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Home My WebLink AboutADP 2022-09-21 Agenda.pdf City of Maple Ridge Advisory Design Panel AGENDA Wednesday, September 21, 2022 at 4:00 pm Held Virtually Via Zoom Teleconference Join the meeting from your computer, tablet or smartphone https://mapleridge-ca.zoom.us/j/84318769735?pwd=ckF1WFE2NlhFQ3liZ1VDNXA1SDMwdz09 Or join the meeting using your phone Dial: 1-778-907-2071 Meeting ID: 843 1876 9735 Password: 628449 1. CALL TO ORDER 2. APPROVAL OF THE AGENDA 3. ADOPTION OF MINUTES – July 20, 2022 4. QUESTION PERIOD 5. NEW AND UNFINISHED BUSINESS 6. PROJECTS 6.1 Development Permit No: 2020-237-RZ 4:15 PM Applicant: Epic NE Albion Homes Ltd. Project Architect Formwerks Architecture – Jim Bussey Proposal: RZ from RS-3 to RM-1 to facilitate a 102-unit townhouse site Location: 24984, 25024, 25038 112th Avenue & 11070 Lockwood Street File Manager: Wendy Cooper 6.2 Development Permit No: 2021-270-DP 5:00 PM Applicant: Doug Johnson Architecture Project Architect Doug Johnson Landscape Architect: M2 Landscape Architects Proposal: 5 storey apartment building Location: 11692 Pine Street File Manager: Rene Tardif 10-minute break 6.3 Development Permit No: 2021-530-DP 5:55 PM Applicant: Tides Consulting Ltd. (Tarek El- Amoury) Project Architect John Meunier Project Landscape Architect: Paul Whitehead Proposal: Rezone from RS-1 to RT-2 to enable the creation of a fourplex Location: 11410 207 Street File Manager: Tyson Baker Advisory Design Panel September 21, 2022 Page 2 of 2 7. CORRESPONDENCE 8. ADJOURNMENT Next Meeting: October 19, 2022 Agenda Items Submission Deadline: October 5, 2022 QUESTION PERIOD Question Period provides the public with the opportunity to ask questions or make comments on subjects that are of concern to them. Each person will be given 2 minutes to speak. Up to ten minutes in total is allotted for Question Period. City of Maple Ridge Advisory Design Panel MEETING MINUTES July 20, 2022 Regular Meeting The Minutes of the Regular Meeting of the Maple Ridge Advisory Design Panel (ADP) held via Zoom teleconference on Wednesday, July 20, 2022 at 4:00 pm. PANEL MEMBERS PRESENT Meredith Mitchell, Chair Landscape Architect BCSLA Jaswinder Gabri Architect AIBC Sang Kim Architect AIBC Andrea Scott, Vice-Chair Architect AIBC Jose Gonzalez Landscape Architect BCSLA STAFF MEMBERS PRESENT Wendy Cooper Staff Liaison, Planner Arsh Dhillon Committee Clerk 1.CALL TO ORDER – 4:06 pm 2.APPROVAL OF AGENDA R/2022-ADP-032 It was moved and seconded That the agenda for the July 20, 2022 Advisory Design Panel meeting be approved as circulated. CARRIED UNANIMOUSLY 3.ADOPTION OF MINUTES R/2022-ADP-033 It was moved and seconded That the minutes for the June 15, 2022 Advisory Design Panel meeting be adopted. CARRIED UNANIMOUSLY 4.QUESTION PERIOD – NIL Note: Jaswinder Gabri joined the meeting at 4:11 pm. 5.NEW AND UNFINISHED BUSINESS 6.PROJECTS 6.1 Development Permit No: 2019-138-DP / Lougheed Highway, 223 Street and Selkirk The Chair welcomed the project team to the meeting and introduced the members of the ADP. The Staff Liaison provided a brief overview of the 6 storey, 255-unit market housing and commercial space building. The project team presented the development plans and answered questions from the Panel. 3.0 Advisory Design Panel Minutes July 20, 2022 Page 2 of 4 R/2022-ADP-034 It was moved and seconded That the Advisory Design Panel has reviewed application 2019-138-DP and recommends that the application be supported and the following concerns be addressed as the design develops and submitted to Planning staff for follow-up. Architectural Comments: • Ensure egress from Phase 1 building to the North is achieved during interim stage between Phase 1 and Phase 2 • Phase 1 courtyard appears to lack access from Building 1, it appears that access to Phase 1 courtyard can only be achieved after completion of Phase 2 courtyard. Perhaps further details for access to courtyard in Phase 1 is warranted. • The two residential entrance ways, at the North and South elevations, suggest to add red material at pedestrian level to better define front doors • Suggest providing access to courtyard from the mid-block Landscape Comments: • Suggest incorporating features into grand stairs to address security concerns (CPTED), i.e., lighting, landscaping, etc. • Ensure adequate tree protection on existing trees along Lougheed • Recommend breaking up monumental stairs with planting incorporated into stairs • Recommend continuation of architectural façade material or signage/art around the building into courtyard space • Suggest reconfiguration of planters around courtyard stair to 223rd Street to incorporate planting into stair and provide vegetation buffer between building 2 access ramp and residential patios. • Suggest relocation of vegetable garden plots to maximize sun exposure • Suggest studying alternative to checker board to improve programming • Suggest providing landscape courtyard cross sections CARRIED UNANIMOUSLY Note: Meredith Mitchel recused herself from agenda item 6.2 as she is a Landscape Architect for the project. 6.2 Development Permit No: 2020-432-DP/ 12229 & 12211 228 Street The Chair welcomed the project team to the meeting and introduced the members of the ADP. The Staff Liaison provided a brief overview of the 17-unit townhouse development. The project team presented the development plans and answered questions from the Panel. R/2022-ADP-035 It was moved and seconded That the Advisory Design Panel has reviewed application 2020-432-DP and recommends that the application be supported and the following concerns be addressed as the design develops and submitted to Planning staff for follow-up. Architectural Comments: • Suggest extending use of wood panels to ground level access of corner units Advisory Design Panel Minutes July 20, 2022 Page 3 of 4 • Ensure driveway widths, turning radiuses and hammerheads allow for appropriate vehicular movement, including garbage trucks • Ensure parking stalls meet the City of Maple Ridge zoning bylaw • Bedroom overhang on second floor over the balconies to consider having architectural elements, i.e., corbel Landscape Comments: • Suggest exploring opportunities to introduce additional permeable paver areas • Suggest providing direct connection from the pedestrian mews to the amenity area CARRIED MEREDITH MITCHELL DID NOT VOTE Note: Meredith Mitchel recused herself from agenda item 6.3 as she is a Landscape Architect for the project. 6.3 Development Permit No: 2021-564-DP/ 23004 Dewdney Trunk Road The Chair welcomed the project team to the meeting and introduced the members of the ADP. The Staff Liaison provided a brief overview of the 3 storey mixed-use commercial and residential building. The project team presented the development plans and answered questions from the Panel. R/2022-ADP-036 It was moved and seconded That the Advisory Design Panel has reviewed application 2021-564-DP and recommends that the application be supported and the following concerns be addressed as the design develops and submitted to Planning staff for follow-up. Architectural Comments: • Garbage area disconnect from building, suggest exploring relocating closer to building for better weather protection • Suggest providing convenience access to stairs from residential lobby • Confirm PMT location over parkade slab with BC Hydro • Consider bedrooms between outdoor amenity area to have window treatments for privacy • Pedestrian level at residential lobby entrance, suggest to have different material or colour to provide easy identification • Suggest darker colour panels on the commercial level of the zero-lot line wall to minimize visual appearance Landscape Comments: • Suggest improving street interface by: o Consider additional stair into commercial level on the West side o Consider sitting opportunities at commercial level o Consider introducing a terraced planter along Dewdney Trunk Road to minimize visual appearance of concrete wall • Suggest proving screening between barbeque amenity and cooling units CARRIED UNANIMOUSLY Advisory Design Panel Minutes July 20, 2022 Page 4 of 4 MEREDITH MITCHELL DID NOT VOTE Note: Meredith Mitchell left the meeting at 6:33 pm. 7. CORRESPONDENCE - NIL 8. ADJOURNMENT There being no further business, the meeting adjourned at 7:59 p.m. The next regular meeting of the Advisory Design Panel will be held on Wednesday, September 21, 2022. Meredith Mitchell, Chair Andrea Scott, Vice-Chair /ad Page 1 of 4 City of Maple Ridge TO: Advisory Design Panel MEETING DATE: August 29, 2022 FILE NO: 2020-237-RZ SUBJECT: 11070 Lockwood Street, 24984, 25024 and 25038 112 Avenue PURPOSE: An Advisory Design Panel (the “ADP”) submission has been received for the above cited application and properties to permit the construction of a 102 unit townhouse development. The rezoning application being processed in conjunction with this proposal was given First Reading by Council on May 24, 2022. This rezoning application is accompanied by an Official Community Plan (OCP) amendment to adjust the conservation boundary. This site is subject to being re-zoned to RM-1 (Low Density Townhouse Residential). The properties are located within the North East Albion Area Plan which was endorsed by Council in October 2019 and the Official Community Plan Amending Bylaw was given first reading in January 2021. The properties are designated Townhouse in the North East Albion Area Concept Plan, and therefore support the proposed RM-1 (Low Density Townhouse Residential) zone. The development permit application made to the City is subject to Section 8.7 Multi-Family Development Permit. BACKGROUND: Applicant: Epic Homes – Cole Lambert Legal Description: Parcel “A” (Explanatory Plan 16432) Lot 4 Section 11 Township 12 New Westminster District Plan 1363; Lot 28 Section 11 Township 12 New Westminster District Plan 34098; Lot 29 Section 11 Township 12 New Westminster District Plan 34098; and Lot 4, Except: Firstly: Parcel “A” (Explanatory Plan 16432) and Secondly: Part Dedicated as Road on Plan 29924, Section 11 Township 12 New Westminster District Plan 1363 OCP: Existing: Low/Medium Density Residential Proposed: Single Family, Townhouse, Conservation and Park Within Urban Area Boundary: Yes Area Plan: Albion Area Plan - North East Albion Land Use Concept Plan OCP Major Corridor: Yes Zoning: Existing: RS-3 (Single Detached Rural Residential) Proposed: R-1 (Single Detached (Low Density) Urban Residential) and RM-1 (Low Density Townhouse Residential) 6.1 Page 2 of 4 Surrounding Uses: North: Use: Single-Family Residential and Conservation Zone: R-1 (Single Detached (Low Density) Urban Residential), R-2 (Single Detached (Medium Density) Urban Residential) and RS-3 (Single Detached Rural Residential) Designation: Low/Medium Density Residential, Conservation South: Use: Single-Family Residential Zone: RS-3 (Single Detached Rural Residential) Designation: Low/Medium Density Residential and Suburban Residential East: Use: Single-Family Residential Zone: Single-Family Residential Designation: Low/Medium Density Residential and Suburban Residential West: Use: Single-Family Residential Zone: RS-3 (Single Detached Rural Residential) Designation: Low/Medium Density Residential Existing Use of Property: Single-Family Residential Proposed Use of Property: Multi-Family Residential and Conservation Site Area: 1.852 ha (4.57 acres) Access: 112 Avenue, and Lockwood Street Servicing requirement: Urban Standard DEVELOPMENT PERMIT AREA: The development permit application made to the City prompting this submission to the ADP is subject to the Key Guidelines and the Design Guidelines of Section 8.7 Multi-Family Development Permit. Key Guidelines: The following is a brief description and assessment of the proposal’s compliance with the applicable Key Development Permit Guidelines: New development into established areas should respect private spaces, and incorporate local neighbourhood elements in building form, height, architectural features and massing. Setbacks have been provided with landscaped yards to help with privacy. Buildings have been designed to limit the number of units that would overlook neighbouring residential properties. The form and character of the development is a contemporary Scandinavian. 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 higher density developments. The development addresses the sloping site by stepping the buildings with the slope to maintain a consistent 3 storey expression. Further reduction of building height is provided on the downhill side of mews courtyards with a 2 storey expression. Page 3 of 4 Large scale developments should be clustered and given architectural separation to foster a sense of community, and improve visual attractiveness. Buildings have been sited to create varied streetscapes with architectural details and colour, as well as providing clusters of buildings on site which allow for pockets of greenery focusing around a centrally located amenity and park dedication. 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. The development provides an attractive streetscape using street fronting buildings with individual Unit entries and landscaped front yards. The use of details such as individual front entries with metal canopy roofs, gables with gooseneck lighting, and proportionate bays with large picture windows provide variety and visual interest. Parking is located internally on the site, with most parking being located within private garages and visitor parking tucked between buildings where possible. 