 132 Avenue Servicing: Urban Standard 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 8.7 Multi-Family Development Permit. 7.2 Page 2 of 3 A Multi-Family Development permit is required for all new multi-family development. The purpose of a Multi-Family Development Permit is to enhance existing neighborhoods with compatible housing styles that meet diverse needs and minimize potential conflicts on neighboring land uses. The Key Guideline Concepts are as follows: 1. New development into established areas should respect private spaces, and incorporate local neighborhood elements in building form, height, architectural features and massing. 2. Transitional development should be used to bridge areas of low and high densities, through means such as stepped building heights, or low-rise ground-oriented housing located to the periphery of a higher density developments. 3. Large scale developments should be clustered and given architectural separation to foster a sense of community and improve visual attractiveness. 4. Pedestrian circulation should be encouraged with attractive streetscapes attained through landscaping, architectural details, appropriate lighting, and by directing parking underground where possible or away from public view through screened parking structures or surface parking located to the rear of the property. Design Guidelines: The Design Guidelines and a full explanation of how the project complies with them or the reasons why they are not applicable are attached in Appendix F to this memo. PLANNING COMMENTS: 1. Proposal: The current application seeks to rezone the subject property to RM-1 (Low Density Townhouse Residential) to permit the future construction of a 20-unit townhouse development. 2. Context: The subject site is one property that totals an area of 0.406 ha in size and is currently occupied by a single-family dwelling. The property fronts 236 street and has access from the same. The lot is somewhat flat with steep slopes in the central area and surrounded by townhouse sites. 3. OCP and Zoning Compliance: The subject site is designated Medium/High Density Residential. The proposal complies with this designation. The subject site is being rezoned and the Development Data Sheet (Appendix E) analyses the compliance of the project with the applicable zone regulations. The proposal has a density (Floor Space Ratio) of 0.598, which is within the maximum of 0.6 for this zoning. Minor setback variances are being requested that will affect the rear, interior and exterior lot lines by reducing the setbacks from 7.5 meters down to 6.0 meters. Page 3 of 3 4. Parking and bicycle storage: The required parking for the proposed use is analyzed in the Development Data Sheet (Appendix F) 5. Issues requiring comments from ADP: Please comment on the overall form and character of this development and identify issues that the applicant should be aware of. 6. Works along abutting roads: Include new curb, gutter, sidewalk, new sanitary sewer, water and storm sewer connections; street lighting; street trees on all frontages; under-ground wiring for utility services to be underground. CONCLUSION: The Planning Department requests that the Advisory Design Panel provide comments on the development proposal. ______________________________________________ Prepared by: Annie Slater-Kinghorn The following appendices are attached hereto: Appendix A Subject map Appendix B Explanatory letter from Architect (and Landscape Architect if applicable) Appendix C ADP Submission Form Appendix C ADP Applicant Checklist (signed by Architect) Appendix D Development Data Sheet (signed by Architect) Appendix E DP Area Guidelines Checklist Appendix F Architectural and Landscaping Plans JY ARCHITECTURE INC. 2nd Floor, 8661 201 St. Langley BC V2Y 0G9 t: 604 493 2001 e: contact@JYarch.com www.JYarch.com Jinyong Yum Principal Architect AIBC, LEED BD+C t: 604 493 2001 ext.700 e: jyum@JYarch.com August 19th, 2023 Re: Architectural Design Rationale of the townhouse development at 23613 132nd Avenue, Maple Ridge. Ms. Annie Slater-Kinghorn Planner, Planning Department City of Maple Ridge 11995 Haney Place Maple Ridge, BC V2X 6A9 Dear Ms. Slater-Kinghorn, Please see the following explanation of the architectural design rationale of the proposed townhouse development at 23613 132nd Avenue, Maple Ridge. INTRODUCTION 1.The development site is at 23627 132 Avenue, Maple Ridge. It is a 4,062.41m2, sloping down from the northeast to the southwest corner, towards 132 Avenue and 236 Street. 2.The proposed development consists of 18 townhouse units arranged in three storeys of ﬁve buildings. 3.The proposed development seeks to create a highly livable community that will contribute positively to the community and appeal to a broad range of people, particularly families with children. 4.The development proposal responds to the Council's priority to see more family-oriented housing, particularly ground-oriented units of various sizes that come along well with the existing townhouse neighbours. THE SITE AND ITS LOCATIONAL CONTEXT 1.The subject property is east of 236 Street and north of 132 Avenue, within the Silver Valley Area, located outside the "River Village" Hamlet Centre. The OCP designation for the subject property is "Medium-High Density Residential." 