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 B to this memo. PLANNING COMMENTS: 1. Context: The four subject properties are located within the North East Albion Area of the Albion Area Plan, south of 112 Avenue and east of Lockwood Street (see Appendices A and B). The subject properties are influenced by several creeks and there are several pockets of deciduous and coniferous trees. The subject properties slope from the southeast up to the northwest. 2. OCP and Zoning Compliance: The subject properties are currently designated Low/Medium Density Residential in the OCP; however they are designated Townhouse in the North East Albion Area Plan, which has been given first reading by Council. The Townhouse designation is intended to accommodate urban townhouses in areas with access to transportation, commercial services and public amenities. Townhouse or strata developments are encouraged to locate adjacent to Kanaka Creek Regional Park as well as sensitive streams to ensure better stewardship of the environmental buffer. North East Albion Area townhouses will consist primarily of two to three-storey building forms that house multiple dwelling units. The proposed development for townhouses is consistent with the future intended OCP designation. The project architect has completed the Multi-Family Development Permit Area Guidelines Checklist (see Appendix B) to indicate how the guidelines are being met. An Indoor Amenity Building and Outdoor Amenity Areas is proposed for the development, meeting the required Common Open Areas, Outdoor Amenity Areas, Private Outdoor Areas, and Indoor Amenity Areas. 3. Variances: The proposed variances for the project are detailed in Appendix C. Page 4 of 4 4. Stormwater Management: The technical memo on stormwater management is contained in Appendix D. CONCLUSION: The Planning Department requests that the Advisory Design Panel provide comments on the development proposal. Wendy Cooper ______________________________________________ Prepared by: Wendy Cooper, M.Sc., MCIP, RPP Planner The following appendices are attached hereto: Appendix A Subject map Appendix B DP Area Guidelines Checklist Appendix C Variances Appendix D Stormwater management Appendix E Architectural and Landscaping Plans DATE: Aug 17, 2020FILE: 2020-237-RZ 24984, 25024/38 112 AVENUE & 11070 LOCKWOOD STREET PLANNING DEPARTMENT SUBJECT PROPERTIES RZ/055/09SD/055/09 2011-016-DP 2020-073-RZ 2019-426-RZ 2019-425-RZ 2019-425-VP2019-425-SD 2020-102-DP2020-128-SD 2019-425-DP2019-426-VP2019-426-DP 2020-171-DP 2019-426-SD ´ Scale: 1:3,000 BY: PC Legend Stream Ditch Centreline Edge of Marsh Indefinite Creek Lake or Reservoir Marsh Active Applications (RZ/SD/DP/VP) DATE: Aug 17, 2020FILE: 2020-237-RZ 24984, 25024/38 112 AVENUE & 11070 LOCKWOOD STREET City of PittMeadows District ofLangley District of Mission FRASER R. ^ PLANNING DEPARTMENT SUBJECT PROPERTIES Aerial Imagery from the Spring of 2018´ Scale: 1:2,500 BY: PC 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 201 – 20050 Stewart Crescent, Maple Ridge, BC, V2X 0T4 | www.epichomes.info | 604-465-6886 August 16, 2022 DEVLIVERED VIA EMAIL City of Maple Ridge 11995 Haney Place Maple Ridge, BC V2X 6A9 Attention: Wendy Cooper Re: 2020-237-RZ | Development Variance Permit Amendment |Kanaka Springs Master Plan Following up on our May 24, 2022 DVP Letter, the variances on the townhouse site have been amended to reflect the recent Development Permit Submission. In conversations with Mark McMullen and Christine Carter, we understand that revisions are upcoming to Zoning Bylaw 7600-2019 with respect to how variances are calculated. As such, the enclosed calculations are provided based on methodology in Zoning Bylaw 3510-1985. The proposed variances include: 1. Townhouse Site have been prepared in accordance with the accepted variances on our first NE Albion phase under 2019-426-RZ and include: a. Rear and Side Yard Variance from 7.5m to 4.3m. The Rear and Side Yard is combined in to a single setback request as we are not sure what would qualify as rear versus side yard due to unique geometry of site. b. Front Yard Variance from 7.5m to 6m. Front Yard is being considered for all units fronting 112th Avenue, Lockwood Street and the proposed municipal park. c. Amend Section 405.1 (1) from 40% to 38%. 2. Single family variances include: a. Lot Width Variance to support deep lots due to site constraints from KA4 to north and 110th Avenue to south: i. Lots 9 & 10 from 12m to 11m. ii. Lot 14 from 12 to 11.72m. iii. Lots 15 & 16 from 12m to 11.46m. iv. Lots 17 corner lot width from 13.5m to 13.14m. b. Lot Depth Variance to accommodate challenging setback geometry from KA4: i. Lot 6 from 24m to 23.07m. ii. Lot 7 from 24m to 23.33m. c. Rear Yard Setback to accommodate cul-de-sac and front lot line geometry: i. Lot 21 from 6m to 4.48m. ii. Lot 22 from 6m to 2.97m. d. Rear Yard Setback to accommodate trail alignment along north p/l: i. Lot 23 from 6m to 4.28m. 201 – 20050 Stewart Crescent, Maple Ridge, BC, V2X 0T4 | www.epichomes.info | 604-465-6886 The variances are requested to help neutralize the site’s geographic challenges. The net site area has a compact geometry due to the asymmetric environmental setbacks from KA4 & KA6 and the new 110th Avenue Road allowance. The variances provide necessary flexibility to design and orient the townhouse blocks and single family lots around these environmental features to ensure maximum amount of riparian area is preserved. I trust the above and enclosed to be in order. Should you require any additional information, please contact the undersigned. Yours Truly, Epic NE Albion Homes Ltd. Cole Lambert A R C H I T E C T U R A L F O R M W E R K S 1625 West 5th Ave., Vancouver, BC V6J 1N5 Fax 685-2076 Phone 683-5441 D R A W I N G R E V I S I O N S This plan and design are, and at all times remain the exclusive property of Formwerks Architectural Inc. and cannot be used or reproduced without written consent by Formwerks Architectural Inc. Written dimensions shall have precedence over scaled dimensions. Contractors shall verify and be responsible for all dimensions and conditions on the job. Formwerks Architectural Inc. shall be informed of any variation from the dimensions and conditions on the drawing. COPYRIGHT RESERVED P R O J E C T T H E G R O V E K A N A K A S P R I N G S 1 1 2 T H A V E N U E M A P L E R I D G E , B C S C A L E S H E E T D A T E 1 : 3 5 0 A1.00 A U G U S T 2 0 2 2 S I T E P L A N ISSUED FOR REZONING MAY 18, 2022ISSUED FOR DEVELOPMENT PERMIT AUGUST 10, 2022 EM E R G E N C Y A C C E S S CU R B A C R O S S F U T U R E T R A I L A N D S A N I T A R Y S E W E R PMT CRCRCRCRCRCR1 L2 CR1E BLOCK 16 GAR: 91.52 M BFE: 301.84'(92.00 M) GAR: 91.80 M MFE: 310.76'(94.72 M) GAR: 91.34 M GAR: 91.12 M BFE: 298.62'(91.02 M) GAR: 90.82 M MFE: 307.54'(93.74 M) BFE: 297.24'(90.60 M) GAR: 90.40 M MFE: 306.16'(93.32 M) BFE: 295.57'(90.09 M) GAR: 89.89 M MFE: 304.49'(92.81 M) BFE: 300.92'(91.72 M) MFE: 309.84'(94.44 M) BFE: 300.33'(91.54 M) MFE: 309.25'(94.26 M) BFE: 299.61'(91.32 M) MFE: 309.53'(94.33 M) C C1 C C C C C1 BL O C K 4 GA R : 8 0 . 4 8 M BF E : 2 6 5 . 5 3 ' (8 0 .9 3 M ) GA R : 8 0 . 5 8 M GA R : 8 0 . 5 8 M GA R : 8 0 . 5 8 M GA R : 8 0 . 5 8 M GA R : 8 0 . 5 8 M GA R : 8 0 . 5 8 M BF E : 2 6 5 . 5 3 ' (8 0 .9 3 M ) BF E : 2 6 5 . 5 3 ' (8 0 .9 3 M ) BF E : 2 6 5 . 5 3 ' (8 0 .9 3 M ) BF E : 2 6 5 . 5 3 ' (8 0 .9 3 M ) BF E : 2 6 5 . 5 3 ' (8 0 .9 3 M ) BF E : 2 6 5 . 5 3 ' (8 0 .9 3 M ) B B B B B4 E B1 BL O C K 1 BF E : 2 5 1 . 6 3 ' (7 6 .7 0 M ) GA R : 7 6 . 5 1 M BF E : 2 5 4 . 6 3 ' (7 7 .6 1 M ) GA R : 7 7 . 2 2 M BF E : 2 5 6 . 6 3 ' (7 8 .2 2 M ) GA R : 7 7 . 8 3 M BF E : 2 5 8 . 6 3 ' (7 8 .8 3 M ) GA R : 7 8 . 4 4 M BF E : 2 6 1 . 6 3 ' (7 9 .7 5 M ) GA R : 7 9 . 3 5 M BF E : 2 6 1 . 6 3 ' (7 9 .7 5 M ) GA R : 7 9 . 6 3 M B B B B2 B1 BL O C K 2 GA R : 8 0 . 4 2 M BF E : 2 6 4 . 7 8 ' (8 0 .7 1 M ) GA R : 8 0 . 5 9 M BF E : 2 6 4 . 7 8 ' (8 0 .7 1 M ) GA R : 8 0 . 5 9 M BF E : 2 6 4 . 7 8 ' (8 0 .7 1 M ) GA R : 8 0 . 5 9 M BF E : 2 6 4 . 7 8 ' (8 0 .7 1 M ) GA R : 8 0 . 5 2 M BF E : 2 6 4 . 7 8 ' (8 0 .7 1 M ) B B B2 B3 E BL O C K 3 BF E : 2 6 3 . 9 6 ' (8 0 .4 6 M ) GA R : 8 0 . 3 4 M GA R : 8 0 . 3 4 M GA R : 8 0 . 3 4 M GA R : 8 0 . 3 4 M BF E : 2 6 3 . 9 6 ' (8 0 .4 6 M ) BF E : 2 6 3 . 9 6 ' (8 0 .4 6 M ) BF E : 2 6 3 . 9 6 ' (8 0 .4 6 M ) C1 C C C C C1 BL O C K 5 BF E : 2 6 6 . 0 5 ' (8 1 .0 9 M ) GA R : 8 0 . 7 4 M GA R : 8 0 . 7 4 M GA R : 8 0 . 7 4 M GA R : 8 0 . 7 4 M GA R : 8 0 . 7 4 M GA R : 8 0 . 7 4 M BF E : 2 6 6 . 0 5 ' (8 1 .0 9 M ) BF E : 2 6 6 . 0 5 ' (8 1 .0 9 M ) BF E : 2 6 6 . 0 5 ' (8 1 .0 9 M ) BF E : 2 6 6 . 0 5 ' (8 1 .0 9 M ) BF E : 2 6 6 . 0 5 ' (8 1 .0 9 M ) B B BB2 B3 BLOCK 13 BFE: 311.72'(95.01 M) GAR: 94.86 M BFE: 310.86'(94.75 M) GAR: 94.60 M BFE: 309.97'(94.48 M) GAR: 94.33 M BFE: 306.23'(93.34 M) GAR: 93.19 M BFE: 305.38'(93.08 M) GAR: 92.93 M B B B BB4E B3E BLOCK 19 BFE: 275.91'(84.10 M) GAR: 83.95 M BFE: 275.13'(83.86 M) GAR: 83.71 M BFE: 274.18'(83.57 M) GAR: 83.42 M BFE: 273.39'(83.33 M) GAR: 83.18 M BFE: 272.51'(83.06 M) GAR: 82.91 M BFE: 271.65'(82.80 M) GAR: 82.65 M B B B BB4 B3 BLOCK 17 BFE: 297.24'(90.60 M) GAR: 90.45 M BFE: 295.57'(90.09 M) GAR: 89.94 M BFE: 293.24'(89.38 M) GAR: 89.23 M BFE: 291.11'(88.73 M) GAR: 88.58 M BFE: 288.81'(88.03 M) GAR: 87.88 M BFE: 286.52'(87.33 M) GAR: 87.18 M A1 A A2 BLOCK 9 BFE: 293.96'(89.60 M) GAR: 89.40 M BFE: 297.87'(90.79 M) GAR: 90.59 M BFE: 301.15'(91.79 M) GAR: 91.59 M AA1A A2 BLOCK 10 BFE: 305.12'(93.00 M) GAR: 92.80 M BFE: 308.76'(94.11 M) GAR: 93.91 M BFE: 310.70'(94.70 M) GAR: 94.50 M BFE: 311.91'(95.07 M) GAR: 94.87 M AA1A A2E BLOCK 11 BFE: 313.09'(95.43 M) GAR: 95.23 M BFE: 313.09'(95.43 M) GAR: 95.23 M BFE: 313.91'(95.68 M) GAR: 95.48 M BFE: 313.91'(95.68 M) GAR: 95.48 M A1 A A2 E BL O C K 1 2 BF E : 3 1 1 . 4 8 ' (9 4 .9 4 M ) GA R : 9 4 . 7 7 M BF E : 3 0 9 . 9 4 ' (9 4 .4 7 M ) GA R : 9 4 . 2 7 M BF E : 3 0 7 . 9 7 ' (9 3 .8 7 M ) GA R : 9 3 . 6 7 M CRCRCRCRCR1 L2 CR1EBLOCK 18 BFE: 277.56'(84.60 M) GAR: 84.40 M MFE: 287.83'(87.73 M) BFE: 278.25'(84.81M) GAR: 84.61 M MFE: 288.52'(87.94 M) BFE: 276.91'(84.40 M) GAR: 84.20 M MFE: 287.18'(87.53 M) BFE: 276.41'(84.25 M) GAR: 84.05 M MFE: 286.68'(87.38 M) BFE: 275.69'(84.03 M) GAR: 83.83 M BFE: 285.96'(87.16 M) BFE: 274.67'(83.72 M) GAR: 83.60 M MFE: 283.59'(86.44 M) B B B B B1B4 BLOCK 14 BFE: 300.46'(91.58 M) GAR: 91.43 M BFE: 297.57'(90.70 M) GAR: 90.55 M BFE: 294.78'(89.85 M) GAR: 89.70 M BFE: 292.29'(89.09 M) GAR: 88.94 M BFE: 289.47'(88.23 M) GAR: 88.13 M BFE: 287.01'(87.48 M) GAR: 87.33 M C1 AR 1 E BR BR BR B BL O C K 6 BF E : 2 6 3 . 5 7 ' (8 0 .3 4 M ) GA R : 7 9 . 9 8 M BF E : 2 6 0 . 5 7 ' (7 9 .4 2 M ) GA R : 7 9 . 3 0 M BF E : 2 5 1 . 5 7 ' (7 6 .6 8 M ) GA R : 7 6 . 5 0 M BF E : 2 5 8 . 5 7 ' (7 8 .8 1 M ) GA R : 7 8 . 6 3 M BF E : 2 5 6 . 5 7 ' (7 8 .2 0 M ) GA R : 7 7 . 9 8 M BF E : 2 5 4 . 5 7 ' (7 7 .5 9 M ) GA R : 7 7 . 3 0 M B B B B B4 E B1 BL O C K 7 BF E : 2 6 6 . 0 4 ' (8 1 .0 9 M ) GA R : 8 0 . 9 4 M BF E : 2 6 7 . 9 5 ' (8 1 .6 7 M ) GA R : 8 1 . 5 2 M BF E : 2 7 0 . 8 0 ' (8 2 .5 4 M ) GA R : 8 2 . 3 9 M BF E : 2 7 3 . 9 5 ' (8 3 .5 0 M ) GA R : 8 3 . 3 5 M BF E : 2 7 5 . 4 9 ' (8 3 .9 7 M ) GA R : 8 3 . 8 2 M BF E : 2 7 7 . 7 6 ' (8 4 .6 6 M ) GA R : 8 4 . 5 1 M B B B B B2 B3 BL O C K 8 BF E : 2 7 9 . 4 0 ' (8 5 .1 6 M ) GA R : 8 5 . 0 1 M BF E : 2 7 8 . 6 7 ' (8 4 .9 4 M ) GA R : 8 4 . 7 9 M BF E : 2 7 9 . 9 5 ' (8 5 .3 3 M ) GA R : 8 5 . 1 8 M BF E : 2 8 0 . 7 1 ' (8 5 .5 6 M ) GA R : 8 5 . 4 1 M BF E : 2 8 1 . 0 0 ' (8 5 .6 5 M ) GA R : 8 5 . 5 0 M BF E : 2 8 1 . 9 6 ' (8 5 .9 4 M ) GA R : 8 5 . 7 9 M BRBRBRBR BR1BR4 BLOCK 15 BFE: 291.73'(88.92 M) GAR: 88.72 M BFE: 289.47'(88.23 M) GAR: 88.03 M BFE: 287.40'(87.60 M) GAR: 87.40 M BFE: 285.27'(86.95 M) GAR: 86.75 M BFE: 283.46'(86.40 M) GAR: 86.20 M BFE: 281.86'(85.91 M) GAR: 85.71 M AMENITY 30 ' - 0 " [9 .1 4 m ] 32 ' - 6 " [9 .9 1 m ] 20'-2 1/2"[6.16m] 12'-0"[3.66m] 18'-2 3/4" [5.56m] 35'-10"[10.92m] 11 ' - 9 1 / 2 " [3 .5 9 m ] 11 ' - 9 1 / 2 " [3 .5 9 m ] 11 ' - 6 " [3 .5 1 m ] 11 ' - 6 " [3 .5 1 m ] 58'-3"[17.75m] 48'-4 1/4"[14.74m] 43'-1 3/4" [13.15m] 11 ' - 4 " [3 .4 5 m ] 35'-10"[10.92m] 30 ' - 6 " [9 .3 m ] 51 ' - 7 1 / 4 " [1 5 .7 3 m ] 42 ' - 2 1 / 4 " [1 2 .8 6 m ] 59 ' - 6 1 / 2 " [1 8 .1 5 m ] 47'-1 1/4"[14.36m] 52'-1 1/4"[15.88m] 33 ' - 1 1 / 4 " [1 0 .0 9 m ] 35 ' - 1 0 1 / 4 " [1 0 .9 3 m ] 11'-0"[3.35m]11'-0"[3.35m] 46 ' - 3 " [1 4 .1 m ] 271 .92' 82 .88 M 269 .26' 82 .07 M 277 .59' 84 .61 M 265 .38'80 .88M 265 .38' 80 .88M 265.38'80.88M265 .38'80 .88M 265 .38 '80.88M 265 .38'80.88M 265.38' 80.88M 265 .38' 80 .88M 264 .86' 80 .72M 264.86' 80.72M 264.86' 80.72M 264.86' 80 .72M 264.86' 80 .72M 264.86'80.72M 264.86'80.72M 264.86' 80.72M 265.38' 80.88M 264.86' 80 .72M 26 4 .86 ' 80.72 M 250.96' 76.49M 250 .96 ' 76.49 M 253.96' 77.40M 253.96' 77.40M 255.96'78.01M 255 .96' 78 .01M 257.96'78.62 M 257.96' 78 .62M 260.96'79.54M 260.96' 79.54M 260.96'79.54M 260.96' 79.54M 260.96' 79.54M 261 .32' 79 .65M 264.11'80.50M 264 .11' 80.50M 264.11'80.50 M 264 .11' 80.50M 264.11'80.50M 264 .11' 80.50M 264.11'80.50M 264 .11' 80.50M 264.11'80.50M 264.11'80.50 M 264 .11' 80 .50M 263.29'80.25 M 263.29' 80 .25M 263.29' 80.25M 263.29'80.25 M 263.29' 80.25M 263.29'80.25M 263.29' 80.25M 263.29'80.25M 263.29'80.25 M 2 6 3 . 2 9 ' 8 0 .2 5 M 265.37' 80.88M 265 .37' 80.88M 267.28'81.46M 267 .28 ' 81.46M 270.13'82.33M 270 .13' 82.33M 273.28' 83.29M 273 .28' 83.29M 274.82'83.76M 274 .82' 83.76M 277.06'84.44M 277.06'84.44M 277 .06' 84.44M 278.00'84.73M 277 .42' 84 .55M 278.00' 84.73M 2 7 8 .7 3 ' 8 4 .9 5 M 278.73' 84.95M 27 9 .28 ' 85.12 M 279 .28' 85 .12M 280.04'85.35 M 280 .04' 85 .35M 280.33'85.44M 280.33' 85.44M 281.29'85.73M 281.29'85.73 M 281 .29'85.73M 270.98'82.59M 270 .98' 82.59 M 27 1 .8 4 ' 82 .8 5 M 27 2 .7 2 ' 83 .1 2 M 271 .84 ' 82.85M 27 3 .5 1 ' 8 3 .3 6 M 27 4 . 4 6 ' 83 . 6 5 M 273 .51 ' 83.36 M 27 5 .2 4 ' 83 .8 9 M 274.46' 83.65M 27 5 .2 4 ' 83 .8 9 M 275 .24 ' 83.89 M 287 .85 ' 87.65 M 277 .33 ' 84.53 M 287 .85'87.65M 287.16'87.52M 28 7 .1 6 ' 87 .5 2 M 28 6 .5 1 ' 87 .3 2 M 286 .51 ' 87.32 M 2 8 6 .0 1 ' 8 7 . 1 7 M 286 .01 ' 87.17 M 2 8 5 . 2 9 ' 8 6 . 9 5 M 28 5 .2 9 ' 86 .9 5 M 28 2 .4 2 ' 86 .0 8 M 282 .42'86 .08M 2 7 3 .7 5 ' 8 3 .4 3 M 2 8 5 . 8 5 ' 8 7 .1 3 M 2 8 5 .8 5 ' 8 7 .1 3 M 285.85' 87.13M 2 8 8 .1 4 ' 8 7 . 8 2 M 29 0 .4 4 ' 88 .5 2 M 290.44' 88.52M 29 2 .5 7 ' 89 .5 7 M 292.57' 89.57M 2 9 4 .9 0 ' 8 9 .8 8 M 2 9 6 .5 7 ' 9 0 .3 9 M 29 6 .5 7 ' 90 .3 9 M 2 9 6 .5 7 ' 9 0 . 3 9 M 3 0 0 .9 2 ' 9 1 .7 2 M 310 .09 '94.51 M 310 .09 ' 94.51 M 30 9 .1 7 ' 94 .2 3 M 309 .17 '94.23 M30 8 .5 8 ' 94 .0 5 M 308 .58 '94.05M3 0 8 .8 6 ' 9 4 .1 4 M 308 .86 ' 94.14 M 3 0 6 .8 7 ' 9 3 .5 3 M 30 6 .8 7 ' 93 .5 3 M 305 .49'93 .11 30 5 .4 9 ' 93 .1 1 303 .82'92 .60M303.82'92.60M 294 .90 ' 89.88 M 291 .73 ' 88.91 M 2 9 9 .9 8 ' 9 1 . 4 3 M 299 .98 ' 91.43 M 2 9 7 .7 2 ' 9 0 . 7 5 M 297 .72 ' 90.75 M 2 9 5 .6 5 ' 9 0 . 1 1 M 295.65 '90.11M 29 3 .5 2 ' 89 .4 6 M 293 .52 ' 89.46 M 2 8 8 . 3 8 ' 8 7 .9 0 M 288 .38 ' 87.90 M 2 8 6 . 7 8 ' 8 7 .4 1 M 286 .78 ' 87.41 M 281.69' 85.85M 299 .79 ' 91.37 M 2 9 9 .7 9 ' 9 1 .3 7 M296 .90 ' 90.49 M 2 9 6 . 9 0 ' 9 0 . 4 9 M 294 .11 ' 89.64 M 29 4 .11 ' 89.64 M 29 1 .6 2 88 .8 9 M 2 9 1 .6 2 8 8 .8 9 M 288 .80 ' 88.02 M 2 8 8 . 8 0 ' 8 8 . 0 2 M 286 .34 ' 87.27 M 286 .34 ' 87.27 M 28 6 .3 4 ' 87 .2 7 M 299 .79 ' 91.37 M 3 0 4 .7 1 ' 9 2 .8 7 M 304 .71 ' 92.87 M 304.71' 92.87M 30 5 .56 ' 93 .1 3 M 305.56' 93.13M 30 9 .3 0 ' 94 .4 5 M 309.30' 94.45M 31 0 .1 9 ' 94 .5 4 M 310.19' 94.54M 3 1 1 .0 5 ' 9 4 .8 0 M 31 1 .0 5 ' 94 .8 0 M 3 1 1 .0 5 ' 94 .8 0 M 313 .24 ' 95.47 M 313 .24 ' 95.47 M 313.24'95.47M 3 1 3 .2 4 ' 9 5 .4 7 M313 .24 ' 95 .47 M 3 1 2 .4 2 ' 95 .2 2 M 312 .42 ' 95 .22 M 3 1 2 .4 2 ' 9 5 .2 2 M 312 .42 ' 95.22 M 3 1 1 . 6 0 9 4 . 9 7 M 311 .24 ' 94.86 M 311 .24 '94.86 M 3 1 0 .0 3 ' 94 .4 9 M 31 0 .0 3 ' 94 .4 9 M 308 .04'93 .89M 308.04'93.89M30 4 .4 5 ' 92 .7 9 M 3 0 4 .4 5 ' 9 2 .7 9 M 31 1 .2 4 ' 9 4 .8 6 M 3 0 0 . 8 2 ' 9 1 .6 8 M 3 0 0 .4 8 ' 9 1 .5 8 M 300.48'91.58M29 7 .2 0 ' 90 .5 8 M 300 .48 ' 3 0 0 . 4 8 ' 297.20'90.58M 29 3 . 2 4 ' 89 .3 7 M 293.24'89.37 M 293.24'89.37M 3 0 7 .3 0 ' 9 3 .6 6 M 309.37'94.29M 307.30' 93.66M 307.30' 93.66M 310 .81 ' 94.73 M 309 .37' 94.29 M 310 .81 ' 94.73 M 310 .81 ' 94.73 M 250.96'76.49M 272 .72 ' 83.12 M 272 .80' 83.15 M 288.14' 87.82M 294 .90' 89.88 M 265 .37' 80 .88M 270 .98' 82.59 M 262.82' 80.11 M 2 5 9 .1 9 ' 7 9 .1 9 M 2 5 9 .1 9 ' 7 9 .1 9 M 262 .82' 80 .11M264.82' 80.72M 264.82' 80.72M 266.82'81.37M 266.82' 81.37M 268.82'81.94M 268.82' 81.94M 270 .01'82 .30M 270.01'82.30M 262.90'80.13M 2 5 0 .9 0 ' 7 6 .4 7 M E.S . A . E.S . A . PARK 52,291 SF 1.20 ACRE 4 9 ' - 2 1 / 2 " [ 1 5 m ] 49 ' - 2 1 / 2 " [15 m ] 49'- 2 1 / 2 " [15 m ] 14' - 1 1 / 4 " [4.3 m ] SET B A C K 16 ' - 9 " [5 .1 m ] SE T B A C K 49'- 2 1 / 2 " [15 m ] 19 ' - 8 1 / 4 " [6 m ] SE T B A C K 16 ' - 4 3 / 4 " [5 m ] SE T B A C K 49 ' - 2 1 / 2 " [1 5 m ] 19 ' - 8 1 / 4 " [6 m ] SE T B A C K 19 ' - 8 1 / 4 " [6 m ] SE T B A C K 19'-8 1/4"[6m]SETBACK 14'-1 1 / 4 " [4.3m]SETB A C K 9'-10"[3m] 19'-8 1/2"[6m]SETBACK 19'-8 1/4"[6m]SETBACK 14'-1 1/4" [4.3m]SETBACK 4 9 ' - 2 1 / 2 " [ 1 5 m ] 16'-8 3/4"[5.1m]SETBACK 14'-1 1/4" [4.3m]SETBACK 9'-1 0 " [3m] 14'-1 1/4" [4.3m]SETBACK 14'- 9 1 / 4 " [4.5 m ] 4' - 1 1 " [1 .5 m ] 16 ' - 8 3 / 4 " [5 .1 m ] SE T B A C K 19'-8 1/4"[6m] SETBACK 19'-8 1/4"[6m] SETBACK 1'-4 1/4"[0.42m] 2'-2 1/4"[0.67m] 1'-0"[0.3m] 1'-1"[0.33m] 2'-2 1/4" [0.67m] 7 1/4" [0.18m] 6'-5 3/4" [1.97m] 3'-1" [0.94m] 7' - 2 1 / 4 " [2 .1 9 m ] 4' - 1 1 1 / 4 " [1 .5 1 m ] 1'- 6 " [0 .4 6 m ] 2' - 9 " [0 .8 4 m ] 4 1 / 2 " [0 .1 1 m ] 8'-9 3/4"[2.69m] 3' - 4 3 / 4 " [1 .0 4 m ] 3' - 4 3 / 4 " [1 .0 4 m ] 9' - 8 " [2 .9 5 m ] 6'- 1 0 1 / 2 " [2 .1 m ] 1'- 3 1 / 2 " [0 .4 m ] 4'-11 " [1.5m ] 2' - 1 1 / 4 " [0 .6 4 m ] 4' - 4 " [ 1 . 3 2 m ] 2' - 7 1 / 2 " [0 .8 m ] 16'-8 3 / 4 " [5.1m]SETB A C K 24'-7 1 / 4 " [7.5m ] 16 ' - 5 1 / 2 " [5 .0 2 m ] 38 2 ' - 5 3 / 4 " [1 1 6 .5 8 m ] 16'-5" 5m 262'-0 1/2" [79.87m] 251'-10" [76.76m] 47'-0 1/4"[14.33m]10'-9 3/4"3.3m 92'-5 3/4"28.19m 56'-6 1/2"17.23m 16'-4 1/4"4.98m 55'-2"16.81m 54'-3 3/4"16.56m 25 7 ' - 2 1 / 2 " [7 8 .3 9 m ] 15 1 ' - 4 3 / 4 " [4 6 .1 5 m ] 31 6 ' - 3 3 / 4 " [9 6 .4 1 m ] 41 ' - 7 3 / 4 " 12 .6 9 m 27 ' - 1 1 1 / 2 " 8.5 2 m 11 ' - 4 " 3.4 6 m 9' - 4 " 2.8 4 m 38' - 0 3 / 8 " 11.59 m 78'- 1 1 1 / 2 " [24 .06m ] 42'-7 1 / 2 " 12.99m 84'-6 1/4" [25 .76m] 70 ' - 3 " [2 1 .4 1 m ] 69'- 7 1 / 4 " [21 .22 m ] 40 ' - 8 1 / 4 " [1 2 .4 m ] 3'-5 " [1.04 m ] 2' - 6 1 / 4 " [0 .7 7 m ] 338'-1 1/2"[103.06m] 72'-6 1 / 8 " 22.1m 52'-9 1/2"16.09m 15'-8 1/2"[4.78m]21'-9 1/4"6.64m 21'-1 1/ 4 " [6 .43m] 11 ' - 8 1 / 4 " [3 .5 6 m ] 12 M R A D I U S 12 M R A D I U S 12 M R A D I U S 12 M R A D I U S 12 M R A D I U S 12 M RADIUS 12 M RADIUS 12 M R A D I U S 12 M R A D I U S 12 M RADIUS 12 M RA D I U S 12 M RADIUS 1 2 M R A D I U S PM T PMT 1 1 2 T H A V E N U E L O C K W O O D S T R E E T ENTRY MONUMENTS ENTRY MONUMENTS 1A1.12 1A1.12 2A1.12 2A1.12 7A1.13 7A1.13 5 A1 .0 6 5 A1 .0 6 6 A1 .1 3 6 A1 .1 3 1 A1 .0 5 3 A1 .1 2 3 A1 .1 2 4 A1 .1 2 4 A1 .1 2 N LEGEND ELECTRICAL ROOM/CLOSETE.R./E.C. 1 UNIT NUMBER 100.00 M328.08' 328.08'100.00 M SPOT ELEVATION AMENITY AREA/ USABLE OPEN SPACE TOP OF CURB ELEVATION PADMOUNTED TRANSFORMERPMT 5' [ 1 . 5 2 M ] 10 ' - 1 " [ 3 . 0 8 M ] 10 ' - 1 " [ 3 . 0 8 M ] 11 ' - 7 " [ 3 . 5 2 M ] 11 ' [ 3 . 3 5 M ] 9' - 6 " [ 2 . 8 8 M ] 14 ' - 8 " [ 4 . 4 8 M ] 9'- 9 " [ 2 . 9 7 M ] 4'- 1 " [ 1 . 2 4 M ] 8' [ 2 . 4 3 M ] 9'- 2 " [ 2 . 8 0 M ] 5'- 1 0 " [ 1 . 7 7 M ] 13 ' - 9 " [ 4 . 1 9 M ] 6' - 1 0 " [ 2 . 0 9 M ] 1 4 ' [ 4 . 2 8 M ] 8' - 8 " [ 2 . 6 3 M ] 2 1 ' - 4 " [ 6 . 5 1 M ] 2 1 ' - 9 " [ 6 . 6 3 M ] 3 1 ' [ 9 . 4 4 M ] APLIN & MARTIN CONSULTANTS LTD. 201-12448 82ND AVENUE, SURREY, BC V3W 3E9 | WWW.APLINMARTIN.COM | (604) 597-9058 TECHNICAL MEMORANDUM To: Amritpal Kang, EIT AM File: 19-178 City File: RZ/055/09 From: Don Bevacqua, P. Eng Date: Aug 3, 2022 Re: NE Albion – Lockwood SE Townhouse (TH) Development Site Located at 24984 & 25024 112th Avenue and 11070 Lockwood Street, Maple Ridge, BC 1.0 INTRODUCTION This report describes the proposed stormwater management for the development of the townhouse site located at 24984 & 25024 112th Avenue and 11070 Lockwood Street in Maple Ridge, BC. This site is located within the Northeast Albion (NEA) area of Maple Ridge. The purpose of this report is to outline how the proposed storm servicing will meet the Three Tier Stormwater Management Strategy approach described in the City of Maple Ridge Criteria Manual (DCM) (2015 Edition) and the NEA Land Use and Servicing Concept Plan. 2.0 THREE TIER STORMWATER MANAGEMENT STRATEGY As outlined in the City of Maple Ridge Design Criteria Manual (DCM) (2015 Edition), the Three Tier approach is the City’s preferred stormwater management strategy. The intent of this strategy is to capture small events (Tier A), control runoff from larger events (Tier B) and provide adequate level of flood protection (Tier C). The Three Tier approach was implemented in the development of the stormwater management strategy of the NEA Land Use and Servicing Concept Plan. As the subject lands fall within this area plan, we will be implementing the methods outlined in the area plan as a part of this project. 2.1 Tier A Requirements Tier A events are small rainfall events that are less than 50% of the Mean Annual Rainfall event (MAR), which typically occurs once per year. These rainfall events represent approximately 90% of the annual rainfall. Capturing these events at the source is essential to reducing runoff volume. This captured rainfall should be infiltrated, evapotranspired, or re-used at the source. In Maple Ridge, Tier A Events are less than 40mm of rain per day. As per the NEA Area Plan stormwater management criteria, Tier A stormwater management is to be provided via source control Best Management Practices (BMP’s) within site development areas. These Tier A BMP’s are to be capable of detaining and/or infiltrating the 6-month 24-hour event rainfall, which is equal to 72% of the MAR, or 2- year return period event rainfall (greater than the City requirement for 50% of the MAR). APLIN & MARTIN CONSULTANTS LTD. 201-12448 82 AVE, SURREY, BC V3W 3E9 | WWW.APLINMARTIN.COM | (604) 597-9058 2.1.1 Detention Required The 6-month 24-hour rainfall event corresponds to a rainfall depth of 53.6mm. The total site area is 18,525m2, resulting in a total Tier A volume of 1,097m3. Figure 1 below displays the townhouse site area. Figure 1: Lockwood SE TH Site Area Detailed calculations have been provided in the attached NEA Lockwood SE TH Stormwater Management Calculations – Tier A Requirements in Appendix A. APLIN & MARTIN CONSULTANTS LTD. 201-12448 82 AVE, SURREY, BC V3W 3E9 | WWW.APLINMARTIN.COM | (604) 597-9058 2.1.2 Assumptions As per the NEA Area Plan Section 10.5 Stormwater Management Concepts, the following assumptions were made in these calculations: • 300mm minimum depth of amended topsoil in landscaped areas • 20% porosity of amended topsoil • 35% porosity of drain rock in storage reservoir The landscape area within the townhouse site was used to calculate the detention from the amended topsoil. 2.1.3 Townhouse Site Detention Provided The landscaped area within the townhouse site was calculated based on an estimated pervious area of 40%. Additionally, detention will be provided via infiltration galleries as part of the mews bioswales within the townhouse site, which will have the following parameters: • 1.0m wide • 0.6m depth • 35% drain rock porosity • 100mm perforated pipe Detention will also be provided via bioswales within the townhouse site via the 0.35m depth of growing medium and 0.1m depth of standing water. The proposed biopond also provides another stormwater detention opportunity. Storage will be provided within the biopond growing medium as well as the storage pool which allow for water retention by a stacked rock weird system. In addition, losses due to infiltration into the native soil below the landscape areas of the townhouse site, infiltration galleries, and biopond area have been included in the Tier A mass balance. The infiltration rate used in the calculations is 2.20mm/hr as recommended by GeoPacific Consultants Ltd. based on testing in the vicinity. The following outlines the detention volume that will be provided on the townhouse site: • Amended topsoil – 445m3 • Infiltration galleries – 48m3 • Biopond growing medium – 16m3 • Biopond standing water – 118m3 • Losses due to infiltration in landscape areas of the TH Site – 391m3 • Losses due to infiltration galleries – 19m3 • Losses due to infiltration in under biopond – 10m3 Detailed calculations have been provided in the attached NEA TH Stormwater Management Calculations – Tier A Requirements in Appendix A. 2.1.4 Townhouse Site Detention Provided Summary Based on the calculations described in Section 2.1.2, the total detention provided for the townhouse site to meet the Tier A requirements is 1,040m3. As the required Tier A volume is 993m3, the Tier A stormwater management requirements are met. APLIN & MARTIN CONSULTANTS LTD. 201-12448 82 AVE, SURREY, BC V3W 3E9 | WWW.APLINMARTIN.COM | (604) 597-9058 2.2 Tier B Requirements Tier B events are larger rainfall events that exceed Tier A up to and including the MAR. These rainfall events represent about 10% of the annual rainfall. As a part of the new ISMP for Kanaka Creek, updated Tier B requirements for the watershed stipulate that detention is to be provided to limit the 100-yr post- development flows to a controlled rate of the 10-year forested condition in order to manage the rapid response of runoff from impervious surfaces. Detention will be provided within the townhouse site via two (2) underground detention chambers. Refer to the attached NEA LW SE TH Stormwater Management Calculations – Tier B Requirements in Appendix B for the proposed locations of the detention chambers, catchment areas associated with each chamber, and storage volume calculations. Table 1 below is a summary of the detention storage volumes required for each catchment area. Table 1: Detention Tank Storage Volumes Catchment Catchment Area (m2) Detention Tank Storage Volume (m3) A1 0.42 89 A2 1.31 215 Total Detention Provided 304 In order to protect downstream watercourses, mechanical stormwater quality units will be installed upstream of all detention tanks. These stormwater quality units will primarily treat urban runoff from areas with high pollutant loads. They are also to be specified to target treatment for oils and hydrocarbons, along with sand and sediment trapping. 