2.The property is bounded to the north by a 61-unit townhouse development; to the south by 132 Avenue and new townhouse development; to the east by a new 23-townhouse development; and to the West by 236 Avenue and single residential lots. 3.Land uses in the periphery of the Hamlet are meant to serve as a transition to higher density in the Hamlet Centre. The subject property is outside deﬁned higher-density areas in the Area Plan and 400 metres from the River Village Hamlet Centre. SUMMARY OF OUR PROPOSED DESIGN APPROACH 1.Our design responds to the above-listed contextual considerations through a thoughtfully designed development of 18 units of townhouse organized in 5 separate buildings with an overall FAR of 0.598. JY ARCHITECTURE INC. 2nd Floor, 8661 201 St. Langley BC V2Y 0G9 t: 604 493 2001 e: contact@JYarch.com www.JYarch.com Jinyong Yum Principal Architect AIBC, LEED BD+C t: 604 493 2001 ext.700 e: jyum@JYarch.com 2.The community is predominantly oriented toward families with children and seniors. There are three types of residential units. a.Type A (Building #1 & #2) •Three bedrooms •Parking for two cars •A front balcony and backyard porch are directly accessed from the principal living space. •A backyard garden area. •Approximately 1,350 sf of living space. b.Type B (Building #3) •Three bedrooms •Parking for two cars ( single car garage and one outdoor parking) •A front balcony and backyard porch are directly accessed from the principal living space. •A backyard garden area. •Approximately 1,230 sf of living space. c.Type C (Building #4 & #5) •Three bedrooms plus ﬂex room •Parking for two cars •Balconies are directly accessed from the principal living space. •A backyard garden area. •Approximately 1,670 sf of living space. 3.The design is compliant with the RM-1 Bylaw with the following variances; 1.Building Setback: 1.North (Rear): 7.5m (allowed) / 6.0m (proposed) 2.East (ILL): 7.5m (allowed) / 6.0m (proposed) 3.West (ELL): 7.5m (allowed) / 6.0m (proposed) 4.The community has been designed to be self-sufﬁcient regarding parking and not to place any parking burden on the surrounding streets. Each unit has two parking stalls. There are four visitor parking stalls, including one handicapped parking stall. LAYOUT AND ORGANIZATION OF THE COMMUNITY 1.The following four ideas drive the organization and design of the community: a. Vehicle Access; Vehicle access to the development will be off from 132 Avenue at approximately the middle of the road frontage of the site. b.Outward-facing Design; The proposed buildings face 132 Avenue and 236 Street. This approach provides the architectural deﬁnition of the street corner and continuity from the adjacent townhouse development. Large glazing and balcony decks in the living space are placed to face streets to create connectivity. c.Sensitivity to the privacy of the neighbours in the West; JY ARCHITECTURE INC. 2nd Floor, 8661 201 St. Langley BC V2Y 0G9 t: 604 493 2001 e: contact@JYarch.com www.JYarch.com Jinyong Yum Principal Architect AIBC, LEED BD+C t: 604 493 2001 ext.700 e: jyum@JYarch.com The project's design has attempted to be as sensitive as possible to respect the privacy of neighbouring homes to the North and East. A six-foot wood fence, hedges, and trees are proposed to provide privacy buffers. ARCHITECTURAL EXPRESSION 1.The locational context suggests appropriate blending with existing townhouse communities. This locational context formulates the building massing and architectural design. The proposed development will reﬂect this by borrowing typical architectural styles from neighbours, such as rooﬂines, overhangs, window details, materials, etc. 2.The architectural expression of the ﬁve buildings is related and follows an integrated theme but is also sufﬁciently differentiated to provide some variety. 3.Several subtle colour variations for the building exteriors create visual interest while providing smooth blending to the existing community. 4.The front yard setbacks are aligned with the east townhouse development. 5.The garage doors are placed facing the internal access roads to allow an efﬁcient driveway layout and each building to connect visually with the streets with more gazing and architectural details. 6.The entrance of each unit includes clear pedestrian access and unit signages. 7.Weather protection and adequate exterior lighting are provided. 8.Balconies and porches are placed to monitor and visually secure the common outdoor area. 9.High-quality exterior cladding materials, such as Hardie lap siding, shingles, board & batten, stone cladding and painted trim work, are used. Should you have any questions or require further clariﬁcation, feel free to contact me at your convenience. Sincerely, JY Architecture Inc. Per: Jinyong Yum, Architect-AIBC, LEED BD+C Principal ADP Submission Checklist Application No. _______________________________ File Manager _____________________________ This checklist is being provided to you by your File Manager, to assist in preparing the materials for submission to the Advisory Design Panel (ADP). Please refer to the ADP Submission Form and the ADP Requirements Brochure for submission requirements in terms of explanatory letters, plans, supporting information and specifications on size and numbers of copies to be submitted. Address your questions to the File Manager or the Planning Liaison to the ADP. Certification of Complete ADP Submission: Architect’s Certification: _____________________________ ___________ Signature Date Print name Project Landscape Architect’s Certification: _____________________________ ___________ Signature Date Print name Submission Materials Required (File Manager to indicate if required) Provided A. ADP Submission Form (Submitted and signed by Architect)  B. Covering Letter including explanations about:  1. Project description/analysis (Detailed information Required)  2. Architectural and Landscaping Design rationale (Detailed information Required)  3. Statement in brief about the following:  a. DP Key Concepts Compliance  b. DP Guideline Compliance  c. Stormwater management strategy with emphasis on Tier A requirements integrated into landscaping plans  d. Public Art / Amenities, etc.  e. Sustainability practices  f. Other __________________________________________  C. Site and Neighbourhood Context  1. Context Review – Context Plan with existing/proposed buildings and trees, vegetation, roads, existing / proposed grading, and other major features within the site, on the abutting properties, the public realm and along the road allowances / lanes.  2. Photographs of site and surrounding sites.  D. Development Permit Area Checklist (Note: The Architect is responsible to describe how the project complies with each guidelines, or if not applicable, a description of why not applicable. Please use fillable forms on line.)  City of Maple Ridge ADP Submission Checklist (Page 2) E. Architectural Plans (Site and Building(s)):  1. Site Plan and layout  2. Site sections  3. Streetscape elevation  4. Streetscape elevations with landscaping and boulevard trees superimposed  5. Shadow analysis  6. Lighting analysis (on building and on site)  7. Floor Plans for all levels, including underground and roof tops  8. Waste collection /recycling (inside of buildings)  9. Storage, including bicycle storage (inside and outside)  10. Building elevation (all sides)  11. Signage (attached to building and free standing)  12. Colours and materials  13. Material board  14. Building sections  15. 3D renderings of site, building(s) and associated landscaping  F. Landscaping Plans:  1. Landscaping plan and layout with specifications and planting details  2. Storm water management works focused on Tier A requirements integrated into landscaping plan with details  3. Landscaping details, including public art, signage, lighting, play and other amenity areas, fences, retaining walls,  4. Waste collection /Recycling (exterior areas/structures)  5. Details for pedestrian amenity and furniture features provided  6. Details for hard surfacing areas / patterns  7. Tree retention and management plan  8. Site sections for lot grading, drainage, landscaping, retaining walls and relationship to adjacent grades / City roads / lanes  9. Pedestrian, bicycle, equestrian path interconnections  G. Green Building/Sustainability initiatives  H. Engineering-related Information:  1. Site grading plans  I. Other    Rev. March 2018 The City schedule making y ADP subm ADP thro Applicati Name of File num Address Current Z Seeking t Architect Submissi Architect Landscap Other Pro Note.: Th developm taken fro bulletin, Major per th build Group A (Pa Group B (Pa Group C Res Group D & E Group F (F1 Adv of Maple Rid es for submis your submiss mission pack ough your Fil ion Informa Applicant ber of site Zone to appear be t Informatio on will be p t pe Architect ofessional (S he Architects ments to the om AIBC Bull click here. Occupancy he current ing codes art 3) art 3) sidential E : Part 3) isory Des dge Advisory ssion deadlin sion, contact kage for you le Manager w tion: _________ _________ _________ _________ efore the AD on: resented to _________ _________ State Name s are require e ADP that a letin 31 Build Public Assem Hospital, San Home for the Aged Institutional Hotel or sim Commercial Industrial sign Pane y Design Pan ne dates and t your File M ur project. Fo well in adva __________ __________ __________ ___ Propose DP on this da ADP by: __________ __________ & Role) ____ ed to prepar re in the Ma dings Requir Use mbly natorium, or e ilar occupancy el Submis nel (ADP) me d for the min Manager to e orward your nce of the d ___________ _____ ___________ ed Zone ____ ate ________ ___________ ___________ __________ re plans and ajor Occupan ring the Serv Type services − any o exce − any b exce − all sc − any b capa − any b − any b − any b − any b − any b ssion Req eets monthly nimum subm establish wh r complete s deadline date __________ __________ __________ __________ ________ _______ ___________ to attend a ncy categori vices of an A es of Building or s of an architect one‐storey build eeding 9 m or gro building of more eeding 235 m²; a chools, any size building (exclud acity exceeding 1 building with gro building contain building contain building with gro building with gro uest Form y.Refer to t mission requ at constitute ubmission p e. __ __ __ __ __________ nd to presen es cited in th Architect. Fo r Parts of Buildin t under section 6 Act. ding with an uns oss area exceed e than one store and ing veterinary h 12 beds oss area exceed ning 5 or more d ning 11 or more g oss area exceed oss area exceed m he attached irements. Be es a complet package for t ____ nt all he Table bel r the entire ng requiring the 60 of the Archit supported span ing 275 m²; ey with gross are ospital) with a ing 470 m² welling units guest rooms ing 470 m² ing 470 m² efore te the ow e ects ea 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 Multi-Family Development Permit Area Guidelines Checklist Pursuant with Section 8.7 of the Official Community Plan, multi-family developments will be assessed against the form and character guidelines established by Council and summarised below. This checklist is to be prepared by the architect of record for the project to demonstrate the proposed design was developed in accordance with the form and character guidelines. Please assess and describe the compliance of the proposed design of the project with respect to the Key Guideline Concepts and with the Form and Character Guidelines. Description of the Key Guideline Concepts should be suitable for File Managers to quote in Development Permit Application Reports to Council. For the Form and Character Guidelines, clearly describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. This checklist is to accompany Development Permit Applications and submissions to the ADP. 8.7.1 Key Guideline Concepts Describe how this project and the design complies 1. New development into established areas should respect private spaces, and incorporate local neighbourhood elements in building form, height, architectural features and massing. 