2.3 Tier C Requirements Tier C events are extreme rainfall events that exceed Tier B rainfall events and may or may not occur in any given year. Tier C is separated into the minor and major system and must provide adequate conveyance for runoff from extreme storms without causing property damage or impacts to public safety. The minor system comprises all drainage facilities that detain and convey up to the 10- year rainfall event. The runoff from the minor system is referred to as the minor flow and shall be detained and released at the 2-year forested rate. This detention & release rate is being met by the Tier B design for the site, as outlined previously. The minor system shall be designed to convey the 10-year post-development rainfall event. The major system comprises all drainage routes that are designed to accommodate runoff from the 100-year rainfall event and shall be contained within public rights-of-way or natural drainage channels capable of conveying the design flow. As part of this development, detention will be provided within development sites for the 100-year rainfall event and conveyance of the minor event will be provided via offsite storm mains. Conveyance of the major event will be provided by a combination of the offsite storm mains, overland flow paths and stream channels. APLIN & MARTIN CONSULTANTS LTD. 201-12448 82 AVE, SURREY, BC V3W 3E9 | WWW.APLINMARTIN.COM | (604) 597-9058 3.0 CONCLUSIONS The stormwater management criteria developed for the NEA area plan meets or exceeds the City of Maple Ridge's Three Tier stormwater design principles. This system will aid in maximizing the environmental protection and minimizing the impacts of the development in North East Albion on the natural ecological system of the area and the overall Kanaka Creek watershed. Yours truly, APLIN & MARTIN CONSULTANTS LTD. Don Bevacqua, P.Eng. Project Manager cc: Cole Lambert, Epic Homes DB:sd 19-178sdlt01- Stormwater Management Report - TH APPENDIX A NEA LW SE - TH STORMWATER MANAGEMENT CALCULATIONS TIER A REQUIREMENTS DETENTION REQUIRED: 53.6 18,525 Total Site Area (m3)18,525 993 Total Rainfall Volume (m3)993 DETENTION PROVIDED: Assumptions as per NEA NCP Section 10.5: - 300mm minimum depth of amended topsoil on pervious areas - 20% topsoil porosity - 35% porosity of drain rock in storage reservoir Infiltration Depth for Losses Due to Infiltration: 2.20 52.8 TOWNHOUSE SITE (TH): Townhouse Site BMP's Detention: A.Amended Topsoil: Townhouse Site Area (m2)18,525 Townhouse Site Landscape Area (m2)7,410 Topsoil Depth (m)0.30 Topsoil Porosity 20% Amended Topsoil Detention Provided (m3) (A)445 B.Infiltration Galleries: Drain Rock Porosity 35% Trench Cross-Sectional Area (m2)0.35 Pipe Cross-Sectional Area (m2)0.01 Detention Provided per metre (m3/m)0.13 Trench Length (m)368 Infiltration Galleries Detention Provided (m3) (B)48 C.Biopond #2 Growing Medium: Growing Medium Depth (m)0.45 Length of Pond #2 (m)16.5 Width of Pond #2 (m)11.0 Topsoil Porosity 20% Biopond #2 Growing Medium Detention Provided (m3) (C)16 Townhouse Site Area (m2) Tier A Rainfall (mm) (72% of 2-year 24-hour rainfall of 74.5mm) Stormwater Management Calculations - Tier A Requirements North East Albion - LW SE - TH 24-hour Infiltration Depth (mm) Geotechnical Consultant Recommended Infiltration Rate (mm/hr) Townhouse Site Rainfall Volume (m3) NEA TH1 Tier A Requirements Aplin Matin Consultants Ltd. D.Biopond #2 Water Pools: Standing Water Depth (m)0.65 Pond Standing Water Area (m2)182 Biopond #2 Water Pool Detention Provided (m3) (D)118 Total Detention Provided from Townhouse BMPs (m3) (A+B+C+D)627 Townhouse Site Losses Due to Infiltration: E.Landscape Area: Townhouse Site Landscape Area (m2)7,410 24-hour Infiltration Depth (mm)52.8 Detention Provided from Loses Due to TH Site Landscape Areas (m3) (E) 391 F.Infiltration Gallery Area: Total Infiltration Trench Length (m)368 Total Infiltration Trench Width (m)1.00 Total Infiltration Trench Area (m2)368 24-hour Infiltration Depth (mm)52.8 Detention Provided from Loses Due to Infiltration in Infiltration Galleries (m3) (F) 19 G.Biopond #2 Area: Total Bioswale Area (m2)182 24-hour Infiltration Depth (mm)52.8 Detention Provided from Loses Due to Infiltration in Biopond (m3) (G) 10 Total Detention Provided from Townhouse Losses Due to Infiltration (m3) (E+F+G)420 SUMMARY Total TH Site Detention Provided (m3) (A+B+C+D+E+F+G)1,047 Total TH Site Detention Provided (m3)1,047 Total Rainfall Volume (m3)993 Total TH Site Detention Provided ≥ Total Rainfall Volume?Yes NEA TH1 Tier A Requirements Aplin Matin Consultants Ltd. APPENDIX B NEA LW SE - TH STORMWATER MANAGEMENT CALCULATIONS TIER B REQUIREMENTS P M T PMT PM T 0 5 25m1:500 C01 PROJECT NO. CLIENT DRAWING TITLE DESIGN DRAWN CHECKED APPROVED SCALEDATE DRAWING NO.REV. ENGINEER STAMP BENCHMARK PROJECT EPIC NE ALBION HOMES LTD. 201 - 20050 STEWART CRESCENT MAPLE RIDGE, BC V2X 0T4 LEGAL DESCRIPTION 0 KANAKA SPRINGS TOWNHOUSE 2 DEVELOPMENT 112 AVENUE, MAPLE RIDGE, BC Aplin & Martin Consultants Ltd. #1818 – 1177 West Hastings Street Vancouver, B.C. V6E 2K3 Tel: (604) 678-9434, Fax: (604) 597-9061, Email: general@aplinmartin.com REV DATE DESCRIPTION BY APP LEGEND PRELIMINARY SERVICING PLAN 112 AVENUE LO C K W O O D S T R E E T BLOCK 1 BLOCK 2 BLOCK 3 BLOCK 4 BLOCK 5BLOCK 6 BLOCK 7 BLOCK 8 BLOCK 12 BL O C K 1 9 BL O C K 1 8 BL O C K 1 7 BL O C K 1 5 BL O C K 1 4 BL O C K 1 6 BL O C K 1 3 BL O C K 1 0 BL O C K 1 1 BL O C K 9 LANE 1 LANE A LA N E B LA N E C LA N E A LANE D PROP. PARK SITE KA 6 0.54 ha Catchment A1 Detention Volume: 89m3 1.31 ha Catchment A2 Detention Volume: 215m3 NEA TH 19-178 112 Ave & Lockwood St, Maple Ridge, BC 100-Year Peak Flow Calculations (A1) PreDev: 10-yr IDF PostDev: 100-yr IDF Tc Runoff coeffecient Area Intensity n Q min %Ha mm cms QPre 15 0.10 0.54 39 0.0028 0.006 QPost 10 0.75 0.54 73 0.0028 0.082 Storage Volume Required (Modified Rational Method) Storage Volume =Tr ( Qp2 - Qrel ) + 0.5 x Tc x Qrel 2 (1/Qp2 - 1/Qp1 ) Tr = Duration of storm, in seconds Tc = Time to concentration, in seconds Qp1 = Peak flow for storm, Tr = Tc, cms Qp2 = Peak flow for storm specified, cms Qrel = Maximum release rate, cms Maximum Storage Required = 89 cm Rainfall Duration Tr Rainfall Intensity I Peak Flow Qp1 Peak Flow Qp2 Required Storage min mm cms cms cm 5 65 0.082 0.073 20 10 47 0.082 0.053 28 15 39 0.082 0.044 34 20 34 0.082 0.038 39 25 31 0.082 0.034 43 30 28 0.082 0.032 47 35 26 0.082 0.029 50 40 25 0.082 0.028 52 45 23 0.082 0.026 55 50 22 0.082 0.025 57 55 21 0.082 0.024 59 60 20 0.082 0.023 61 22-Jul-22 1 65 20 0.082 0.022 63 70 19 0.082 0.021 65 75 18 0.082 0.021 67 80 18 0.082 0.020 68 85 17 0.082 0.019 69 90 17 0.082 0.019 71 95 16 0.082 0.018 72 100 16 0.082 0.018 73 105 16 0.082 0.018 74 110 15 0.082 0.017 75 115 15 0.082 0.017 76 120 15 0.082 0.016 77 125 14 0.082 0.016 78 130 14 0.082 0.016 79 135 14 0.082 0.016 79 140 14 0.082 0.015 80 145 13 0.082 0.015 81 150 13 0.082 0.015 82 155 13 0.082 0.015 82 160 13 0.082 0.014 83 165 13 0.082 0.014 83 170 12 0.082 0.014 84 175 12 0.082 0.014 84 180 12 0.082 0.014 85 185 12 0.082 0.013 85 190 12 0.082 0.013 85 195 12 0.082 0.013 86 200 12 0.082 0.013 86 205 11 0.082 0.013 86 210 11 0.082 0.013 87 215 11 0.082 0.013 87 220 11 0.082 0.012 87 225 11 0.082 0.012 87 230 11 0.082 0.012 88 235 11 0.082 0.012 88 240 11 0.082 0.012 88 245 10 0.082 0.012 88 250 10 0.082 0.012 88 255 10 0.082 0.012 88 260 10 0.082 0.011 88 265 10 0.082 0.011 88 270 10 0.082 0.011 88 275 10 0.082 0.011 89 280 10 0.082 0.011 89 285 10 0.082 0.011 89 2 290 10 0.082 0.011 89 295 10 0.082 0.011 89 300 10 0.082 0.011 89 305 9 0.082 0.011 88 310 9 0.082 0.011 88 315 9 0.082 0.010 88 320 9 0.082 0.010 88 325 9 0.082 0.010 88 330 9 0.082 0.010 88 335 9 0.082 0.010 88 340 9 0.082 0.010 88 345 9 0.082 0.010 88 3 NEA TH 19-178 112 Ave & Lockwood St, Maple Ridge, BC 100-Year Peak Flow Calculations (A2) PreDev: 10-yr IDF PostDev: 100-yr IDF Tc Runoff coeffecient Area Intensity n Q min %Ha mm cms QPre 15 0.10 1.31 39 0.0028 0.014 QPost 10 0.75 1.31 73 0.0028 0.198 Storage Volume Required (Modified Rational Method) Storage Volume =Tr ( Qp2 - Qrel ) + 0.5 x Tc x Qrel 2 (1/Qp2 - 1/Qp1 ) Tr = Duration of storm, in seconds Tc = Time to concentration, in seconds Qp1 = Peak flow for storm, Tr = Tc, cms Qp2 = Peak flow for storm specified, cms Qrel = Maximum release rate, cms Maximum Storage Required = 215 cm Rainfall Duration Tr Rainfall Intensity I Peak Flow Qp1 Peak Flow Qp2 Required Storage min mm cms cms cm 5 65 0.198 0.178 49 10 47 0.198 0.128 69 15 39 0.198 0.106 83 20 34 0.198 0.093 95 25 31 0.198 0.084 104 30 28 0.198 0.077 113 35 26 0.198 0.071 121 40 25 0.198 0.067 127 45 23 0.198 0.063 133 50 22 0.198 0.060 139 55 21 0.198 0.058 144 60 20 0.198 0.055 149 22-Jul-22 1 65 20 0.198 0.053 153 70 19 0.198 0.051 158 75 18 0.198 0.050 161 80 18 0.198 0.048 165 85 17 0.198 0.047 168 90 17 0.198 0.046 172 95 16 0.198 0.045 175 100 16 0.198 0.044 177 105 16 0.198 0.043 180 110 15 0.198 0.042 182 115 15 0.198 0.041 185 120 15 0.198 0.040 187 125 14 0.198 0.039 189 130 14 0.198 0.038 191 135 14 0.198 0.038 193 140 14 0.198 0.037 195 145 13 0.198 0.037 196 150 13 0.198 0.036 198 155 13 0.198 0.035 199 160 13 0.198 0.035 201 165 13 0.198 0.034 202 170 12 0.198 0.034 203 175 12 0.198 0.033 204 180 12 0.198 0.033 205 185 12 0.198 0.033 206 190 12 0.198 0.032 207 195 12 0.198 0.032 208 200 12 0.198 0.031 209 205 11 0.198 0.031 210 210 11 0.198 0.031 210 215 11 0.198 0.030 211 220 11 0.198 0.030 211 225 11 0.198 0.030 212 230 11 0.198 0.029 212 235 11 0.198 0.029 213 240 11 0.198 0.029 213 245 10 0.198 0.029 214 250 10 0.198 0.028 214 255 10 0.198 0.028 214 260 10 0.198 0.028 214 265 10 0.198 0.028 215 270 10 0.198 0.027 215 275 10 0.198 0.027 215 280 10 0.198 0.027 215 285 10 0.198 0.027 215 2 290 10 0.198 0.026 215 295 10 0.198 0.026 215 300 10 0.198 0.026 215 305 9 0.198 0.026 215 310 9 0.198 0.026 214 315 9 0.198 0.025 214 320 9 0.198 0.025 214 325 9 0.198 0.025 214 330 9 0.198 0.025 214 3 A R C H I T E C T U R A L F O R M W E R K S :HVWWK$YH9DQFRXYHU%&9-1 )D[3KRQH '5$:,1* 5(9,6,216 7KLVSODQDQGGHVLJQDUHDQGDWDOOWLPHV UHPDLQWKHH[FOXVLYHSURSHUW\RI)RUPZHUNV $UFKLWHFWXUDO,QFDQGFDQQRWEHXVHGRUUHSURGXFHGZLWKRXWZULWWHQFRQVHQWE\ )RUPZHUNV$UFKLWHFWXUDO,QF:ULWWHQ GLPHQVLRQVVKDOOKDYHSUHFHGHQFHRYHU VFDOHGGLPHQVLRQV&RQWUDFWRUVVKDOOYHULI\ DQGEHUHVSRQVLEOHIRUDOOGLPHQVLRQVDQGFRQGLWLRQVRQWKHMRE)RUPZHUNV $UFKLWHFWXUDO,QFVKDOOEHLQIRUPHGRIDQ\YDULDWLRQIURPWKHGLPHQVLRQVDQG FRQGLWLRQVRQWKHGUDZLQJ &23<5,*+75(6(59(' 352-(&7 7+(*529( .$1$.$635,1*6 7+$9(18( 0$3/(5,'*(%& 6&$/(6+((7 '$7( 176 $ $8*867 &29(56+((7 ,668(')255(=21,1*0$< ,668(')25'(9(/230(173(50,7 $8*8677+(*529( .$1$.$635,1*6 0$3/(5,'*(%& A R C H I T E C T U R A L F O R M W E R K S 1625 West 5th Ave., Vancouver, BC V6J 1N5 Fax 685-2076 Phone 683-5441 D R A W I N G R E V I S I O N S This plan and design are, and at all times remain the exclusive property of Formwerks Architectural Inc. and cannot be used or reproduced without written consent by Formwerks Architectural Inc. Written dimensions shall have precedence over scaled dimensions. Contractors shall verify and be responsible for all dimensions and conditions on the job. Formwerks Architectural Inc. shall be informed of any variation from the dimensions and conditions on the drawing. COPYRIGHT RESERVED P R O J E C T T H E G R O V E K A N A K A S P R I N G S 1 1 2 T H A V E N U E M A P L E R I D G E , B C S C A L E S H E E T D A T E N T S A0.01 A U G U S T 2 0 2 2 D A T A S H E E T ISSUED FOR REZONING MAY 18, 2022 ISSUED FOR DEVELOPMENT PERMIT AUGUST 10, 2022 C O N T E X T P L A N A R E A C A L C U L A T I O N S D R A W I N G L I S T COVER SHEET A0.00 DATA SHEET A0.01 RENDERING A0.02 SITE PLAN A1.00 SITE PLAN NORTH A1.01 SITE PLAN SOUTH A1.02 PARKING PLAN A1.03 SETBACK PLAN NORTH A1.04 SETBACK PLAN SOUTH A1.05 AMENITY SITE PLAN A1.06 AMENITY SITE PLAN NORTH A1.07 AMENITY SITE PLAN SOUTH A1.08 PERMEABILITY SITE PLAN A1.09 PERMEABILITY SITE PLAN NORTH A1.10 PERMEABILITY SITE PLAN SOUTH A1.11 SITE SECTIONS A1.12 SITE SECTIONS A1.13 STREETSCAPES A1.14 STREETSCAPES A1.15 COLOUR KEY PLAN A1.16 COLOUR SCHEME A A1.17 COLOUR SCHEME B A1.18 COLOUR SCHEME C A1.19 COLOUR SCHEME D A1.20 BUILDING 1 PLANS A2.00 BUILDING 1 PLANS A2.01 BUILDING 1 ELEVATIONS A2.02 BUILDING 2 PLANS A2.03 BUILDING 2 PLANS A2.04 BUILDING 2 ELEVATIONS A2.05 BUILDING 3 PLANS A2.06 BUILDING 3 ELEVATIONS A2.07 BUILDING 4 PLANS A2.08 BUILDING 4 PLANS A2.09 BUILDING 4 ELEVATIONS A2.10 BUILDING 5 PLANS A2.11 BUILDING 5 ELEVATIONS A2.12 BUILDING 6 PLANS A2.13 BUILDING 6 PLANS A2.14 BUILDING 6 ELEVATIONS A2.15 BUILDING 7 PLANS A2.16 BUILDING 7 PLANS A2.17 BUILDING 7 ELEVATIONS A2.18 BUILDING 8 PLANS A2.19 BUILDING 8 PLANS A2.20 BUILDING 8 ELEVATIONS A2.21 BUILDING 9 PLANS A2.22 BUILDING 9 ELEVATIONS A2.23 BUILDING 10 PLANS A2.24 BUILDING 10 ELEVATIONS A2.25 BUILDING 11 PLANS A2.26 BUILDING 11 ELEVATIONS A2.27 BUILDING 12 PLANS A2.28 BUILDING 12 ELEVATIONS A2.29 BUILDING 13 PLANS A2.30 BUILDING 13 PLANS A2.31 BUILDING 13 ELEVATIONS A2.32 BUILDING 14 PLANS A2.33 BUILDING 14 PLANS A2.34 BUILDING 14 ELEVATIONS A2.35 BUILDING 15 PLANS A2.36 BUILDING 15 PLANS A2.37 BUILDING 15 ELEVATIONS A2.38 BUILDING 16 PLANS A2.39 BUILDING 16 PLANS A2.40 BUILDING 16 ELEVATIONS A2.41 BUILDING 17 PLANS A2.42 BUILDING 17 PLANS A2.43 BUILDING 17 ELEVATIONS A2.44 BUILDING 18 PLANS A2.45 BUILDING 18 ELEVATIONS A2.46 BUILDING 19 PLANS A2.47 BUILDING 19 PLANS A2.48 BUILDING 19 ELEVATIONS A2.49 UNIT A PLANS A3.00 UNIT A1 PLANS A3.01 UNIT A2 PLANS A3.02 UNIT A2E PLANS A3.03 UNIT AR1E PLANS A3.04 UNIT B PLANS A3.05 UNIT B1 PLANS A3.06 UNIT BR1 PLANS A3.07 UNIT B2 PLANS A3.08 UNIT B3 PLANS A3.09 UNIT B3E PLANS A3.10 UNIT B4 PLANS A3.11 UNIT B4E PLANS A3.12 UNIT BR PLANS A3.13 UNIT BR4 PLANS A3.14 UNIT C PLANS A3.15 UNIT C1 PLANS A3.16 UNIT CR PLANS A3.17 UNIT CR1 PLANS A3.18 UNIT CR1E PLANS A3.19 UNIT SECTIONS A4.00 SITE SIGNATURE MONUMENT PLANS A5.00 SITE SIGNATURE MONUMENT #1 ELEVATIONS A5.01 SITE SIGNATURE MONUMENT #2 ELEVATIONS A5.02 AMENITY SITE PLAN L1 AB1.01 AMENITY SITE PLAN L2 AB1.02 AMENITY FLOOR PLANS AB2.00 AMENITY BUILDING ELEVATIONS AB2.01 AMENITY BUILDING ELEVATIONS AB2.02 AMENITY BUILDING COLOUR SCHEME AB2.03 AMENITY BUILDING SECTIONS AB3.00 AMENITY AREA OVERLAY L1 AB4.00 AMENITY AREA OVERLAY L2 AB4.01 C O N S U L T A N T L I S T OWNER: EPIC HOMES 201-20050 STEWART CRESCENT MAPLE RIDGE, BC V2X 0T4 PH: 604.465.6886 CONTACT: COLE LAMBERT ARCHITECT: FORMWERKS ARCHITECTURAL INC. 1625 WEST 5TH AVENUE VANCOUVER, BC V6J 1N5 PH: 604.683.5441 CONTACT: ANDREW COOK CIVIL:APLIN & MARTIN CONSULTANTS LTD 505-1755 WEST BROADWAY VANCOUVER, BC V6J 4S5 PH: 604.224.6827 CONTACT: DAVID LAIRD APLIN & MARTIN CONSULTANTS LTD 201-12448 82ND AVENUE SURREY, BC V3W 3E9 PH: 604.597.9058 CONTACT: DON BEVACQUA LANDSCAPE:VAN DER VAN + ASSOCIATES 102 - 355 KINGSWAY VANCOUVER, BC V5T 3J7 PH: 604.882.0024 CONTACT: JENNIFER WALL SURVEYOR:TERRA PACIFIC 22371 ST. ANNE AVENUE MAPLE RIDGE, BC V2X 2E7 PH: 604.463.2509 CONTACT: ANDREW DANIELSON UNIT AREA TOTALS UNIT TYPE QUANTITY UNIT FLOOR AREA (GROSS)UNIT FLOOR AREA (NET)TOTAL FLOOR AREA (GROSS)TOTAL FLOOR AREA (NET) A 6 197.9 143.8 1,188 863 A1 4 199.1 144.5 796 578 A2 2 199.1 144.8 398 290 A2E 2 199.1 144.8 398 290 AR1E 1 199.1 144.5 199 145 B 33 175.4 128.6 5,790 4,245 B1 4 176.7 129.5 707 518 BR1 1 177.8 130.8 178 131 B2 4 176.7 129.5 707 518 B3 3 177.8 130.6 533 392 B3E 2 180.0 132.9 360 266 B4 2 177.8 130.6 356 261 B4E 3 180.0 132.9 540 399 BR 7 176.6 129.9 1,236 909 BR4 1 178.9 131.8 179 132 C 9 136.7 105.7 1,230 951 C1 5 138.0 107.2 690 536 CR 9 136.0 105.7 1,224 951 CR1 2 137.7 106.7 275 213 CR1E 2 162.0 131.9 324 264 TOTAL 102 TOTAL AREA:17,308 SQM 12,851 SQM N P R O J E C T D A T A DEVELOPMENT DATA MIN. REQUIRED / MAX. ALLOWED PROPOSED CIVIC ADDRESS 24984, 25024, 25038 112TH AVENUE AND 11070 LOCKWOOD STREET MAPLE RIDGE, BC LEGAL DESCRIPTION PARCEL "A" (EXPLANATORY PLAN 16432) LOT 4 SECTION 11 TOWNSHIP 12 NEW WESTMINSTER DISTRICT PLAN 1363; LOT 28 SECTION 11 TOWNSHIP 12 NEW WESTMINSTER DISTRICT PLAN 34098; LOT 29 SECTION 11 TOWNSHIP 12 NEW WESTMINSTER DISTRICT PLAN 34098; LOT 4, EXCEPT: FIRSTLY: PARCEL "A" (EXPLANATORY PLAN 16432) AND SECONDLY: PART DEDICATED AS ROAD ON PLAN 29924, SECTION 11 TOWNSHIP 12 NEW WESTMINSTER DISTRICT PLAN 1363 LOT AREA LOT AREA (Ha.)