2. Transitional development should be used to bridge areas of low and high densities, through means such as stepped building heights, or low rise ground oriented housing located to the periphery of a higher density developments. 2 Key Guideline Concepts (Continued) 3. Large scale developments should be clustered and given architectural separation to foster a sense of community, and improve visual attractiveness. 4. Pedestrian circulation should be encouraged with attractive streetscapes attained through landscaping, architectural details, appropriate lighting and by directing parking underground where possible or away from public view through screened parking structures or surface parking located to the rear of the property. Guidelines 8.7.1 A Building Design, Massing and Siting Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. Design and siting of buildings should take advantage of natural features or views and should enhance privacy and livability. 2. Residential buildings should front or appear to front onto public roads through the use of appropriate treatment of exteriors, through direct pedestrian access to individual units from the public street/sidewalk, or through the provision of pedestrian walkways linked to the street. Street frontages should be emphasized by incorporating differentiated front, side and rear oriented facades, with a minimum two storey facade on the fronting street to foster a human scale. Buildings that are designed with an end wall or unit adjacent to a public street should design the end unit with the pedestrian entry facing the street. At significant intersections, the definition of corners should be reinforced by buildings that front on both streets and incorporate corner cuts. 3 Guidelines 8.7.1 A (Continued) 3. Higher density dwellings should be sited adjacent to major streets in order to minimize access problems and to provide a transition to lower density uses. 4. Multi-family developments adjacent to lower density or single detached residential dwellings should: a) be consistent in form and massing with the surrounding area; b) be sited adjacent to major streets to provide a transition to lower density uses; c) concentrate density to the centre of the development or towards a non- residential boundary and locate lower density components adjacent to lower density residential uses; d) create a transition in building mass and form towards the setbacks of the adjacent neighbourhood; e) minimize access conflicts; f) be designed to maximize privacy and minimize views onto adjoining sites, particularly for portions of the development abutting the side yards of adjacent single detached residential uses. 5. Larger buildings, roof forms and building frontages should include design elements and features to: a) provide variation in the facades to help reduce the visual length of individual buildings; b) have the appearance of a series of smaller buildings, or as identifiable parts of a larger concept; and c) incorporate components that express strong unit identity and incorporate direct access to grade for ground-floor units. 4 Guidelines 8.7.1 A (Continued) 6. New multi-family developments should use design themes, architectural features and elements of the surrounding neighbourhood by incorporating common elements such as form, scale, massing and proportion into the design as a means to reinforce neighbourhood stability. Examples include: a) the articulation of facades, using where appropriate, elements such as porches, chimneys, projections, recesses, and balconies; b) the placement, size, shape and number of doors and windows; c) the location and visual appearance of garages and/or parking facilities; d) the selection of appropriate and compatible roof forms; and e) the design of hard and soft landscaping. 7. The exposed undersides of balconies and porches that are visible from a street or public walkway should be covered with exterior finishes to provide a finished appearance to public view. 8. Developments are encouraged to use the Leadership in Energy and Environmental Design (LEEDS) standards in the design of buildings. Techniques such as rain gardens, vegetated swales, separation of impervious surfaces, installing below surface infiltration beds and tree box filters, and redirecting water from drain pipes into vegetated areas are encouraged. 9. Variation in individual unit designs is encouraged to provide visual interest and avoid significant repetition either within a row of townhouses, or between adjacent rows of units. 