-1.852 Ha LOT AREA (SF)-18,527 SQM LOT PERMEABILITY AREA PERMEABLE SURFACES -7048.9 SQM PERCENTAGE OF LOT AREA -38 % SETBACKS FRONT (112TH AVE)6 M 6 M REAR (SOUTH TRAIL AND E.S.A)7.5 M 4.3 M EXTERIOR SIDE #1 (LOCKWOOD STREET)7.5 M 6 M EXTERIOR SIDE #2 (NORTH PARK)7.5 M 6 M EXTERIOR SIDE #3 (SOUTH PARK)7.5 M 6 M EXTERIOR SIDE #4 (NORTH EAST)7.5 M 5 M EXTERIOR SIDE #5 (SOUTH EAST)7.5 M 5.1 M BUILDING HEIGHT BUILDING HEIGHT 9.5 M *REFER TO ELEVATIONS NUMBER OF RESIDENTIAL UNITS ONE-BEDROOM UNITS -0 TWO-BEDROOM UNITS -27 THREE-BEDROOM UNITS -60 FOUR-BEDROOM UNITS -15 TOTAL NUMBER OF UNITS -102 TOTAL BUILDING FLOOR AREA RESIDENTIAL UNITS -12,851 SQM DENSITY FLOOR SPACE RATIO (FSR)0.75 0.69 AMENITY SPACE COMMON OPEN AREA: (30 SQM / 2 BED + 45 SQM / 3+ BED ) = 4,185 SQM 6,158 OUTDOOR AMENITY:5 SQM / UNIT = 510 SQM 672 PRIVATE OUTDOOR AMENITY:5% OF DWELLING UNIT REFER TO A1.04 INDOOR AMENITY:3 SQM / UNIT = 306 SQM 344 PARKING REQUIRED PROPOSED RESIDENT SPACES - GARAGE -177 APRON -27 APRON (SMALL CAR)-0 TOTAL RESIDENT SPACES 2 STALLS / UNIT = 204 STALLS 204 VISITOR SPACES - STANDARD -26 SMALL CAR -0 ACCESSIBLE -4 TOTAL VISITOR SPACES 0.2 STALLS / UNIT = 20 STALLS 30 TOTAL REQUIRED SPACES 224 STALLS 234 A R C H I T E C T U R A L F O R M W E R K S :HVWWK$YH9DQFRXYHU%&9-1 )D[3KRQH '5$:,1* 5(9,6,216 7KLVSODQDQGGHVLJQDUHDQGDWDOOWLPHV UHPDLQWKHH[FOXVLYHSURSHUW\RI)RUPZHUNV$UFKLWHFWXUDO,QFDQG FDQQRWEHXVHGRU UHSURGXFHGZLWKRXWZULWWHQ 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PMT CRCRCRCRCRCR1 L2 CR1E BLOCK 16 848382807978 81 GAR: 91.52 M BFE: 301.84'(92.00 M) GAR: 91.80 M MFE: 310.76' (94.72 M) GAR: 91.34 M GAR: 91.12 M BFE: 298.62'(91.02 M) GAR: 90.82 M MFE: 307.54' (93.74 M) BFE: 297.24'(90.60 M) GAR: 90.40 M MFE: 306.16' (93.32 M) BFE: 295.57'(90.09 M) GAR: 89.89 M MFE: 304.49' (92.81 M) BFE: 300.92'(91.72 M) MFE: 309.84' (94.44 M) BFE: 300.33'(91.54 M) MFE: 309.25' (94.26 M) BFE: 299.61'(91.32 M) MFE: 309.53' (94.33 M) C C1 C C C C C1 BL O C K 4 22 21 20 18 17 16 19 GA R : 8 0 .4 8 M BF E : 2 6 5 .5 3 ' (8 0 .9 3 M ) GA R : 8 0 .5 8 M GA R : 8 0 .5 8 M GA R : 8 0 .5 8 M GA R : 8 0 .5 8 M GA R : 8 0 .5 8 M GA R : 8 0 .5 8 M BF E : 2 6 5 .5 3 ' (8 0 .9 3 M ) BF E : 2 6 5 .5 3 ' (8 0 .9 3 M ) BF E : 2 6 5 .5 3 ' (8 0 .9 3 M ) BF E : 2 6 5 .5 3 ' (8 0 .9 3 M ) BF E : 2 6 5 .5 3 ' (8 0 .9 3 M ) BF E : 2 6 5 .5 3 ' (8 0 .9 3 M ) B B B B B4 E B1 BL O C K 1 3 4 2 1 5 6 BF E : 2 5 1 .6 3 ' (7 6 .7 0 M ) GA R : 7 6 .5 1 M BF E : 2 5 4 .6 3 ' (7 7 .6 1 M ) GA R : 7 7 .2 2 M BF E : 2 5 6 .6 3 ' (7 8 .2 2 M ) GA R : 7 7 .8 3 M BF E : 2 5 8 .6 3 ' (7 8 .8 3 M ) GA R : 7 8 .4 4 M BF E : 2 6 1 .6 3 ' (7 9 .7 5 M ) GA R : 7 9 .3 5 M BF E : 2 6 1 .6 3 ' (7 9 .7 5 M ) GA R : 7 9 .6 3 M B B B B2 B1 BL O C K 2 9 10 8 7 11 GA R : 8 0 .4 2 M BF E : 2 6 4 .7 8 ' (8 0 .7 1 M ) GA R : 8 0 .5 9 M BF E : 2 6 4 .7 8 ' (8 0 .7 1 M ) GA R : 8 0 .5 9 M BF E : 2 6 4 .7 8 ' (8 0 .7 1 M ) GA R : 8 0 .5 9 M BF E : 2 6 4 .7 8 ' (8 0 .7 1 M ) GA R : 8 0 .5 2 M BF E : 2 6 4 .7 8 ' (8 0 .7 1 M ) B B B2 B3 E BL O C K 3 13 14 12 15 BF E : 2 6 3 .9 6 ' (8 0 .4 6 M ) GA R : 8 0 .3 4 M GA R : 8 0 .3 4 M GA R : 8 0 .3 4 M GA R : 8 0 .3 4 M BF E : 2 6 3 .9 6 ' (8 0 .4 6 M ) BF E : 2 6 3 .9 6 ' (8 0 .4 6 M ) BF E : 2 6 3 .9 6 ' (8 0 .4 6 M ) C1 C C C C C1 BL O C K 5 28 27 26 25 24 23 BF E : 2 6 6 .0 5 ' (8 1 .0 9 M ) GA R : 8 0 .7 4 M GA R : 8 0 .7 4 M GA R : 8 0 .7 4 M GA R : 8 0 .7 4 M GA R : 8 0 .7 4 M GA R : 8 0 .7 4 M BF E : 2 6 6 .0 5 ' (8 1 .0 9 M ) BF E : 2 6 6 .0 5 ' (8 1 .0 9 M ) BF E : 2 6 6 .0 5 ' (8 1 .0 9 M ) BF E : 2 6 6 .0 5 ' (8 1 .0 9 M ) BF E : 2 6 6 .0 5 ' (8 1 .0 9 M ) B B BB2 B3 BLOCK 13 63 64 62 6165 BFE: 311.72'(95.01 M) GAR: 94.86 M BFE: 310.86'(94.75 M) GAR: 94.60 M BFE: 309.97'(94.48 M) GAR: 94.33 M BFE: 306.23'(93.34 M) GAR: 93.19 M BFE: 305.38'(93.08 M) GAR: 92.93 M B B B BB4E B3E BLOCK 19100 98 9710199102 BFE: 275.91'(84.10 M) GAR: 83.95 M BFE: 275.13'(83.86 M) GAR: 83.71 M BFE: 274.18'(83.57 M) GAR: 83.42 M BFE: 273.39'(83.33 M) GAR: 83.18 M BFE: 272.51'(83.06 M) GAR: 82.91 M BFE: 271.65'(82.80 M) GAR: 82.65 M B B B BB4 B3 BLOCK 1788 86 85898790 BFE: 297.24' (90.60 M) GAR: 90.45 M BFE: 295.57' (90.09 M) GAR: 89.94 M BFE: 293.24' (89.38 M) GAR: 89.23 M BFE: 291.11' (88.73 M) GAR: 88.58 M BFE: 288.81' (88.03 M) GAR: 87.88 M BFE: 286.52' (87.33 M) GAR: 87.18 M A1 A A2 BLOCK 9 4847 49BFE: 293.96' (89.60 M) GAR: 89.40 M BFE: 297.87' (90.79 M) GAR: 90.59 M BFE: 301.15' (91.79 M) GAR: 91.59 M AA1A A2 BLOCK 10 5251 5350BFE: 305.12'(93.00 M) GAR: 92.80 M BFE: 308.76'(94.11 M) GAR: 93.91 M BFE: 310.70'(94.70 M) GAR: 94.50 M BFE: 311.91'(95.07 M) GAR: 94.87 M AA1A A2E BLOCK 11 5655 5754BFE: 313.09'(95.43 M) GAR: 95.23 M BFE: 313.09'(95.43 M) GAR: 95.23 M BFE: 313.91'(95.68 M) GAR: 95.48 M BFE: 313.91'(95.68 M) GAR: 95.48 M A1 A A2 E BL O C K 1 2 59 58 60 BF E : 3 1 1 .4 8 ' (9 4 .9 4 M ) GA R : 9 4 .7 7 M BF E : 3 0 9 .9 4 ' (9 4 .4 7 M ) GA R : 9 4 .2 7 M BF E : 3 0 7 .9 7 ' (9 3 .8 7 M ) GA R : 9 3 .6 7 M CRCRCRCRCR1 L2 CR1E BLOCK 18 969592919493 BFE: 277.56'(84.60 M) GAR: 84.40 M MFE: 287.83'(87.73 M) BFE: 278.25'(84.81M) GAR: 84.61 M MFE: 288.52'(87.94 M) BFE: 276.91'(84.40 M) GAR: 84.20 M MFE: 287.18'(87.53 M) BFE: 276.41'(84.25 M) GAR: 84.05 M MFE: 286.68'(87.38 M) BFE: 275.69'(84.03 M) GAR: 83.83 M BFE: 285.96'(87.16 M) BFE: 274.67'(83.72 M) GAR: 83.60 M MFE: 283.59'(86.44 M) B B B B B1B4 BLOCK 1469 67 66706871 BFE: 300.46'(91.58 M) GAR: 91.43 M BFE: 297.57'(90.70 M) GAR: 90.55 M BFE: 294.78'(89.85 M) GAR: 89.70 M BFE: 292.29'(89.09 M) GAR: 88.94 M BFE: 289.47'(88.23 M) GAR: 88.13 M BFE: 287.01'(87.48 M) GAR: 87.33 M C1 AR 1 E BR BR BR B BL O C K 6 34 29 33 32 31 30 BF E : 2 6 3 .5 7 ' (8 0 .3 4 M ) GA R : 7 9 .9 8 M BF E : 2 6 0 .5 7 ' (7 9 .4 2 M ) GA R : 7 9 .3 0 M BF E : 2 5 1 .5 7 ' (7 6 .6 8 M ) GA R : 7 6 .5 0 M BF E : 2 5 8 .5 7 ' (7 8 .8 1 M ) GA R : 7 8 .6 3 M BF E : 2 5 6 .5 7 ' (7 8 .2 0 M ) GA R : 7 7 .9 8 M BF E : 2 5 4 .5 7 ' (7 7 .5 9 M ) GA R : 7 7 .3 0 M B B B B B4 E B1 BL O C K 7 37 39 40 36 38 35 BF E : 2 6 6 .0 4 ' (8 1 .0 9 M ) GA R : 8 0 .9 4 M BF E : 2 6 7 .9 5 ' (8 1 .6 7 M ) GA R : 8 1 .5 2 M BF E : 2 7 0 .8 0 ' (8 2 .5 4 M ) GA R : 8 2 .3 9 M BF E : 2 7 3 .9 5 ' (8 3 .5 0 M ) GA R : 8 3 .3 5 M BF E : 2 7 5 .4 9 ' (8 3 .9 7 M ) GA R : 8 3 .8 2 M BF E : 2 7 7 .7 6 ' (8 4 .6 6 M ) GA R : 8 4 .5 1 M B B B B B2 B3 BL O C K 8 43 45 46 42 44 41 BF E : 2 7 9 .4 0 ' (8 5 .1 6 M ) GA R : 8 5 .0 1 M BF E : 2 7 8 .6 7 ' (8 4 .9 4 M ) GA R : 8 4 .7 9 M BF E : 2 7 9 .9 5 ' (8 5 .3 3 M ) GA R : 8 5 .1 8 M BF E : 2 8 0 .7 1 ' (8 5 .5 6 M ) GA R : 8 5 .4 1 M BF E : 2 8 1 .0 0 ' (8 5 .6 5 M ) GA R : 8 5 .5 0 M BF E : 2 8 1 .9 6 ' (8 5 .9 4 M ) GA R : 8 5 .7 9 M BRBRBRBR BR1BR4 BLOCK 1574 76 77737572 BFE: 291.73'(88.92 M) GAR: 88.72 M BFE: 289.47'(88.23 M) GAR: 88.03 M BFE: 287.40'(87.60 M) GAR: 87.40 M BFE: 285.27'(86.95 M) GAR: 86.75 M BFE: 283.46'(86.40 M) GAR: 86.20 M BFE: 281.86'(85.91 M) GAR: 85.71 M AMENITY E.S .A . E.S .A . PARK 52,291 SF 1.20 ACRE 25 0 .3 3 ' 76 .3 0 M 25 2 .4 6 ' 76 .9 5 M 25 4 .6 9 ' 77 .6 3 M 25 7 .0 5 ' 78 .3 5 M 25 9 .4 8 ' 79 .0 9 M 26 1 .1 5 ' 79 .6 0 M 26 3 .4 2 ' 80 .2 9 M 26 4 .1 7 ' 80 .5 2 M 26 4 .3 0 ' 80 .5 6 M 26 4 .1 7 ' 80 .5 2 M 26 3 .8 5 ' 80 .4 2 M 26 3 .4 8 ' 80 .3 1 M 26 3 .2 5 ' 80 .2 4 M 26 3 .0 6 ' 80 .1 8 M 26 2 .8 3 ' 80 .1 1 M 26 2 .9 3 ' 80 .1 4 M 26 3 .1 9 ' 80 .2 2 M 26 3 .2 9 ' 80 .2 5 M 26 3 .5 5 ' 80 .3 3 M 26 3 .6 2 ' 80 .3 5 M 26 3 .8 8 ' 80 .4 3 M 26 4 .0 7 ' 80 .4 9 M 26 4 .4 0 ' 80 .5 9 M 26 4 .5 7 ' 80 .6 4 M 26 4 .6 7 ' 80 .6 7 M 26 4 .7 0 ' 80 .6 8 M 26 4 .4 4 ' 80 .6 0 M 26 3 .7 8 ' 80 .4 0 M 26 1 .9 8 ' 79 .8 5 M 25 9 .8 4 ' 79 .2 0 M 25 7 .4 1 ' 78 .4 6 M 25 5 .5 8 ' 77 .9 0 M 25 2 .9 9 ' 77 .1 1 M 25 0 .3 3 ' 76 .3 0 M 26 5 .4 2 ' 80 .9 0 M 26 7 .3 2 ' 81 .4 8 M 27 0 .1 8 ' 82 .3 5 M 27 2 .4 7 ' 83 .0 5 M 27 4 .8 7 ' 83 .7 8 M 27 5 .9 5 ' 84 .1 1 M 27 8 .0 8 ' 84 .7 6 M 27 8 .8 1 ' 84 .9 8 M 27 9 .3 6 ' 85 .1 5 M 28 0 .1 9 ' 85 .3 8 M 28 0 .4 1 ' 85 .4 7 M 28 1 .3 6 ' 85 .7 6 M 286.35'87.28 M 288.98'88.08 M 291.63'88.89 M 294.13'89.65 M 296.91'90.50 M 299.80'91.38 M 300.36'91.55 M297.08'90.55 M293.18'89.36 M 308.04'93.89 M304.39'92.78 M 309.97'94.48 M 311.19'94.85 M 312.04'95.11 M 312.37'95.21 M 312.73'95.32 M 313.81'95.46 M 31 0 .7 9 ' 94 .7 3 M 30 9 .1 5 ' 94 .2 3 M 30 6 .1 0 ' 93 .6 3 M 304.79'92.90 M 305.64'93.16 M 309.38'94.30 M 310.27'94.57 M 311.12'94.83 M 299.86'91.40 M298.95'91.12 M298.36'90.94 M297.64'90.72 M 296.65'90.42 M 295.28'90.00 M 293.60'89.49 M281.82'85.90 M 283.63'86.45 M280.22'85.41 M 287.83'87.73 M 290.09'88.42 M285.76'87.10 M 294.62'89.80 M 296.59'90.40 M 290.51'88.55 M 292.65'89.20 M285.93'87.15 M 288.22'87.85 M 276.28'84.21 M275.59'84.00 M272.31'83.80 M274.44'83.65 M273.72'83.43 M272.97'83.20 M 271.06'82.62 M 271.92'82.88 M 272.80'83.15 M 273.58'83.39 M 274.54'83.68 M 275.33'83.92 M 12 M R A D I U S 12 M R A D I U S 12 M RA D I U S 12 M RAD I U S 12 M RAD I U S 12 M RADIUS 12 M RADIUS 12 M RAD I U S 12 M R A D I U S 12 M RADIUS 12 M RAD I U S 12 M RADIUS 1 2 M R A D I U S PM T PMT 1 1 2 T H A V E N U E L O C K W O O D S T R E E T A R C H I T E C T U R A L F O R M W E R K S 1625 West 5th Ave., Vancouver, BC V6J 1N5 Fax 685-2076 Phone 683-5441 D R A W I N G R E V I S I O N S This plan and design are, and at all times remain the exclusive property of Formwerks Architectural Inc. and cannot be used or reproduced without written consent by Formwerks Architectural Inc. Written dimensions shall have precedence over scaled dimensions. Contractors shall verify and be responsible for all dimensions and conditions on the job. Formwerks Architectural Inc. shall be informed of any variation from the dimensions and conditions on the drawing. COPYRIGHT RESERVED P R O J E C T T H E G R O V E K A N A K A S P R I N G S 1 1 2 T H A V E N U E M A P L E R I D G E , B C S C A L E S H E E T D A T E 1 : 3 5 0 A1.09 A U G U S T 2 0 2 2 P E R M E A B I L I T Y S I T E P L A N ISSUED FOR REZONING MAY 18, 2022 ISSUED FOR DEVELOPMENT PERMIT AUGUST 10, 2022 PERMEABLE AREA 7,048.9 SQM TOTAL SITE AREA 18,526.6 SQM TOTAL PERMEABLE AREA 38.0%N LEGEND ELECTRICAL ROOM/CLOSETE.R./E.C. 1 UNIT NUMBER 100.00 M 328.08' 328.08' 100.00 M SPOT ELEVATION PERMEABLE AREA TOP OF CURB ELEVATION PADMOUNTED TRANSFORMERPMT IMPERMEABLE AREA P M T CC1 C C C C C1 BLOCK 4222120 18 17 16 19 GAR: 80.48 M BFE: 265.53' (80.93 M) GAR: 80.58 M GAR: 80.58 M GAR: 80.58 M GAR: 80.58 M GAR: 80.58 M GAR: 80.58 M BFE: 265.53' (80.93 M) BFE: 265.53' (80.93 M) BFE: 265.53' (80.93 M) BFE: 265.53' (80.93 M) BFE: 265.53' (80.93 M) BFE: 265.53' (80.93 M) B B B BB4E B1BLOCK 13 421 5 6 BFE: 251.63' (76.70 M) GAR: 76.51 M BFE: 254.63' (77.61 M) GAR: 77.22 M BFE: 256.63' (78.22 M) GAR: 77.83 M BFE: 258.63' (78.83 M) GAR: 78.44 M BFE: 261.63' (79.75 M) GAR: 79.35 M BFE: 261.63' (79.75 M) GAR: 79.63 M B B BB2 B1BLOCK 2 9 1087 11 GAR: 80.42 M BFE: 264.78' (80.71 M) GAR: 80.59 M BFE: 264.78' (80.71 M) GAR: 80.59 M BFE: 264.78' (80.71 M) GAR: 80.59 M BFE: 264.78' (80.71 M) GAR: 80.52 M BFE: 264.78' (80.71 M) B BB2 B3EBLOCK 313 1412 15 BFE: 263.96' (80.46 M) GAR: 80.34 M GAR: 80.34 M GAR: 80.34 M GAR: 80.34 M BFE: 263.96' (80.46 M) BFE: 263.96' (80.46 M) BFE: 263.96' (80.46 M) C1 C C C C C1 BLOCK 52827 26 25 24 23 BFE: 266.05' (81.09 M) GAR: 80.74 M GAR: 80.74 M GAR: 80.74 M GAR: 80.74 M GAR: 80.74 M GAR: 80.74 M BFE: 266.05' (81.09 M) BFE: 266.05' (81.09 M) BFE: 266.05' (81.09 M) BFE: 266.05' (81.09 M) BFE: 266.05' (81.09 M) C1AR1EBRBRBRB BLOCK 634 2933323130 BFE: 263.57' (80.34 M) GAR: 79.98 M BFE: 260.57' (79.42 M) GAR: 79.30 M BFE: 251.57' (76.68 M) GAR: 76.50 M BFE: 258.57' (78.81 M) GAR: 78.63 M BFE: 256.57' (78.20 M) GAR: 77.98 M BFE: 254.57' (77.59 M) GAR: 77.30 M PA R K 52 ,2 9 1 S F 1.2 0 A C R E 250.33'76.30 M 252.46'76.95 M 254.69'77.63 M 257.05'78.35 M 259.48'79.09 M 261.15'79.60 M 263.42' 80.29 M 264.17' 80.52 M 264.30' 80.56 M 264.17' 80.52 M 263.85' 80.42 M 263.48' 80.31 M 263.25'80.24 M 263.06'80.18 M 262.83' 80.11 M 262.93'80.14 M263.19'80.22 M263.29'80.25 M 263.55' 80.33 M 263.62'80.35 M 263.88'80.43 M264.07'80.49 M264.40'80.59 M264.57'80.64 M264.67'80.67 M264.70'80.68 M264.44'80.60 M263.78'80.40 M261.98'79.85 M259.84' 79.20 M257.41'78.46 M255.58'77.90 M252.99'77.11 M250.33'76.30 M 12 M