5 Guidelines 8.7.1 A (Continued) 10. Garage doors should not face public streets. Where front facing garage doors are unavoidable, the impact of garage doors on the public realm should be mitigated by: a) designing residential units with enough width to include attractive entrances and windows between garages; b) recessing garage doors behind the main building façade; c) keeping a sufficient width in residential units to allow the creation of attractive entrances and fenestration between garages. d) grouping garage doors in pairs between adjacent units to allow building entrances and facades more prominence on the street; e) providing interior spaces that overlook the street; f) separating and orienting unit entrances to the street; g) providing individual pedestrian walkways linked to the street; h) including design details such as transom windows or glazing in garage doors; i) a comprehensive landscape plan that identifies how the visual impact of garage doors from the street will be mitigated. 11. Landscaping of rooftops is encouraged where possible, to provide shared or private outdoor space for residents and to provide attractive views for residents and passersby. 6 Guidelines 8.7.1 B Vehicle Access, Parking and Circulation Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. Parking and servicing should be located underground or to the rear of buildings, with access from lanes wherever possible. Where lane access is not possible, access should be from streets via narrow driveways to minimize the impact on streetscape appearance and disruption to pedestrian movement. 2. Parking structures should be adequately screened and architecturally compatible with the rest of the building. Large surface parking areas should be divided into smaller sections to avoid a monotonous appearance with landscaping strips, trees, building edges, pedestrian pathways, and pavement treatment to enhance their visual appearance. 3. Developments with large parking areas should provide a direct pedestrian pathway system through the parking area to facilitate convenient and safe pedestrian access between building entrances, parked cars, and sidewalks of adjoining streets. Features such as special landscaping with trees and benches, overhead weather protection and distinct paving should be incorporated where appropriate. Pedestrian movement should be designed to avoid any obstruction by parked vehicles. 4. Shared vehicle access between adjoining sites should be considered where access for parking at the rear of the property is limited. Joint or shared access should also be considered between adjoining developments to minimize disruption of pedestrian sidewalks and to maximize landscaping and permeable surfaces. Integration of driving aisles and pedestrian walkways between adjacent sites is also strongly encouraged. 7 Guidelines 8.7.1 B (Continued) 5. Locate parking spaces allocated for people with disabilities as close as possible to the main entrance to a building. 6. Crime Prevention through Environmental Design (CPTED) principles should be incorporated into the design of all parking facilities with convenient, safe, identifiable and universally accessible access routes to building entrances, lobbies or other principal areas of buildings, and to grade level from any underground or above ground parking structures. 7. To increase safety, consider using electronic security devices and monitoring systems as a supplement to natural surveillance opportunities in parking structures and parking areas. 8. The amount of asphalt surfaces in parking areas should be minimized by integrating a variety of paving materials such as concrete, decorative pavers, etc. or by using alternate surface treatments. 9. Road grades, streets, lanes, and driveways should conform to the existing grades as closely as possible to ensure minimal disruption of slopes and vegetation. On steep terrain, roads should be aligned, wherever possible, to run parallel rather than counter to, natural contours and existing grades. 8 Guidelines 8.7.1 C Landscaping and Open Space Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. Landscaping both within and outside the development should: a) provide definition for pedestrian corridors; b) delineate private and semi private space from public space; c) provide adequate screening between private outdoor spaces; d) present a pleasing street image; e) provide suitable buffering between public road and privacy areas; f) soften the transition between adjacent land uses; g) provide a buffer between residential and non-residential land uses; h) create interesting views and focal points into and out of the site; i) reinforce design continuity with neighbouring properties, the scale and massing of buildings, and the streetscape by providing consistency in street trees, plant materials, and other landscaping elements. 2. Landscape drawings for development applications should include, but are not limited to, the following information: a) the location of mature and existing trees to be retained or removed, b) the location of all protective tree fencing; c) a grading plan or cross section indicating finished grade; and d) a drainage plan for the site. 3. Street trees will be a required component of all development. Incorporate deciduous tree species into streetfront landscaping to define site boundaries, to enhance public space, and to permit light penetration in winter. 9 Guidelines 8.7.1 C (Continued) 4. Energy efficiency and conservation should be considered in the design of landscaped areas and in the selection of plant material. This can be accomplished through: a) using native and/or drought-resistant species; b) designing the landscaping to moderate the effect of wind; c) providing shade in summer; d) allowing natural drainage to occur throughout the site; e) allowing daylight into buildings; and f) redirecting water from rooftop runoff and downspouts into vegetated areas or rain barrels for later irrigation use. 5. Maintain continuous landscaping along abutting streets and minimize the number of interruptions such as driveways and parking entrances. Continue the sidewalk pavement across driveways and parking entrances. 