RADIUS 12 M RA D I U S 12 M RADI U S 1 1 2 T H A V E N U E A R C H I T E C T U R A L F O R M W E R K S 1625 West 5th Ave., Vancouver, BC V6J 1N5 Fax 685-2076 Phone 683-5441 D R A W I N G R E V I S I O N S This plan and design are, and at all times remain the exclusive property of Formwerks Architectural Inc. and cannot be used or reproduced without written consent by Formwerks Architectural Inc. Written dimensions shall have precedence over scaled dimensions. Contractors shall verify and be responsible for all dimensions and conditions on the job. Formwerks Architectural Inc. shall be informed of any variation from the dimensions and conditions on the drawing. COPYRIGHT RESERVED P R O J E C T T H E G R O V E K A N A K A S P R I N G S 1 1 2 T H A V E N U E M A P L E R I D G E , B C S C A L E S H E E T D A T E 1 : 2 5 0 A1.10 A U G U S T 2 0 2 2 N P E R M E A B I L I T Y S I T E P L A N N O R T H ISSUED FOR REZONING MAY 18, 2022 ISSUED FOR DEVELOPMENT PERMIT AUGUST 10, 2022 LEGEND ELECTRICAL ROOM/CLOSETE.R./E.C. 1 UNIT NUMBER 100.00 M 328.08' 328.08' 100.00 M SPOT ELEVATION PERMEABLE AREA TOP OF CURB ELEVATION PADMOUNTED TRANSFORMERPMT IMPERMEABLE AREA CRCRCRCRCRCR1 L2 CR1E BLOCK 16 848382807978 81 GAR: 91.52 M BFE: 301.84'(92.00 M) GAR: 91.80 M MFE: 310.76' (94.72 M) GAR: 91.34 M GAR: 91.12 M BFE: 298.62'(91.02 M) GAR: 90.82 M MFE: 307.54' (93.74 M) BFE: 297.24'(90.60 M) GAR: 90.40 M MFE: 306.16' (93.32 M) BFE: 295.57'(90.09 M) GAR: 89.89 M MFE: 304.49' (92.81 M) BFE: 300.92'(91.72 M) MFE: 309.84' (94.44 M) BFE: 300.33'(91.54 M) MFE: 309.25' (94.26 M) BFE: 299.61'(91.32 M) MFE: 309.53' (94.33 M) B B BB2 B3 BLOCK 13 63 64 62 6165 BFE: 311.72'(95.01 M) GAR: 94.86 M BFE: 310.86'(94.75 M) GAR: 94.60 M BFE: 309.97'(94.48 M) GAR: 94.33 M BFE: 306.23'(93.34 M) GAR: 93.19 M BFE: 305.38'(93.08 M) GAR: 92.93 M B B B BB4E B3EBLOCK 19100 98 9710199102 BFE: 275.91'(84.10 M) GAR: 83.95 M BFE: 275.13'(83.86 M) GAR: 83.71 M BFE: 274.18'(83.57 M) GAR: 83.42 M BFE: 273.39'(83.33 M) GAR: 83.18 M BFE: 272.51'(83.06 M) GAR: 82.91 M BFE: 271.65'(82.80 M) GAR: 82.65 M B B B BB4 B3 BLOCK 1788 86 85898790 BFE: 297.24'(90.60 M) GAR: 90.45 M BFE: 295.57'(90.09 M) GAR: 89.94 M BFE: 293.24'(89.38 M) GAR: 89.23 M BFE: 291.11'(88.73 M) GAR: 88.58 M BFE: 288.81'(88.03 M) GAR: 87.88 M BFE: 286.52'(87.33 M) GAR: 87.18 M A1 A A2 BLOCK 9 4847 49BFE: 293.96'(89.60 M) GAR: 89.40 M BFE: 297.87'(90.79 M) GAR: 90.59 M BFE: 301.15'(91.79 M) GAR: 91.59 M AA1A A2 BLOCK 10 5251 5350BFE: 305.12' (93.00 M) GAR: 92.80 M BFE: 308.76' (94.11 M) GAR: 93.91 M BFE: 310.70' (94.70 M) GAR: 94.50 M BFE: 311.91' (95.07 M) GAR: 94.87 M AA1A A2E BLOCK 11 5655 5754BFE: 313.09' (95.43 M) GAR: 95.23 M BFE: 313.09' (95.43 M) GAR: 95.23 M BFE: 313.91' (95.68 M) GAR: 95.48 M BFE: 313.91' (95.68 M) GAR: 95.48 M A1 A A2 E BL O C K 1 2 59 58 60 BF E : 3 1 1 .4 8 ' (9 4 .9 4 M ) GA R : 9 4 .7 7 M BF E : 3 0 9 .9 4 ' (9 4 .4 7 M ) GA R : 9 4 .2 7 M BF E : 3 0 7 .9 7 ' (9 3 .8 7 M ) GA R : 9 3 .6 7 M CRCRCRCRCR1 L2 CR1E BLOCK 18 969592919493 BFE: 277.56'(84.60 M) GAR: 84.40 M MFE: 287.83'(87.73 M) BFE: 278.25'(84.81M) GAR: 84.61 M MFE: 288.52'(87.94 M) BFE: 276.91'(84.40 M) GAR: 84.20 M MFE: 287.18'(87.53 M) BFE: 276.41'(84.25 M) GAR: 84.05 M MFE: 286.68'(87.38 M) BFE: 275.69'(84.03 M) GAR: 83.83 M BFE: 285.96'(87.16 M) BFE: 274.67'(83.72 M) GAR: 83.60 M MFE: 283.59'(86.44 M) B B B B B1B4 BLOCK 1469 67 66706871 BFE: 300.46'(91.58 M) GAR: 91.43 M BFE: 297.57'(90.70 M) GAR: 90.55 M BFE: 294.78'(89.85 M) GAR: 89.70 M BFE: 292.29'(89.09 M) GAR: 88.94 M BFE: 289.47'(88.23 M) GAR: 88.13 M BFE: 287.01'(87.48 M) GAR: 87.33 M B B B B B4 E B1 BL O C K 7 37 39 40 36 38 35 BF E : 2 6 6 .0 4 ' (8 1 .0 9 M ) GA R : 8 0 .9 4 M BF E : 2 6 7 .9 5 ' (8 1 .6 7 M ) GA R : 8 1 .5 2 M BF E : 2 7 0 .8 0 ' (8 2 .5 4 M ) GA R : 8 2 .3 9 M BF E : 2 7 3 .9 5 ' (8 3 .5 0 M ) GA R : 8 3 .3 5 M BF E : 2 7 5 .4 9 ' (8 3 .9 7 M ) GA R : 8 3 .8 2 M BF E : 2 7 7 .7 6 ' (8 4 .6 6 M ) GA R : 8 4 .5 1 M B B B B B2 B3 BL O C K 8 43 45 46 42 44 41 BF E : 2 7 9 .4 0 ' (8 5 .1 6 M ) GA R : 8 5 .0 1 M BF E : 2 7 8 .6 7 ' (8 4 .9 4 M ) GA R : 8 4 .7 9 M BF E : 2 7 9 .9 5 ' (8 5 .3 3 M ) GA R : 8 5 .1 8 M BF E : 2 8 0 .7 1 ' (8 5 .5 6 M ) GA R : 8 5 .4 1 M BF E : 2 8 1 .0 0 ' (8 5 .6 5 M ) GA R : 8 5 .5 0 M BF E : 2 8 1 .9 6 ' (8 5 .9 4 M ) GA R : 8 5 .7 9 M BRBRBRBR BR1BR4 BLOCK 1574 76 77737572 BFE: 291.73'(88.92 M) GAR: 88.72 M BFE: 289.47'(88.23 M) GAR: 88.03 M BFE: 287.40'(87.60 M) GAR: 87.40 M BFE: 285.27'(86.95 M) GAR: 86.75 M BFE: 283.46'(86.40 M) GAR: 86.20 M BFE: 281.86'(85.91 M) GAR: 85.71 M AMENITY E.S .A . E.S .A . PARK 52,291 SF 1.20 ACRE 26 5 .4 2 ' 80 .9 0 M 26 7 .3 2 ' 81 .4 8 M 27 0 .1 8 ' 82 .3 5 M 27 2 .4 7 ' 83 .0 5 M 27 4 .8 7 ' 83 .7 8 M 27 5 .9 5 ' 84 .1 1 M 27 8 .0 8 ' 84 .7 6 M 27 8 .8 1 ' 84 .9 8 M 27 9 .3 6 ' 85 .1 5 M 28 0 .1 9 ' 85 .3 8 M 28 0 .4 1 ' 85 .4 7 M 28 1 .3 6 ' 85 .7 6 M 286.35'87.28 M 288.98' 88.08 M 291.63' 88.89 M 294.13' 89.65 M 296.91' 90.50 M 299.80' 91.38 M 300.36' 91.55 M 297.08' 90.55 M 293.18' 89.36 M 308.04'93.89 M304.39'92.78 M 309.97'94.48 M 311.19'94.85 M 312.04'95.11 M 312.37'95.21 M 312.73'95.32 M 313.81'95.46 M 31 0 .7 9 ' 94 .7 3 M 30 9 .1 5 ' 94 .2 3 M 30 6 .1 0 ' 93 .6 3 M 304.79'92.90 M 305.64'93.16 M 309.38'94.30 M 310.27'94.57 M 311.12'94.83 M 299.86'91.40 M298.95'91.12 M298.36'90.94 M297.64'90.72 M 296.65'90.42 M 295.28'90.00 M 293.60'89.49 M281.82'85.90 M 283.63'86.45 M280.22'85.41 M 287.83'87.73 M 290.09'88.42 M285.76'87.10 M 294.62'89.80 M 296.59'90.40 M 290.51'88.55 M 292.65'89.20 M285.93'87.15 M 288.22'87.85 M 276.28'84.21 M275.59'84.00 M272.31'83.80 M274.44'83.65 M273.72'83.43 M272.97'83.20 M 271.06'82.62 M 271.92'82.88 M 272.80'83.15 M 273.58'83.39 M 274.54'83.68 M 275.33'83.92 M 12 M RAD I U S 12 M RAD I U S 12 M RADIUS 12 M RADIUS 12 M RA D I U S 12 M R A D I U S 12 M RADIUS 12 M RAD I U S 12 M RADIUS 1 2 M R A D I U S PM T PMT L O C K W O O D S T R E E T A R C H I T E C T U R A L F O R M W E R K S 1625 West 5th Ave., Vancouver, BC V6J 1N5 Fax 685-2076 Phone 683-5441 D R A W I N G R E V I S I O N S This plan and design are, and at all times remain the exclusive property of Formwerks Architectural Inc. and cannot be used or reproduced without written consent by Formwerks Architectural Inc. Written dimensions shall have precedence over scaled dimensions. Contractors shall verify and be responsible for all dimensions and conditions on the job. Formwerks Architectural Inc. shall be informed of any variation from the dimensions and conditions on the drawing. COPYRIGHT RESERVED P R O J E C T T H E G R O V E K A N A K A S P R I N G S 1 1 2 T H A V E N U E M A P L E R I D G E , B C S C A L E S H E E T D A T E 1 : 2 5 0 A1.11 A U G U S T 2 0 2 2 P E R M E A B I L I T Y S I T E P L A N S O U T H ISSUED FOR REZONING MAY 18, 2022 ISSUED FOR DEVELOPMENT PERMIT AUGUST 10, 2022 N LEGEND ELECTRICAL ROOM/CLOSETE.R./E.C. 1 UNIT NUMBER 100.00 M 328.08' 328.08' 100.00 M SPOT ELEVATION PERMEABLE AREA TOP OF CURB ELEVATION PADMOUNTED TRANSFORMERPMT IMPERMEABLE AREA A R C H I T E C T U R A L F O R M W E R K S :HVWWK$YH9DQFRXYHU%&9-1 )D[3KRQH '5$:,1* 5(9,6,216 7KLVSODQDQGGHVLJQDUHDQGDWDOOWLPHV UHPDLQWKHH[FOXVLYHSURSHUW\RI)RUPZHUNV$UFKLWHFWXUDO,QFDQG FDQQRWEHXVHGRU UHSURGXFHGZLWKRXWZULWWHQ FRQVHQWE\)RUPZHUNV $UFKLWHFWXUDO,QF:ULWWHQ GLPHQVLRQVVKDOOKDYH SUHFHGHQFHRYHU VFDOHG GLPHQVLRQV &RQWUDFWRUVVKDOO YHULI\ DQGEHUHVSRQVLEOH IRUDOO GLPHQVLRQVDQG FRQGLWLRQVRQWKHMRE)RUPZHUNV$UFKLWHFWXUDO,QFVKDOOEHLQIRUPHGRIDQ\ YDULDWLRQ IURPWKH GLPHQVLRQVDQG FRQGLWLRQVRQWKHGUDZLQJ &23<5,*+75(6(59(' 352-(&7 T H E G R O V E K A N A K A S P R I N G S 7+$9(18( 0$3/(5,'*(%& 6&$/(6+((7 '$7( $ $8*867 6,7( 6(&7,216 81,7&( 81,7% 81,7&( 81,7% 81,7% 81,7$( 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 %/2&. ,17(51$/ 52$' ,17(51$/ 52$' ,17(51$/ 52$'%/2&. %/2&.%/2&. %/2&.%/2&. &2857<$5' &2857<$5' /2&.:22' 675((7 6 ( 7 % $ & . 35 2 3 ( 5 7 < / , 1 ( 35 2 3 ( 5 7 < / , 1 ( 6 ( 7 % $ & . %)( 0 %)( 0 %)( 0 %)( 0 %)( 0%)( 0 0 81,7% 0 0 0 0 0 %/2&. ,17(51$/ 52$' ,17(51$/ 52$' %/2&. &2857<$5' /2&.:22' 675((7 &2857<$5' ,17(51$/ 52$' %/2&. 81,7%( $0(1,7< 0 0 0 81,7% 0 0 %)( 0 %)( 0 %)( 0 35 2 3 ( 5 7 < / , 1 ( 35 2 3 ( 5 7 < / , 1 ( 6 ( 7 % $ & . 6 ( 7 % $ & . %)( 0 0 0 0 0 0 0 0 81,7%( 81,7$( 0 0 6 ( 7 % $ & . 35 2 3 ( 5 7 < / , 1 ( 6 ( 7 % $ & . 35 2 3 ( 5 7 < / , 1 ( %/2&. ,17(51$/ 52$' %/2&. 7+ $9(18(3$5. %)( 0%)( 0 0 0 0 0 81,7% 0 0 81,7&( %/2&. ,17(51$/ 52$' 7+ $9(18( %/2&. 3$5. 6 ( 7 % $ & . 6 ( 7 % $ & . 35 2 3 ( 5 7 < / , 1 ( 35 2 3 ( 5 7 < / , 1 ( %)( 0 %)( 0 0 0 0 0 6,7(6(&7,21 6,7(6(&7,21 6,7(6(&7,21 6,7(6(&7,21 '5$:,1* 5(9,6,216 7KLVSODQDQGGHVLJQDUHDQGDWDOOWLPHVUHPDLQWKHH[FOXVLYHSURSHUW\RI)RUPZHUNV$UFKLWHFWXUDO,QFDQGFDQQRWEHXVHGRUUHSURGXFHGZLWKRXWZULWWHQFRQVHQWE\)RUPZHUNV$UFKLWHFWXUDO,QF:ULWWHQGLPHQVLRQVVKDOOKDYHSUHFHGHQFHRYHUVFDOHGGLPHQVLRQV&RQWUDFWRUVVKDOOYHULI\DQGEHUHVSRQVLEOHIRUDOOGLPHQVLRQVDQGFRQGLWLRQVRQWKHMRE)RUPZHUNV$UFKLWHFWXUDO,QFVKDOOEHLQIRUPHGRIDQ\YDULDWLRQIURPWKHGLPHQVLRQVDQGFRQGLWLRQVRQWKHGUDZLQJ &23<5,*+75(6(59(' 352-(&7 T H E G R O V E K A N A K A S P R I N G S 7+$9(18(0$3/(5,'*(%& 6&$/(6+((7 '$7( $ -8/< 3$5.,1*3/$1 %/2&. %/2 & . %/2 & . %/2 & . %/2 & . %/2 & . %/2&. %/2&. %/2&. %/2&.%/2&.%/2&. %/2 & . %/2&. %/2&. %/ 2 & . %/ 2 & . %/2 & . %/2&. $0(1,7< ,668(')255(=21,1*0$< .(<3/$1 ,668(')255(=21,1*0$<,668(')25'(9(/230(173(50,7 $8*867 '5$:,1* 5(9,6,216 7KLVSODQDQGGHVLJQDUHDQGDWDOOWLPHVUHPDLQWKHH[FOXVLYHSURSHUW\RI)RUPZHUNV$UFKLWHFWXUDO,QFDQGFDQQRWEHXVHGRUUHSURGXFHGZLWKRXWZULWWHQFRQVHQWE\)RUPZHUNV$UFKLWHFWXUDO,QF:ULWWHQGLPHQVLRQVVKDOOKDYHSUHFHGHQFHRYHUVFDOHGGLPHQVLRQV&RQWUDFWRUVVKDOOYHULI\DQGEHUHVSRQVLEOHIRUDOOGLPHQVLRQVDQGFRQGLWLRQVRQWKHMRE)RUPZHUNV$UFKLWHFWXUDO,QFVKDOOEHLQIRUPHGRIDQ\YDULDWLRQIURPWKHGLPHQVLRQVDQGFRQGLWLRQVRQWKHGUDZLQJ &23<5,*+75(6(59(' 352-(&7 T H E G R O V E K A N A K A S P R I N G S 7+$9(18(0$3/(5,'*(%& 6&$/(6+((7 '$7( $ -8/< 3$5.,1*3/$1 %/2&. %/2 & . %/2 & . %/2 & . %/2 & . %/2 & . %/2&. %/2&. %/2&. %/2&.%/2&.%/2&. %/2 & . %/2&. %/2&. %/ 2 & . %/ 2 & . %/2 & . %/2&. $0(1,7< ,668(')255(=21,1*0$< .(<3/$1 A R C H I T E C T U R A L F O R M W E R K S :HVWWK$YH9DQFRXYHU%&9-1 )D[3KRQH '5$:,1* 5(9,6,216 7KLVSODQDQGGHVLJQDUHDQGDWDOOWLPHV UHPDLQWKHH[FOXVLYHSURSHUW\RI)RUPZHUNV$UFKLWHFWXUDO,QFDQG FDQQRWEHXVHGRU UHSURGXFHGZLWKRXWZULWWHQ FRQVHQWE\)RUPZHUNV $UFKLWHFWXUDO,QF:ULWWHQ GLPHQVLRQVVKDOOKDYH SUHFHGHQFHRYHU VFDOHG GLPHQVLRQV &RQWUDFWRUVVKDOO YHULI\ DQGEHUHVSRQVLEOH IRUDOO GLPHQVLRQVDQG FRQGLWLRQVRQWKHMRE)RUPZHUNV$UFKLWHFWXUDO,QFVKDOOEHLQIRUPHGRIDQ\ YDULDWLRQ IURPWKH GLPHQVLRQVDQG FRQGLWLRQVRQWKHGUDZLQJ &23<5,*+75(6(59(' 352-(&7 T H E G R O V E K A N A K A S P R I N G S 7+$9(18( 0$3/(5,'*(%& 6&$/(6+((7 '$7( $ $8*867 6,7( 6(&7,216 %)( 0 81,7% 81,7% 81,7% 81,7% 81,7% 81,7% 81,7% 0 6 ( 7 % $ & . 35 2 3 ( 5 7 < / , 1 ( 6 ( 7 % $ & . 35 2 3 ( 5 7 < / , 1 ( %/2&. ,17(51$/ 52$'3$5. %/2&. (6$&2857<$5'$0(1,7< %)( 0 %)( 0 %)( 0 %)( 0 %)( 0 %)( 0 %)( 0 0 0 0 0 0 0 0 81,7% 81,7% 81,7% 81,7% 81,7% 81,7%(%)( 0%)( 0%)( 0%)( 0%)( 0%)( 0 81,7% 81,7% 81,7% 81,7% 81,7$( 81,7% ,17(51$/ 52$' %/2&.%/2&. 35 2 3 ( 5 7 < / , 1 ( 6 ( 7 % $ & . 81,7% 35 2 3 ( 5 7 < / , 1 ( 6 ( 7 % $ & . %/2&. ,17(51$/ 52$' %/2&.81,7% 0 0 0 %)( 0%)( 0%)( 0 0 0 0 0 0 %)( 0 %)( 0%)( 0 0 0 0 0 81,7&( 81,7% 81,7$( 0 0 0 0 0 %/2&. ,17(51$/ 52$' 6 ( 7 % $ & . 35 2 3 ( 5 7 < / , 1 ( 35 2 3 ( 5 7 < / , 1 ( 6 ( 7 % $ & . %/2&.%/2&. ,17(51$/ 52$'&2857<$5' %)( 0 %)( 0 %)( 0 0 0 0 0 6,7(6(&7,21 6,7(6(&7,21 6,7(6(&7,21 ,668(')255(=21,1*0$<,668(')25'(9(/230(173(50,7 $8*867 LOCKWOOD STREET PARK BLOCK 1 BLOCK 6249.34'76.00 M252.63'77.00 M246.06'75.00 M262.47'80.00 M272.31'83.00 M80.84 M265.22'81.08 M266.01'81.12 M266.14'81.58 M267.65'81.85 M268.54'82.50 M270.67'82.80 M271.65'PR O P E R T Y L I N E PR O P E R T Y L I N E PR O P E R T Y L I N E PR O P E R T Y L I N E 5.0 9 M S E T B A C K 5.0 9 M S E T B A C K 4.3 M S E T B A C K 5.0 9 M S E T B A C K BLOCK 7 BLOCK 19 A R C H I T E C T U R A L F O R M W E R K S 1625 West 5th Ave., Vancouver, BC V6J 1N5 Fax 685-2076 Phone 683-5441 D R A W I N G R E V I S I O N S This plan and design are, and at all times remain the exclusive property of Formwerks Architectural Inc. and cannot be used or reproduced without written consent by Formwerks Architectural Inc. Written dimensions shall have precedence over scaled dimensions. Contractors shall verify and be responsible for all dimensions and conditions on the job. Formwerks Architectural Inc. shall be informed of any variation from the dimensions and conditions on the drawing. COPYRIGHT RESERVED P R O J E C T T H E G R O V E K A N A K A S P R I N G S 1 1 2 T H A V E N U E M A P L E R I D G E , B C S C A L E S H E E T D A T E N T S A1.14 A U G U S T 2 0 2 2 S T R E E T S C A P E S ISSUED FOR REZONING MAY 18, 2022 ISSUED FOR DEVELOPMENT PERMIT AUGUST 10, 2022 LOCKWOOD STREET N.T.S. BLOCK 2BLOCK 3 BLOCK 179.49 M260.79'79.72 M261.55'79.92 M262.20'79.26 M260.04'79.30 M260.17'79.20 M259.84'79.34 M260.30'79.36 M260.37'79.31 M260.20'79.00 M259.19'78.00 M255.91'7 7 . 1 3 M 2 5 3 . 0 5 '77.00 M252.63'7 6 . 4 3 M 2 5 0 . 7 5 ' 7 6 . 0 0 M 2 4 9 . 