6. Create visual landmarks on significant street corners and at locations of high visibility. Provide landscaping and consider incorporating features such as flag poles, banners, visual art, ornamental trees, fountains, architectural elements, and landscape structures. 7. Any portion of a building site left vacant for future development should be landscaped consistent with the landscape plan for the overall site. The minimum ground surface treatment should be lawn. Where possible, the natural state should be retained for those portions of a property not being developed. 10 Guidelines 8.7.1 C (Continued) 8. Identify, preserve and incorporate stands of mature trees into the overall site landscaping design. Retain unique tree species, significant vegetation, natural landscape features and nesting areas on a site wherever possible. To attain this objective, prior to the design of a project, a detailed survey prepared by a qualified professional indicating the location and condition of existing trees and vegetation on a site should be conducted and provided to the District as part of the development application process. 9. Existing vegetation should be enhanced with new planting wherever construction activity has destroyed vegetation. Replanting with indigenous or native species is encouraged. 10. Consider incorporating rain gardens and vegetated swales into parking lot landscaping to increase the natural absorption of rainwater runoff from paved areas into the ground. 11. The height and location of a landscape screen should ensure that: a) privacy to adjacent properties is adequately protected; b) driving site lines are maintained from adjacent roads, manoeuvring aisles, parking lots; and c) the quality of the streetscape and outdoor living spaces is enhanced. 12. Maximize the amount of landscaped areas and minimize the amount of impervious paved surfaces to increase the natural absorption of rainwater on a site. 11 Guidelines 8.7.1 D Universally Accessible Design Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. All non-vehicular routes should be fully accessible. Sidewalks and pathways should be wide enough for wheelchair/scooters and should include a tactile strip for the visually impaired. Curb-cuts and curb let-downs should be provided in appropriate locations to facilitate safe, convenient, and direct access from parking spaces to buildings for people with disabilities. 2. Building entries should be: a) clearly addressed with large numbers visible from the street; b) directly accessed from the street without stairs; c) provided with level areas measuring a minimum of 1.5m x 1.5m (4.9 ft. x 4.9 ft.) both inside and outside of doorways; and d) provided with weather protection, exterior lighting, and power-assisted door openers. Guidelines 8.7.1 E Refuse, Recycling and Service Areas Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. Integrate vents, mechanical rooms, mechanical equipment, and elevator penthouses into the roof design or screen with materials and finishes compatible with the overall architectural design. 2. The design of a roof, placement of mechanical units and satellite dishes, etc. should take into account views of the roof from adjacent buildings. 12 3. Garbage containers and recycling bins must be: a) easily accessible; b) appropriately sized for the building occupants; c) contained within roofed/walled enclosures; d) incorporated into the overall design of the development; or e) screened from public view and weatherproof and animal-resistant within the boundaries of each site. 4. Service areas should be internalized within the development. For developments with multiple buildings, common refuse, recycling and service areas are to be provided. Storage areas should be located to be convenient and readily accessible from most buildings or units on the site. Avoid direct exposure from public streets and allow for adequate manoeuvring space for removal vehicles. 5. Enclose or screen all exterior mechanical units or equipment, including roof top units, equipment, and satellite dishes within upper floors or structures that from part of the overall design of a development. 6. Locate building ventilation systems to minimize noise and exhaust pedestrian areas, residential units, and outdoor spaces and locate less sensitive land uses closer to sources of noise. 7. Buildings should be designed and constructed maximize sound attenuation: a) between units; b) between public roads and units; and c) between adjacent land uses and units. 13 Guidelines 8.7.1 F Signage and Lighting Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. All signage must conform to the Maple Ridge Sign Bylaw. In the event of a conflict between the Maple Ridge Sign Bylaw and these guidelines, the latter shall take precedent. 2. Signage design, materials and message should be integrated and complement the scale and architectural detail of the building. 3. Pedestrian level lighting is encouraged along all pedestrian routes and pedestrian plazas. The lighting should be pedestrian focused. 4. Lighting should be designed so as to have no direct source of light visible from the public right-of-way or adjacent residential land. Care should be taken to ensure that lighting glare does not pose a nuisance to adjacent residences, pedestrians, or motorists. Guidelines 8.7.1 G Bicycle Parking and Storage Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. Short term and long term bicycle parking facilities should be considered for all developments. Short term bicycle parking should be in well-lit locations and clearly visible from a main building entrance and/or public roads with bicycle racks made of sturdy, theft- resistant material that is securely anchored to the floor or ground. Longer term bicycle storage areas provided as part of a parking structure should be located close to elevators and access points. 14 Project Information To be completed by the Architect on record for this project: File Number ________________________ Date prepared: _______________________ Architect ________________________ ___________________________ Print Name Signature UNIT 14 TYPE - BF: 56.59 MF: 59.35 UF: 59.42 UNIT 13 TYPE - BF: 57.08 MF: 59.84 UF: 62.91 UNIT 12 TYPE - BF: 57.78 MF: 60.54 UF: 63.61 BLDG #4 VISITOR #4 VISITOR #3 LPT WMC UNIT 10 TYPE - BF: 58.66 MF: 61.42 UF: 64.49 UNIT 11 TYPE - BF: 59.14 MF: 61.90 UF: 64.97 VISITOR #2 12 R U P OUTDOOR AMENITY AREA 174m2 / EL. 59.00 8R U P UNIT 18 TYPE - BF: 53.83 MF: 56.59 UF: 59.66 UNIT 17 TYPE - BF: 54.32 MF: 57.08 UF: 60.15 UNIT 16 TYPE - BF: 55.02 MF: 57.78 UF: 60.85 UNIT 15 TYPE - BF: 55.51 MF: 58.27 UF: 61.34 BLDG #5 UNIT 8 TYPE - BF: 59.04 MF: 61.80 UF: 64.87 UNIT 9 TYPE - BF: 58.66 MF: 61.42 UF: 64.49 BLDG #3 DN DN DN DN DN DN DN DN DN DN DN DN DN E.G . 6 2 . 2 5 E.G . 6 2 . 3 3 E.G. 6 1 . 9 1 E.G . 6 2 . 6 4 E.G . 6 2 . 2 6 E.G . 6 2 . 6 4 E.G. 6 1 . 8 6 E.G. 6 2 . 2 2 E.G. 6 2 . 0 5 UNIT 5 TYPE - BF: 56.59 MF: 59.35 UF: 62.42 UNIT 6 TYPE - BF: 57.08 MF: 59.84 UF: 62.91 UNIT 7 TYPE - BF: 57.78 MF: 60.54 UF: 63.61 BLDG #2 UNIT 1 TYPE - BF: 53.92 MF: 56.68 UF:59.75 UNIT 2 TYPE - BF: 54.41 MF: 57.17 UF: 60.24 UNIT 3 TYPE - BF: 55.10 MF: 57.86 UF: 60.93 UNIT 4 TYPE - BF: 55.60 MF: 58.36 UF: 61.43 BLDG #1 VISITOR #1 DN DN DN DN ALL PLANT MATERIAL MUST BE PROVIDED FROM CERTIFIED DISEASE FREE NURSERY. PROVIDE CERTIFICATION UPON REQUEST. CHK'D: DRAWN: DESIGN: SCALE: DATE: M2LA PROJECT NUMBER: DRAWING TITLE: PROJECT: DRAWING NUMBER: REVISION DESCRIPTIONNO.DATE DR. property of M2 Landscape Architects and may not be c Copyright reserved. This drawing and design is the SEAL: Tel: 604.553.0044 New Westminster, British Columbia #220 - 26 Lorne Mews V3M 3L7 Fax: 604.553.0045 Email: office@m2la.com UNIT 14 TYPE - BF: 56.59 MF: 59.35 UF: 59.42 UNIT 13 TYPE - BF: 57.08 MF: 59.84 UF: 62.91 UNIT 12 TYPE - BF: 57.78 MF: 60.54 UF: 63.61 BLDG #4 VISITOR #4 VISITOR #3 LPT WMC UNIT 10 TYPE - BF: 58.66 MF: 61.42 UF: 64.49 UNIT 11 TYPE - BF: 59.14 MF: 61.90 UF: 64.97 VISITOR #2 12 R U P OUTDOOR AMENITY AREA 174m2 / EL. 59.00 8R U P UNIT 18 TYPE - BF: 53.83 MF: 56.59 UF: 59.66 UNIT 17 TYPE - BF: 54.32 MF: 57.08 UF: 60.15 UNIT 16 TYPE - BF: 55.02 MF: 57.78 UF: 60.85 UNIT 15 TYPE - BF: 55.51 MF: 58.27 UF: 61.34 BLDG #5 UNIT 8 TYPE - BF: 59.04 MF: 61.80 UF: 64.87 UNIT 9 TYPE - BF: 58.66 MF: 61.42 UF: 64.49 BLDG #3 DN DN DN DN DN DN DN DN DN DN DN DN DN E.G . 6 2 . 2 5 E.G. 6 2 . 3 3 E.G . 6 1 . 9 1 E.G . 6 2 . 6 4 E.G . 6 2 . 2 6 E.G . 6 2 . 6 4 E.G . 6 1 . 8 6 E.G. 6 2 . 2 2 E.G . 6 2 . 0 5 UNIT 5 TYPE - BF: 56.59 MF: 59.35 UF: 62.42 UNIT 6 TYPE - BF: 57.08 MF: 59.84 UF: 62.91 UNIT 7 TYPE - BF: 57.78 MF: 60.54 UF: 63.61 BLDG #2 UNIT 1 TYPE - BF: 53.92 MF: 56.68 UF:59.75 UNIT 2 TYPE - BF: 54.41 MF: 57.17 UF: 60.24 UNIT 3 TYPE - BF: 55.10 MF: 57.86 UF: 60.93 UNIT 4 TYPE - BF: 55.60 MF: 58.36 UF: 61.43 BLDG #1 VISITOR #1 DN DN DN DN ALL PLANT MATERIAL MUST BE PROVIDED FROM CERTIFIED DISEASE FREE NURSERY. PROVIDE CERTIFICATION UPON REQUEST. CHK'D: DRAWN: DESIGN: SCALE: DATE: M2LA PROJECT NUMBER: DRAWING TITLE: PROJECT: DRAWING NUMBER: REVISION DESCRIPTIONNO.DATE DR. property of M2 Landscape Architects and may not be c Copyright reserved. This drawing and design is the SEAL: Tel: 604.553.0044 New Westminster, British Columbia #220 - 26 Lorne Mews V3M 3L7 Fax: 604.553.0045 Email: office@m2la.com CHK'D: DRAWN: DESIGN: SCALE: DATE: M2LA PROJECT NUMBER: DRAWING TITLE: PROJECT: DRAWING NUMBER: REVISION DESCRIPTIONNO.DATE DR. property of M2 Landscape Architects and may not be c Copyright reserved. This drawing and design is the SEAL: Tel: 604.553.0044 New Westminster, British Columbia #220 - 26 Lorne Mews V3M 3L7 Fax: 604.553.0045 Email: office@m2la.com CHK'D: DRAWN: DESIGN: SCALE: DATE: M2LA PROJECT NUMBER: DRAWING TITLE: PROJECT: DRAWING NUMBER: REVISION DESCRIPTIONNO.DATE DR. property of M2 Landscape Architects and may not be c Copyright reserved. This drawing and design is the SEAL: Tel: 604.553.0044 New Westminster, British Columbia #220 - 26 Lorne Mews V3M 3L7 Fax: 604.553.0045 Email: office@m2la.com PART ONE GENERAL REQUIREMENTS PART THREE SOFT LANDSCAPE DEVELOPMENT PART THREE SOFT LANDSCAPE DEVELOPMENT - CONT PART THREE SOFT LANDSCAPE DEVELOPMENT - CONT PART TWO SCOPE OF WORK CHK'D: DRAWN: DESIGN: SCALE: DATE: M2LA PROJECT NUMBER: DRAWING TITLE: PROJECT: DRAWING NUMBER: REVISION DESCRIPTIONNO.DATE DR. property of M2 Landscape Architects and may not be c Copyright reserved. This drawing and design is the SEAL: Tel: 604.553.0044 New Westminster, British Columbia #220 - 26 Lorne Mews V3M 3L7 Fax: 604.553.0045 Email: office@m2la.com PROJECT DATA LEGAL DESCRIPTION LT 22; SEC 28; TWP 12; NWD; PL NWP47603 CIVIC ADDRESS 23613 132ND AVENUE. MAPLE RIDGE, BC ZONING EXISTING: RS-2 PROPOSED: RM-1 LOT AREA GROSS LOT AREA: 4,062.41sm LOT COVERAGE 1,199.82sm (29.53% / excl. COVERED PORCH.) DENSITY PERMITTED: FSR MAX. 0.60 PROPOSED: FSR 0.598 SETBACKS SOUTH (FRONT): 6.0m (ALLOWED) / 6m (PROPOSED) NORTH (REAR): 7.5m (ALLOWED) / 6m (PROPOSED) - VARIANCE REQUIRED EAST (ILL): 7.5m (ALLOWED) / 6m (PROPOSED) - VARIANCE REQUIRED WEST (ELL): 7.5m (ALLOWED) / 6m (PROPOSED) - VARIANCE REQUIRED BUILDING HEIGHT ALLOWED: 9.5m PROPOSED: SEE BUILDING ELEVATIONS RESIDENT PARKING REQUIRED: 2 SPACES / du = 36 SPACES PROVIDED: 36 SPACES VISITOR PARKING REQUIRED: 0.2 SPACE / du = 3.6 SPACES PROVIDED: 4 SPACES OUTDOOR AMENITY REQUIRED: 5m2 / du = 90sm PROVIDED: 174m2 Sheet No. Drawn By Reviewed ByDate A001 JY2022-12-01 Sheet Title Pr o j e c t T i t l e PROJECT DATA 18 T O W N H O M E S Consultant Architect JY ARCHITECTURE INC. 23 6 1 3 1 3 2 N D A V E N U E , M A P L E R I D G E , B C NO.DATE ISSUE NOTE REV.DATE DESCRIPTION Scale AS NOTED Project ID 220717 CONSULTANT NAME Copyright reserved. The documents and design as an instrument of service are and at all times remain the exclusive property of JY ARCHITECTURE INC. (JYA) and may not be reproduced without the express written consent of JYA. All designs and related information in whole or in part shown on these documents are for the express use for the specified project only and shall not be used otherwise without the express written consent of JYA. The Contractor shall verify and be responsible for all dimensions on site and shall inform JYA of any variations from the dimensions and conditions shown on the documents. Shop drawings shall be submitted to JYA for review and approval prior to fabrication. JYA do not warrant that the drawings are produced to scale. Dimensions may not be scaled from the documents. 2nd Floor, 8661 201 STREET, LANGLEY BC V2Y 0G9 UNIT #BEDROOMS GARAGE AREA LOWER LEVEL AREA MAIN LEVEL AREA UPPER LEVEL AREA UNIT LIVING AREA BLDG #1 1 3 BED 38.99sm 0sm 62.01sm 66sm 128.01sm 2 3 BED 38.75sm 0sm 60.71sm 66sm 126.71sm 3 3 BED 38.75sm 0sm 60.71sm 66sm 126.71sm 4 3 BED 38.99sm 0sm 60.71sm 66sm 126.71sm 155.48sm 0sm 244.14sm 264sm 508.14sm 508.14sm BLDG #2 5 3 BED 38.99sm 0sm 60.71sm 66sm 126.71sm 6 3 BED 38.75sm 0sm 60.71sm 66sm 126.71sm 7 3 BED 38.75sm 0sm 62.36sm 66.37sm 128.73sm 116.49sm 0sm 183.78sm 198.37sm 382.15sm 382.15sm BLDG #3 8 3 BED 41.58sm 0sm 58.65sm 56.44sm 115.09sm 9 3 BED 41.46sm 0sm 58.38sm 56.24sm 114.62sm 10 3 BED 41.46sm 0sm 58.38sm 56.24sm 114.62sm 11 3 BED 41.58sm 0sm 58.65sm 56.41sm 115.06sm 166.08sm 0sm 234.06sm 225.33sm 459.39sm 459.39sm BLDG #4 12 3 BED + FLEX 38.98sm 30sm 62.36sm 66.37sm 158.73sm 13 3 BED + FLEX 38.75sm 29.87sm 60.71sm 66sm 156.58sm 14 3 BED + FLEX 38.99sm 23.58sm 60.71sm 66sm 150.29sm 116.72sm 83.45sm 183.78sm 198.37sm 465.6sm 465.6sm BLDG #5 15 3 BED + FLEX 38.99sm 23.58sm 60.71sm 66sm 150.29sm 16 3 BED + FLEX 38.75sm 29.87sm 60.71sm 66sm 156.58sm 17 3 BED + FLEX 38.75sm 29.87sm 60.71sm 66sm 156.58sm 18 3 BED + FLEX 38.99sm 23.58sm 62.01sm 66sm 151.59sm 155.48sm 106.9sm 244.14sm 264sm 615.04sm 615.04sm 2430.32sm UNIT DATA AND FLOOR AREA SUMMARY Sheet No. Drawn By Reviewed ByDate A002 JY2022-12-01 Sheet Title Pr o j e c t T i t l e CONTEXT PLAN 18 T O W N H O M E S Consultant Architect JY ARCHITECTURE INC. 23 6 1 3 1 3 2 N D A V E N U E , M A P L E R I D G E , B C NO.DATE ISSUE NOTE REV.DATE DESCRIPTION Scale AS NOTED Project ID 220717 CONSULTANT NAME Copyright reserved. The documents and design as an instrument of service are and at all times remain the exclusive property of JY ARCHITECTURE INC. (JYA) and may not be reproduced without the express written consent of JYA. All designs and related information in whole or in part shown on these documents are for the express use for the specified project only and shall not be used otherwise without the express written consent of JYA. The Contractor shall verify and be responsible for all dimensions on site and shall inform JYA of any variations from the dimensions and conditions shown on the documents. Shop drawings shall be submitted to JYA for review and approval prior to fabrication. JYA do not warrant that the drawings are produced to scale. Dimensions may not be scaled from the documents. 2nd Floor, 8661 201 STREET, LANGLEY BC V2Y 0G9 UNI T 5 TY P E - BF: 56.59 MF: 59 .35 UF: 62.42 UNIT 6 TY P E - BF: 57.08 MF: 59.84 UF: 62.91 UNI T 7 TYP E - BF: 57.78 MF: 60 .54 UF: 63 .61 BL D G # 2 UN I T 1 TYP E - BF: 53 .92 MF: 56.68 UF:5 9 .75 UN I T 2 TYP E - BF: 54 .41 MF: 57 .17 UF: 60 .24 UN I T 3 TYP E - BF: 55 .10 MF: 57.86 UF: 60 .93 UN I T 4 TYP E - BF: 55 .60 MF: 58.36 UF: 61 .43 BL D G # 1 VIS I T O R #1 UNI T 14 TY P E - BF: 56.59 MF: 59 .35 UF: 59.42 UNI T 13 TY P E - BF: 57.08 MF: 59.84 UF: 62.91 UN I T 12 TYP E - BF: 57.78 MF: 60 .54 UF: 63.61 BL D G # 4 VIS I T O R #4 VIS I T O R #3 LPTWM C UN I T 10 TY P E - BF: 58.66 MF: 61 .42 UF: 64.49 UN I T 11 TY P E - BF: 59.14 MF: 61 .90 UF: 64.97 VIS I T O R #2HC 12R UP OUT D O O R A M E N I T Y A R E A 174 m 2 / EL . 59 .00 8R UP UN I T 18 TYP E - BF: 53 .83 MF: 56 .59 UF: 59 .66 UN I T 17 TYP E - BF: 54.32 MF: 57 .08 UF: 60 .15 UN I T 16 TYP E - BF: 55 .02 MF: 57 .78 UF: 60 .85 UN I T 15 TYP E - BF: 55 .51 MF: 58 .27 UF: 61 .34 BL D G # 5 3.05 m [3.05 ] UNI T 8 TY P E - BF: 59.04 MF: 61 .80 UF: 64.87 UNI T 9 TY P E - BF: 58.66 MF: 61 .42 UF: 64.49 BL D G # 3 DN DN DNDNDN DN DN DN DN DN DN DN DN DN DN DNE.G. 62.25 E.G. 62.33 E.G. 61.91 E.G. 62.64 E.G. 62.26 E.G. 62.64 E.G. 61.86 E.G. 62.22 E.G. 62.05 EXISTING TOWNHOUSE DEVELOPMENT EXISTING TOWNHOUSE DEVELOPMENT EXISTING TOWNHOUSE DEVELOPMENT NEW TOWNHOUSE DEVELOPMENT UNDER CONSTRUCTION NEW TOWNHOUSE DEVELOPMENT COMPLETED SUBJECT SITE 132ND AVENUE 23 6 S T R E E T 1 2 3 4 1 2 3 4 N