3 4 ' 7 5 .4 6 M 2 4 7 .5 7 ' 75.00 M 24 6 .06'242.78'74.00 M 112TH AVENUE PR O P E R T Y L I N E 6.0 M S E T B A C K PR O P E R T Y L I N E 6.0 M S E T B A C K 112TH AVENUE N.T.S. A R C H I T E C T U R A L F O R M W E R K S 1625 West 5th Ave., Vancouver, BC V6J 1N5 Fax 685-2076 Phone 683-5441 D R A W I N G R E V I S I O N S This plan and design are, and at all times remain the exclusive property of Formwerks Architectural Inc. and cannot be used or reproduced without written consent by Formwerks Architectural Inc. Written dimensions shall have precedence over scaled dimensions. Contractors shall verify and be responsible for all dimensions and conditions on the job. Formwerks Architectural Inc. shall be informed of any variation from the dimensions and conditions on the drawing. COPYRIGHT RESERVED P R O J E C T T H E G R O V E K A N A K A S P R I N G S 1 1 2 T H A V E N U E M A P L E R I D G E , B C S C A L E S H E E T D A T E N T S A1.15 A U G U S T 2 0 2 2 ISSUED FOR REZONING MAY 18, 2022 ISSUED FOR DEVELOPMENT PERMIT AUGUST 10, 2022 S T R E E T S C A P E S252.63'77.00 M255.91'78.00 M257.09'78.36 M259.19'79.00 M260.30'79.34 M262.47'80.00 M263.39'80.28 M264.27'80.55 M265.09'80.80 M265.75'81.00 M266.01'81.08 M266.63'81.27 M266.70'81.29 M266.80'81.32 M266.93'81.36 M267.06'81.40 M267.19'81.44 M267.36'81.49 M267.45'81.52 M PR O P E R T Y L I N E PR O P E R T Y L I N E 6.0 M S E T B A C K 5.0 M S E T B A C K LOCKWOOD STREET BLOCK 6 BLOCK 5 BLOCK 4 LOCKWOOD STREET BLOCK 8 BLOCK 7 BLOCK 14 BLOCK 9276.90'84.40 M278.08'84.76 M277.26'84.51 M275.59'84.00 M275.59'84.00 M272.31'83.00 M269.03'82.00 M265.75'81.00 M262.47'80.00 M278.87'85.00 M285.43'87.00 M288.71'88.00 M PR O P E R T Y L I N E 5.1 M S E T B A C K PR O P E R T Y L I N E 5.0 M S E T B A C K LOCKWOOD STREET BLOCK 19 BLOCK 15BLOCK 14 BLOCK 9266.14'81.12 M281.46'85.79 M281.66'85.85 M281.50'85.80 M284.19'86.62 M286.32'87.27 M285.43'87.00 M288.71'88.00 M280.41'85.47 M PR O P E R T Y L I N E 5.0 M S E T B A C K PR O P E R T Y L I N E 5.1 M S E T B A C K NORTH PARKSCAPE N.T.S. SOUTH PARKSCAPE N.T.S. NORTH STREETSCAPE N.T.S. A R C H I T E C T U R A L F O R M W E R K S 1625 West 5th Ave., Vancouver, BC V6J 1N5 Fax 685-2076 Phone 683-5441 D R A W I N G R E V I S I O N S This plan and design are, and at all times remain the exclusive property of Formwerks Architectural Inc. and cannot be used or reproduced without written consent by Formwerks Architectural Inc. Written dimensions shall have precedence over scaled dimensions. Contractors shall verify and be responsible for all dimensions and conditions on the job. Formwerks Architectural Inc. shall be informed of any variation from the dimensions and conditions on the drawing. COPYRIGHT RESERVED P R O J E C T T H E G R O V E K A N A K A S P R I N G S 1 1 2 T H A V E N U E M A P L E R I D G E , B C S C A L E S H E E T D A T E 1 : 3 5 0 A1.16 A U G U S T 2 0 2 2 PMT CRCRCRCRCRCR1 L2 CR1E BLOCK 16 848382807978 81 C C1 C C C C C1 BL O C K 4 22 21 20 18 17 16 19 B B B B B4 E B1 BL O C K 1 3 4 2 1 5 6 B B B B2 B1 BL O C K 2 9 10 8 7 11 B B B2 B3 E BL O C K 3 13 14 12 15 C1 C C C C C1 BL O C K 5 28 27 26 25 24 23 B B BB2 B3 BLOCK 13 63 64 62 6165 B B B BB4E B3E BLOCK 19100 98 9710199102 B B B BB4 B3 BLOCK 1788 86 85898790 A1 A A2 BLOCK 9 4847 49 AA1A A2 BLOCK 10 5251 5350 AA1A A2E BLOCK 11 5655 5754 A1 A A2 E BL O C K 1 2 59 58 60 CRCRCRCRCR1 L2 CR1E BLOCK 18 969592919493 B B B B B1B4 BLOCK 1469 67 66706871 C1 AR 1 E BR BR BR B BL O C K 6 34 29 33 32 31 30 B B B B B4 E B1 BL O C K 7 37 39 40 36 38 35 B B B B B2 B3 BL O C K 8 43 45 46 42 44 41 BRBRBRBR BR1BR4 BLOCK 1574 76 77737572 AMENITY PM T PMT A B A B B B C C D D D D B BLOCK 17 BLOCK 18 BLOCK 19 BL O C K 5 BL O C K 6 BL O C K 1 BL O C K 2 BL O C K 3 BL O C K 4 BL O C K 8 BL O C K 7 BLOCK 15 BLOCK 14 BLOCK 13 BLOCK 16 BLOCK 10BLOCK 9 BLOCK 11 BL O C K 1 2 D A C C ADB C O L O U R S C H E M E K E Y P L A N ISSUED FOR REZONING MAY 18, 2022 ISSUED FOR DEVELOPMENT PERMIT AUGUST 10, 2022 LEGEND COLOUR SCHEME A COLOUR SCHEME B COLOUR SCHEME C COLOUR SCHEME D A B C D COLOUR SCHEME AMENITY N 4" HORIZONTAL VINYL MAN: MITTEN COLOUR: RICHMOND RED A R C H I T E C T U R A L F O R M W E R K S 1625 West 5th Ave., Vancouver, BC V6J 1N5 Fax 685-2076 Phone 683-5441 D R A W I N G R E V I S I O N S This plan and design are, and at all times remain the exclusive property of Formwerks Architectural Inc. and cannot be used or reproduced without written consent by Formwerks Architectural Inc. Written dimensions shall have precedence over scaled dimensions. Contractors shall verify and be responsible for all dimensions and conditions on the job. Formwerks Architectural Inc. shall be informed of any variation from the dimensions and conditions on the drawing. COPYRIGHT RESERVED P R O J E C T T H E G R O V E K A N A K A S P R I N G S 1 1 2 T H A V E N U E M A P L E R I D G E , B C S C A L E S H E E T D A T E 1 / 8 " = 1 ' - 0 " A1.17 A U G U S T 2 0 2 2 C O L O U R S C H E M E A E L E V A T I O N S ISSUED FOR REZONING MAY 18, 2022 ISSUED FOR DEVELOPMENT PERMIT AUGUST 10, 2022 COLOUR SCHEME A FRONT ELEVATION COLOUR SCHEME A SIDE ELEVATION COLOUR SCHEME A REAR ELEVATION COLOUR SCHEME A SIDE ELEVATION ALUMINUM GUTTER MAN: GENTEK COLOUR: BLACK VINYL SOFFIT MAN: MITTEN COLOUR: FROST ALUMINUM GUARD MAN: GENTEK COLOUR: BLACK VINYL WINDOWS COLOUR: FACTORY BLACK ALUMINUM GUTTER MAN: GENTEK COLOUR: BLACK VINYL SOFFIT MAN: MITTEN COLOUR: FROST VINYL WINDOWS COLOUR: FACTORY BLACK PAINTED WOOD TRIM MAN: BENJAMIN MOORE COLOUR: CHANTILLY LACE NUMBER: OC-65 PREFINISHED METAL CANOPY ROOF COLOUR: FACTORY BLACK 4" HORIZONTAL VINYL MAN: MITTEN COLOUR: FROST LAMINATED FIBREGLASS SHINGLES MAN: PABCO COLOUR: ANTIQUE BLACK PAINTED WOOD COLUMN MAN: BENJAMIN MOORE COLOUR: CHANTILLY LACE NUMBER: OC-65 ALUMINUM GUARD MAN: GENTEK COLOUR: BLACK PAINTED WOOD PRIVACY SCREEN MAN: BENJAMIN MOORE COLOUR: CHANTILLY LACE NUMBER: OC-65 PAINTED WOOD COLUMN MAN: BENJAMIN MOORE COLOUR: CHANTILLY LACE NUMBER: OC-65 PAINTED WOOD PRIVACY SCREEN MAN: BENJAMIN MOORE COLOUR: CHANTILLY LACE NUMBER: OC-65 ALUMINUM GUARD MAN: GENTEK COLOUR: BLACK LAMINATED FIBREGLASS SHINGLES MAN: PABCO COLOUR: ANTIQUE BLACK VINYL WINDOWS COLOUR: FACTORY BLACK PAINTED WOOD TRIM MAN: BENJAMIN MOORE COLOUR: CHANTILLY LACE NUMBER: OC-65 ALUMINUM GUTTER MAN: GENTEK COLOUR: BLACK VINYL SOFFIT MAN: MITTEN COLOUR: FROST PREFINISHED METAL CANOPY ROOF COLOUR: FACTORY BLACK ALUMINUM GUTTER MAN: GENTEK COLOUR: BLACKVINYL SOFFIT MAN: MITTEN COLOUR: FROST PAINTED FIBRE CEMENT PANEL MAN: BENJAMIN MOORE COLOUR: CHANTILLY LACE NUMBER: OC-65 PREFINISHED METAL CANOPY ROOF COLOUR: FACTORY BLACK PAINTED 5" HORIZONTAL FIBRE CEMENT MAN: BENJAMIN MOORE COLOUR: CHANTILLY LACE NUMBER: OC-65 LAMINATED FIBREGLASS SHINGLES MAN: PABCO COLOUR: ANTIQUE BLACK PAINTED WOOD TRIM MAN: BENJAMIN MOORE COLOUR: CHANTILLY LACE NUMBER: OC-65PAINTED 5" HORIZONTAL FIBRE CEMENT MAN: BENJAMIN MOORE COLOUR: LAURENTIAN RED NUMBER: CC-152 PAINTED 4" HORIZONTAL FIBRE CEMENT MAN: BENJAMIN MOORE COLOUR: MOZART BLUE NUMBER: 1665 PAINTED WOOD COLUMN MAN: BENJAMIN MOORE COLOUR: CHANTILLY LACE NUMBER: OC-65 LAMINATED FIBREGLASS SHINGLES MAN: PABCO COLOUR: ANTIQUE BLACK PAINTED WOOD TRIM MAN: BENJAMIN MOORE COLOUR: CHANTILLY LACE NUMBER: OC-65 PAINTED GARAGE DOOR MAN: BENJAMIN MOORE COLOUR: BLACK BEAUTY NUMBER: 2128-10 PAINTED 5" HORIZONTAL FIBRE CEMENT MAN: BENJAMIN MOORE COLOUR: CHANTILLY LACE NUMBER: OC-65 4" HORIZONTAL VINYL MAN: GENTEK COLOUR: COASTAL BLUE NOTE: REFER TO INDIVIDUAL ELEVATION SHEETS FOR CLADDING TYPE PER BUILDING FACE. PAINTED DOOR MAN: BENJAMIN MOORE COLOUR: WROUGHT IRON NUMBER: 2124-10 VINYL WINDOWS COLOUR: FACTORY BLACK 4" HORIZONTAL VINYL MAN: MITTEN COLOUR: RICHMOND RED A R C H I T E C T U R A L F O R M W E R K S 1625 West 5th Ave., Vancouver, BC V6J 1N5 Fax 685-2076 Phone 683-5441 D R A W I N G R E V I S I O N S This plan and design are, and at all times remain the exclusive property of Formwerks Architectural Inc. and cannot be used or reproduced without written consent by Formwerks Architectural Inc. Written dimensions shall have precedence over scaled dimensions. Contractors shall verify and be responsible for all dimensions and conditions on the job. Formwerks Architectural Inc. shall be informed of any variation from the dimensions and conditions on the drawing. COPYRIGHT RESERVED P R O J E C T T H E G R O V E K A N A K A S P R I N G S 1 1 2 T H A V E N U E M A P L E R I D G E , B C S C A L E S H E E T D A T E 1 / 8 " = 1 ' - 0 " A1.18 A U G U S T 2 0 2 2 C O L O U R S C H E M E B E L E V A T I O N S ISSUED FOR REZONING MAY 18, 2022 ISSUED FOR DEVELOPMENT PERMIT AUGUST 10, 2022 LAMINATED FIBREGLASS SHINGLES MAN: PABCO COLOUR: ANTIQUE BLACK VINYL WINDOWS COLOUR: FACTORY BLACK PAINTED WOOD TRIM MAN: BENJAMIN MOORE COLOUR: BLACK BEAUTY NUMBER: 2128-10 PAINTED DOOR MAN: BENJAMIN MOORE COLOUR: WROUGHT IRON NUMBER: 2124-10 4" HORIZONTAL VINYL MAN: MITTEN COLOUR: FROST ALUMINUM GUTTER MAN: GENTEK COLOUR: BLACK VINYL SOFFIT MAN: MITTEN COLOUR: BLACK 4" HORIZONTAL VINYL MAN: MITTEN COLOUR: RICHMOND RED PAINTED FIBRE CEMENT PANEL MAN: BENJAMIN MOORE COLOUR: BLACK BEAUTY NUMBER: 2128-10 PREFINISHED METAL CANOPY ROOF COLOUR: FACTORY BLACK 4" HORIZONTAL VINYL MAN: GENTEK COLOUR: COASTAL BLUE PAINTED WOOD COLUMN MAN: BENJAMIN MOORE COLOUR: BLACK BEAUTY NUMBER: 2128-10 LAMINATED FIBREGLASS SHINGLES MAN: PABCO COLOUR: ANTIQUE BLACK PAINTED WOOD TRIM MAN: BENJAMIN MOORE COLOUR: BLACK BEAUTY NUMBER: 2128-10 4" HORIZONTAL VINYL MAN: MITTEN COLOUR: RICHMOND RED ALUMINUM GUTTER MAN: GENTEK COLOUR: BLACK VINYL SOFFIT MAN: MITTEN COLOUR: BLACK ALUMINUM GUARD MAN: GENTEK COLOUR: BLACK PAINTED GARAGE DOOR MAN: BENJAMIN MOORE COLOUR: BLACK BEAUTY NUMBER: 2128-10 VINYL WINDOWS COLOUR: FACTORY BLACK ALUMINUM GUTTER MAN: GENTEK COLOUR: BLACK VINYL SOFFIT MAN: MITTEN COLOUR: BLACK VINYL WINDOWS COLOUR: FACTORY BLACK PAINTED WOOD TRIM MAN: BENJAMIN MOORE COLOUR: BLACK BEAUTY NUMBER: 2128-10 PREFINISHED METAL CANOPY ROOF COLOUR: FACTORY BLACK 4" HORIZONTAL VINYL MAN: MITTEN COLOUR: RICHMOND RED LAMINATED FIBREGLASS SHINGLES MAN: PABCO COLOUR: ANTIQUE BLACK PAINTED WOOD COLUMN MAN: BENJAMIN MOORE COLOUR: BLACK BEAUTY NUMBER: 2128-10 ALUMINUM GUARD MAN: GENTEK COLOUR: BLACK ALUMINUM GUTTER MAN: GENTEK COLOUR: BLACK VINYL SOFFIT MAN: MITTEN COLOUR: BLACK VINYL WINDOWS COLOUR: FACTORY BLACK PAINTED WOOD TRIM MAN: BENJAMIN MOORE COLOUR: BLACK BEAUTY NUMBER: 2128-10 PREFINISHED METAL CANOPY ROOF COLOUR: FACTORY BLACK PAINTED 4" HORIZONTAL FIBRE CEMENT MAN: BENJAMIN MOORE COLOUR: CHANTILLY LACE NUMBER: OC-65 LAMINATED FIBREGLASS SHINGLES MAN: PABCO COLOUR: ANTIQUE BLACK PAINTED WOOD COLUMN MAN: BENJAMIN MOORE COLOUR: BLACK BEAUTY NUMBER: 2128-10 ALUMINUM GUARD MAN: GENTEK COLOUR: BLACK COLOUR SCHEME B FRONT ELEVATION COLOUR SCHEME B SIDE ELEVATION COLOUR SCHEME B REAR ELEVATION COLOUR SCHEME B SIDE ELEVATION 4" HORIZONTAL VINYL MAN: GENTEK COLOUR: COASTAL BLUE 4" HORIZONTAL VINYL MAN: GENTEK COLOUR: COASTAL BLUE A R C H I T E C T U R A L F O R M W E R K S 1625 West 5th Ave., Vancouver, BC V6J 1N5 Fax 685-2076 Phone 683-5441 D R A W I N G R E V I S I O N S This plan and design are, and at all times remain the exclusive property of Formwerks Architectural Inc. and cannot be used or reproduced without written consent by Formwerks Architectural Inc. Written dimensions shall have precedence over scaled dimensions. Contractors shall verify and be responsible for all dimensions and conditions on the job. Formwerks Architectural Inc. shall be informed of any variation from the dimensions and conditions on the drawing. COPYRIGHT RESERVED P R O J E C T T H E G R O V E K A N A K A S P R I N G S 1 1 2 T H A V E N U E M A P L E R I D G E , B C S C A L E S H E E T D A T E 1 / 8 " = 1 ' - 0 " A1.19 A U G U S T 2 0 2 2 ISSUED FOR REZONING MAY 18, 2022 ISSUED FOR DEVELOPMENT PERMIT AUGUST 10, 2022 C O L O U R S C H E M E C E L E V A T I O N S COLOUR SCHEME C FRONT ELEVATION COLOUR SCHEME C SIDE ELEVATION COLOUR SCHEME C REAR ELEVATION COLOUR SCHEME C SIDE ELEVATION ALUMINUM GUTTER MAN: GENTEK COLOUR: BLACK VINYL SOFFIT MAN: MITTEN COLOUR: FROST VINYL WINDOWS COLOUR: FACTORY BLACK PAINTED WOOD TRIM MAN: BENJAMIN MOORE COLOUR: CHANTILLY LACE NUMBER: OC-65 PREFINISHED METAL CANOPY ROOF COLOUR: FACTORY BLACK LAMINATED FIBREGLASS SHINGLES MAN: PABCO COLOUR: ANTIQUE BLACK PAINTED WOOD COLUMN MAN: BENJAMIN MOORE COLOUR: CHANTILLY LACE NUMBER: OC-65 ALUMINUM GUARD MAN: GENTEK COLOUR: BLACK PAINTED WOOD PRIVACY SCREEN MAN: BENJAMIN MOORE COLOUR: CHANTILLY LACE NUMBER: OC-65 ALUMINUM GUTTER MAN: GENTEK COLOUR: BLACK VINYL SOFFIT MAN: MITTEN COLOUR: FROST PAINTED FIBRE CEMENT PANEL MAN: BENJAMIN MOORE COLOUR: CHANTILLY LACE NUMBER: OC-65 PREFINISHED METAL CANOPY ROOF COLOUR: FACTORY BLACK LAMINATED FIBREGLASS SHINGLES MAN: PABCO COLOUR: ANTIQUE BLACK VINYL WINDOWS COLOUR: FACTORY BLACK PAINTED WOOD TRIM MAN: BENJAMIN MOORE COLOUR: CHANTILLY LACE NUMBER: OC-65 PAINTED DOOR MAN: BENJAMIN MOORE COLOUR: WROUGHT IRON NUMBER: 2124-10 4" HORIZONTAL VINYL MAN: GENTEK COLOUR: COASTAL BLUE4" HORIZONTAL VINYL MAN: MITTEN COLOUR: FLAGSTONE PAINTED GARAGE DOOR MAN: BENJAMIN MOORE COLOUR: BLACK BEAUTY NUMBER: 2128-10 PAINTED 5" HORIZONTAL FIBRE CEMENT MAN: BENJAMIN MOORE COLOUR: PLATINUM GRAY NUMBER: HC-179 ALUMINUM GUTTER MAN: GENTEK COLOUR: BLACK VINYL SOFFIT MAN: MITTEN COLOUR: FROST ALUMINUM GUARD MAN: GENTEK COLOUR: BLACK VINYL WINDOWS COLOUR: FACTORY BLACK PAINTED WOOD COLUMN MAN: BENJAMIN MOORE COLOUR: CHANTILLY LACE NUMBER: OC-65 PAINTED WOOD PRIVACY SCREEN MAN: BENJAMIN MOORE COLOUR: CHANTILLY LACE NUMBER: OC-65 ALUMINUM GUARD MAN: GENTEK COLOUR: BLACK LAMINATED FIBREGLASS SHINGLES MAN: PABCO COLOUR: ANTIQUE BLACK VINYL WINDOWS COLOUR: FACTORY BLACK PAINTED WOOD TRIM MAN: BENJAMIN MOORE COLOUR: CHANTILLY LACE NUMBER: OC-65 ALUMINUM GUTTER MAN: GENTEK COLOUR: BLACK VINYL SOFFIT MAN: MITTEN COLOUR: FROST PREFINISHED METAL CANOPY ROOF COLOUR: FACTORY BLACK PAINTED WOOD COLUMN MAN: BENJAMIN MOORE COLOUR: CHANTILLY LACE NUMBER: OC-65 LAMINATED FIBREGLASS SHINGLES MAN: PABCO COLOUR: ANTIQUE BLACK PAINTED WOOD TRIM MAN: BENJAMIN MOORE COLOUR: CHANTILLY LACE NUMBER: OC-65 PAINTED 5" HORIZONTAL FIBRE CEMENT MAN: BENJAMIN MOORE COLOUR: PLATINUM GREY NUMBER: HC-179 PAINTED 5" HORIZONTAL FIBRE CEMENT MAN: BENJAMIN MOORE COLOUR: PLATINUM GRAY NUMBER: HC-179 PAINTED DOOR MAN: BENJAMIN MOORE COLOUR: WROUGHT IRON NUMBER: 2124-10 NOTE: REFER TO INDIVIDUAL ELEVATION SHEETS FOR CLADDING TYPE PER BUILDING FACE. 4" HORIZONTAL VINYL MAN: GENTEK COLOUR: COASTAL BLUE A R C H I T E C T U R A L F O R M W E R K S 1625 West 5th Ave., Vancouver, BC V6J 1N5 Fax 685-2076 Phone 683-5441 D R A W I N G R E V I S I O N S This plan and design are, and at all times remain the exclusive property of Formwerks Architectural Inc. and cannot be used or reproduced without written consent by Formwerks Architectural Inc. Written dimensions shall have precedence over scaled dimensions. Contractors shall verify and be responsible for all dimensions and conditions on the job. Formwerks Architectural Inc. shall be informed of any variation from the dimensions and conditions on the drawing. COPYRIGHT RESERVED P R O J E C T T H E G R O V E K A N A K A S P R I N G S 1 1 2 T H A V E N U E M A P L E R I D G E , B C S C A L E S H E E T D A T E 1 / 8 " = 1 ' - 0 " A1.20 A U G U S T 2 0 2 2 C O L O U R S C H E M E D E L E V A T I O N S ISSUED FOR REZONING MAY 18, 2022 ISSUED FOR DEVELOPMENT PERMIT AUGUST 10, 2022 COLOUR SCHEME D FRONT ELEVATION COLOUR SCHEME D SIDE ELEVATION COLOUR SCHEME D REAR ELEVATION COLOUR SCHEME D SIDE ELEVATION LAMINATED FIBREGLASS SHINGLES MAN: PABCO COLOUR: ANTIQUE BLACK VINYL WINDOWS COLOUR: FACTORY BLACK PAINTED WOOD TRIM MAN: BENJAMIN MOORE COLOUR: BLACK BEAUTY NUMBER: 2128-10 PAINTED DOOR MAN: BENJAMIN MOORE COLOUR: WROUGHT IRON NUMBER: 2124-10 ALUMINUM GUTTER MAN: GENTEK COLOUR: BLACK VINYL SOFFIT MAN: MITTEN COLOUR: BLACK PAINTED 5" HORIZONTAL FIBRE CEMENT MAN: BENJAMIN MOORE COLOUR: PLATINUM GRAY NUMBER: HC-179 PAINTED 5" HORIZONTAL FIBRE CEMENT MAN: BENJAMIN MOORE COLOUR: PLATINUM GRAY NUMBER: HC-179 PAINTED FIBRE CEMENT PANEL MAN: BENJAMIN MOORE COLOUR: BLACK BEAUTY NUMBER: 2128-10 LAMINATED FIBREGLASS SHINGLES MAN: PABCO COLOUR: ANTIQUE BLACK ALUMINUM GUTTER MAN: GENTEK COLOUR: BLACK VINYL SOFFIT MAN: MITTEN COLOUR: BLACK PAINTED WOOD COLUMN MAN: BENJAMIN MOORE COLOUR: BLACK BEAUTY NUMBER: 2128-10 ALUMINUM GUARD MAN: GENTEK COLOUR: BLACK VINYL WINDOWS COLOUR: FACTORY BLACK PAINTED WOOD PRIVACY SCREEN MAN: BENJAMIN MOORE COLOUR: BLACK BEAUTY NUMBER: 2128-10 PAINTED 5" HORIZONTAL FIBRE CEMENT MAN: BENJAMIN MOORE COLOUR: PLATINUM GRAY NUMBER: HC-179 PAINTED WOOD COLUMN MAN: BENJAMIN MOORE COLOUR: BLACK BEAUTY NUMBER: 2128-10 PAINTED WOOD PRIVACY SCREEN MAN: BENJAMIN MOORE COLOUR: BLACK BEAUTY NUMBER: 2128-10 ALUMINUM GUARD MAN: GENTEK COLOUR: BLACK LAMINATED FIBREGLASS SHINGLES MAN: PABCO COLOUR: ANTIQUE BLACK VINYL WINDOWS COLOUR: FACTORY BLACK PAINTED WOOD TRIM MAN: BENJAMIN MOORE COLOUR: BLACK BEAUTY NUMBER: 2128-10 ALUMINUM GUTTER MAN: GENTEK COLOUR: BLACK PREFINISHED METAL CANOPY ROOF COLOUR: FACTORY BLACK ALUMINUM GUTTER MAN: GENTEK COLOUR: BLACK VINYL SOFFIT MAN: MITTEN COLOUR: BLACK PAINTED WOOD COLUMN MAN: BENJAMIN MOORE COLOUR: BLACK BEAUTY NUMBER: 2128-10 ALUMINUM GUARD MAN: GENTEK COLOUR: BLACK PAINTED GARAGE DOOR MAN: BENJAMIN MOORE COLOUR: BLACK BEAUTY NUMBER: 2128-10 LAMINATED FIBREGLASS SHINGLES MAN: PABCO COLOUR: ANTIQUE BLACK VINYL WINDOWS COLOUR: FACTORY BLACK PAINTED WOOD TRIM MAN: BENJAMIN MOORE COLOUR: BLACK BEAUTY NUMBER: 2128-10 4" HORIZONTAL VINYL MAN: MITTEN COLOUR: FLAGSTONE PREFINISHED METAL CANOPY ROOF COLOUR: FACTORY BLACK PREFINISHED METAL CANOPY ROOF COLOUR: FACTORY BLACK PAINTED 5" HORIZONTAL FIBRE CEMENT MAN: BENJAMIN MOORE COLOUR: MOZART BLUE NUMBER: 1665 4" HORIZONTAL VINYL MAN: GENTEK COLOUR: COASTAL BLUE 4" HORIZONTAL VINYL MAN: GENTEK COLOUR: MIDNIGHT SURF NOTE: REFER TO INDIVIDUAL ELEVATION SHEETS FOR CLADDING TYPE PER BUILDING FACE. 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[ [ [ ': 3 79 [ [ >P@ >P@ P > P @ P > P @ > P @ >P@ :' / '1 5 %('5220 [ ' %$7+ [ %$7+ [ 4 0$67(5 [ 79 :,& [ :,& [ [ [ ; 81,77<3(&5)/225$5($6 /(9(/64)7 /(9(/64)7 /(9(/64)7 727$/ *5266 640 640 640 640 (;&/86,216 640 640 640 640 1(7 640 640 640 640 835 +:7 *$5$*( [ [ [ [ [ > P @ >P@ > P @ > P @ 81,77<3(&5)/225$5($6 /(9(/64)7 /(9(/64)7 /(9(/64)7 727$/ *5266 6)6)6)6) (;&/86,216 6)6)6)6) 1(7 6)6)6)6) A R C H I T E C T U R A L F O R M W E R K S :HVWWK$YH9DQFRXYHU%&9-1 )D[3KRQH '5$:,1* 5(9,6,216 7KLVSODQDQGGHVLJQDUHDQGDWDOOWLPHV UHPDLQWKHH[FOXVLYHSURSHUW\RI)RUPZHUNV $UFKLWHFWXUDO,QFDQGFDQQRWEHXVHGRUUHSURGXFHGZLWKRXWZULWWHQFRQVHQWE\ )RUPZHUNV$UFKLWHFWXUDO,QF:ULWWHQ GLPHQVLRQVVKDOOKDYHSUHFHGHQFHRYHU VFDOHGGLPHQVLRQV&RQWUDFWRUVVKDOOYHULI\ DQGEHUHVSRQVLEOHIRUDOOGLPHQVLRQVDQGFRQGLWLRQVRQWKHMRE)RUPZHUNV $UFKLWHFWXUDO,QFVKDOOEHLQIRUPHGRIDQ\YDULDWLRQIURPWKHGLPHQVLRQVDQG FRQGLWLRQVRQWKHGUDZLQJ &23<5,*+75(6(59(' 352-(&7 7+(*529( .$1$.$635,1*6 7+$9(18( 0$3/(5,'*(%& 6&$/(6+((7 '$7( $ $8*867 81,77<3(&5 3/$16 /(9(/3/$1 81,7&5 /(9(/3/$1 81,7&5 /(9(/3/$1 81,7&5 ,668(')255(=21,1*0$< ,668(')25'(9(/230(173(50,7 $8*867 > P @ >P@ > P @ > P @ 835 +:7 *$5$*( [ [ [ [ [ > P @ >P@ > P @ > P @ > P @ >P@ > P @ > P @ >P@ >P@ > P @ > P @ > P @ >P@ >P@ > P @ /,9,1* [ .,7&+(1 [ ',1,1* [ 32:'(5 [ '(&. [ [ [ ': 3 79 83 5 '15 [ [ [ >P@ > P @ >P@ > P @ > P @ >P@ >P@ > P @ :' / '1 5 %('5220 [ ' %$7+ [ %$7+ [ 4 0$67(5 [ 79 :,& [ :,& [ [ [ [ [ [ [ 81,77<3(&5)/225$5($6 /(9(/64)7 /(9(/64)7 /(9(/64)7 727$/ *5266 640 640 640 640 (;&/86,216 640 640 640 640 1(7 640 640 640 640 81,77<3(&5()/225$5($6 /(9(/64)7 /(9(/64)7 /(9(/64)7 727$/ *5266 6)6)6)6) (;&/86,216 6)6)6)6) 1(7 6)6)6)6) A R C H I T E C T U R A L F O R M W E R K S :HVWWK$YH9DQFRXYHU%&9-1 )D[3KRQH '5$:,1* 5(9,6,216 7KLVSODQDQGGHVLJQDUHDQGDWDOOWLPHV UHPDLQWKHH[FOXVLYHSURSHUW\RI)RUPZHUNV $UFKLWHFWXUDO,QFDQGFDQQRWEHXVHGRUUHSURGXFHGZLWKRXWZULWWHQFRQVHQWE\ )RUPZHUNV$UFKLWHFWXUDO,QF:ULWWHQ GLPHQVLRQVVKDOOKDYHSUHFHGHQFHRYHU VFDOHGGLPHQVLRQV&RQWUDFWRUVVKDOOYHULI\ DQGEHUHVSRQVLEOHIRUDOOGLPHQVLRQVDQGFRQGLWLRQVRQWKHMRE)RUPZHUNV $UFKLWHFWXUDO,QFVKDOOEHLQIRUPHGRIDQ\YDULDWLRQIURPWKHGLPHQVLRQVDQG FRQGLWLRQVRQWKHGUDZLQJ &23<5,*+75(6(59(' 352-(&7 7+(*529( .$1$.$635,1*6 7+$9(18( 0$3/(5,'*(%& 6&$/(6+((7 '$7( $ $8*867 81,77<3( &5( 3/$16 /(9(/3/$1 81,7&5( /(9(/3/$1 81,7&5( /(9(/3/$1 81,7&5( ,668(')255(=21,1* ,668(')25'(9(/230(173(50,7 > P @ > P @ > P @ > P @ >P@ >P@ >P@ > P @ >P@ >P@ >P@ *$5$*( [ +:7 83 5 [ [ [ [ >P@ > P @ > P @ >P@ >P@ >P@ >P@ > P @ > P @ > P @ > P @ >P@ >P@ > P @ [ [ [ ',1,1* [ [ (175< [ 79 32:'(5 [ 3 835 '1 5 '1 5 .,7&+(1 [ /,9,1* [ '(&. [ ': [ [ >P@ >P@ >P@ P > P @ > P @ > P @ > P @ >P@ >P@ >P@ > P @ > P @ > P @ '1 5 [ [ [ ' 4 %('5220 [ 0$67(5 [ 79 : ' [ [ %$7+ [ (168,7( [ [ [ [ '(6.122. /, 1 ( 1 & / 2 6 ( 7 :,& [ 81,77<3(&5()/225$5($6 /(9(/64)7 /(9(/64)7 /(9(/64)7 727$/ *5266 640 640 640 640 (;&/86,216 640 640 640 640 1(7 640 640 640 640 A R C H I T E C T U R A L F O R M W E R K S 1625 West 5th Ave., Vancouver, BC V6J 1N5 Fax 685-2076 Phone 683-5441 D R A W I N G R E V I S I O N S This plan and design are, and at all times remain the exclusive property of Formwerks Architectural Inc. and cannot be used or reproduced without written consent by Formwerks Architectural Inc. Written dimensions shall have precedence over scaled dimensions. Contractors shall verify and be responsible for all dimensions and conditions on the job. Formwerks Architectural Inc. shall be informed of any variation from the dimensions and conditions on the drawing. COPYRIGHT RESERVED P R O J E C T T H E G R O V E K A N A K A S P R I N G S 1 1 2 T H A V E N U E M A P L E R I D G E , B C S C A L E S H E E T D A T E 1 : 2 5 A5.00 A U G U S T 2 0 2 2 S I T E S I G N A G E M O N U M E N T S P L A N S ISSUED FOR REZONING MAY 18, 2022 ISSUED FOR DEVELOPMENT PERMIT AUGUST 10, 2022 LEVEL 1 PLAN SITE SIGNAGE MONUMENT #2 (EAST) MONUMENT LOGO METAL PLATE MONUMENT SIGNAGE ARCHITECTURAL CONCRETE HALF WALL 3048 45 7 LEVEL 1 PLAN SITE SIGNAGE MONUMENT #1 (WEST) MONUMENT LOGO METAL PLATE MONUMENT SIGNAGE ARCHITECTURAL CONCRETE HALF WALL 3048 45 7 A R C H I T E C T U R A L F O R M W E R K S 1625 West 5th Ave., Vancouver, BC V6J 1N5 Fax 685-2076 Phone 683-5441 D R A W I N G R E V I S I O N S This plan and design are, and at all times remain the exclusive property of Formwerks Architectural Inc. and cannot be used or reproduced without written consent by Formwerks Architectural Inc. Written dimensions shall have precedence over scaled dimensions. Contractors shall verify and be responsible for all dimensions and conditions on the job. Formwerks Architectural Inc. shall be informed of any variation from the dimensions and conditions on the drawing. COPYRIGHT RESERVED P R O J E C T T H E G R O V E K A N A K A S P R I N G S 1 1 2 T H A V E N U E M A P L E R I D G E , B C S C A L E S H E E T D A T E 1 : 2 5 A5.01 A U G U S T 2 0 2 2 REAR ELEVATION SITE SIGNAGE MONUMENT SIDE ELEVATIONS SITE SIGNAGE MONUMENT S I T E S I G N A G E M O N U M E N T # 1 E L E V A T I O N S ISSUED FOR REZONING MAY 18, 2022 ISSUED FOR DEVELOPMENT PERMIT AUGUST 10, 2022 PROJECT LOGO ON WEATHERED STEEL PLATE (BY OTHERS) 76 2 15 2 12 1 9 45 7 457 CONCRETE 2 PROJECT LOGO ON WEATHERED STEEL PLATE (BY OTHERS) 12 1 9 15 2 9141829 3048 305 ARCHITECTURAL CONCRETE PROJECT LOGO ON WEATHERED STEEL PLATE (BY OTHERS) 76 2 15 2 12 1 9 45 7 914 1829 3048 305 PROJECT SIGNAGE (BY OTHERS) ARCHITECTURAL CONCRETE FRONT ELEVATION SITE SIGNAGE MONUMENT SIDE ELEVATION SITE SIGNAGE MONUMENT ARCHITECTURAL CONCRETE PROJECT LOGO ON WEATHERED STEEL PLATE (BY OTHERS) 76 2 15 2 12 1 9 45 7 457 CONCRETE A R C H I T E C T U R A L F O R M W E R K S 1625 West 5th Ave., Vancouver, BC V6J 1N5 Fax 685-2076 Phone 683-5441 D R A W I N G R E V I S I O N S This plan and design are, and at all times remain the exclusive property of Formwerks Architectural Inc. and cannot be used or reproduced without written consent by Formwerks Architectural Inc. Written dimensions shall have precedence over scaled dimensions. Contractors shall verify and be responsible for all dimensions and conditions on the job. Formwerks Architectural Inc. shall be informed of any variation from the dimensions and conditions on the drawing. COPYRIGHT RESERVED P R O J E C T T H E G R O V E K A N A K A S P R I N G S 1 1 2 T H A V E N U E M A P L E R I D G E , B C S C A L E S H E E T D A T E 1 : 2 5 A5.02 A U G U S T 2 0 2 2 REAR ELEVATION SITE SIGNAGE MONUMENT SIDE ELEVATIONS SITE SIGNAGE MONUMENT S I T E S I G N A G E M O N U M E N T # 2 E L E V A T I O N S ISSUED FOR REZONING MAY 18, 2022 ISSUED FOR DEVELOPMENT PERMIT AUGUST 10, 2022 ARCHITECTURAL CONCRETE RIVER ROCK PROJECT LOGO ON WEATHERED STEEL PLATE (BY OTHERS) 76 2 15 2 12 1 9 45 7 457 CONCRETE 2 PROJECT LOGO ON WEATHERED STEEL PLATE (BY OTHERS) 12 1 9 15 2 914 1829 3048 305 ARCHITECTURAL CONCRETE 112 TH AVENUE MAPLE RIDGE, BC PROJECT LOGO ON WEATHERED STEEL PLATE (BY OTHERS) 76 2 15 2 12 1 9 45 7 9141829 3048 305 PROJECT SIGNAGE (BY OTHERS) ARCHITECTURAL CONCRETE FRONT ELEVATION SITE SIGNAGE MONUMENT SIDE ELEVATION SITE SIGNAGE MONUMENT RIVER ROCK PROJECT LOGO ON WEATHERED STEEL PLATE (BY OTHERS) 76 2 15 2 12 1 9 45 7 457 CONCRETE A R C H I T E C T U R A L F O R M W E R K S 1625 West 5th Ave., Vancouver, BC V6J 1N5 Fax 685-2076 Phone 683-5441 D R A W I N G R E V I S I O N S This plan and design are, and at all times remain the exclusive property of Formwerks Architectural Inc. and cannot be used or reproduced without written consent by Formwerks Architectural Inc. Written dimensions shall have precedence over scaled dimensions. Contractors shall verify and be responsible for all dimensions and conditions on the job. Formwerks Architectural Inc. shall be informed of any variation from the dimensions and conditions on the drawing. COPYRIGHT RESERVED P R O J E C T S C A L E S H E E T D A T E 1 : 1 0 0 AB1.01 A U G U S T 2 0 2 2 T H E G R O V E K A N A K A S P R I N G S 1 1 2 T H A V E N U E M A P L E R I D G E , B C A M E N I T Y B U I L D I N G S I T E P L A N L E V E L 1 ISSUED FOR REZONING MAY 18, 2022 ISSUED FOR DEVELOPMENT PERMIT AUGUST 10, 2022 83.42 82.70 BOS 83.18 82.46 BOS 82.91 82.19 BOS 81.93 BOS 82.59 82.59 83.42 83.39 83.18 83.15 82.91 82.88 82.65 82.62 84.0583.65 83.8383.43 83.6083.20 86.44 87.16 87.38 87.23 87.93 87.21 TOS 86.41 BOS 86.38 87.15 86.42 BOS 87.06 TOS 87.32 87.91 TOS 87.23 BOS 88.68 89.27 89.57 89.97 90.65 87.88 87.18 87.15 87.85 85.7185.41 86.2085.90 86.7586.45 87.1587.10 87.8387.73 85.85 86.13 BOW 80.90 80.94 81.48 81.52 82.35 82.39 83.05 83.35 83.78 83.82 84.11 84.51 84.76 84.79 84.98 85.01 85.15 85.18 85.38 85.41 85.5685.3385.1684.9484.6683.9783.5082.5481.6781.09 84.60 84.66 80.88 80.88 81.46 TOW 80.88 BOW 80.94 81.52 82.39 83.35 83.82 84.51 82.39 TOW 81.46 BOW 83.29 TOW 82.39 BOW 83.76 TOW 83.29 BOW 84.44 TOW83.76 BOW 86.3883.43 82.74 85.89 TOW 84.69 BOW 84.69 TOW 83.49 BOW 85.79 85.79 85.47 82.66 TOS 82.36 TOS 82.11 TOS 81.82 TOS 81.12 81.27 81.32 84.69 TOW 82.74 BOW 85.85 BOW 86.13 TOW B B B B4E BLOCK 19 B B4 CR CR CR1 BLOCK 18 B B B BB4E B1 BLOCK 7 B B BB2 BLOCK 8 BR BR BR BR BR4 BLOCK 15 AMENITY 1 2 M R A D I U S 1 2 M R A D I U S 1 2 M R A D I U S PMT 6'0x6'06'0x7'0 6'0x6'0 MECH. ROOM5'0" x 11'6" DECK 14'6x7'0 9'6x8'0 SAUNA GYM MENS W.C. 13'8" x 6'8" 15'6" x 9'10"WOMENS W.C. GOLF SIMULATOR ROOM 18'0" x 10'0" STEAM ROOM ELEC. ROOM31'6" x 15'9"4'0" x 7'10" 12'0" x 7'6" 8'2" x 7'3" JANITOR ROOM3'1" x 7'3" A R C H I T E C T U R A L F O R M W E R K S 1625 West 5th Ave., Vancouver, BC V6J 1N5 Fax 685-2076 Phone 683-5441 D R A W I N G R E V I S I O N S This plan and design are, and at all times remain the exclusive property of Formwerks Architectural Inc. and cannot be used or reproduced without written consent by Formwerks Architectural Inc. Written dimensions shall have precedence over scaled dimensions. Contractors shall verify and be responsible for all dimensions and conditions on the job. Formwerks Architectural Inc. shall be informed of any variation from the dimensions and conditions on the drawing. COPYRIGHT RESERVED P R O J E C T S C A L E S H E E T D A T E 1 : 1 0 0 AB1.02 A U G U S T 2 0 2 2 T H E G R O V E K A N A K A S P R I N G S 1 1 2 T H A V E N U E M A P L E R I D G E , B C 83.42 82.70 BOS 83.18 82.46 BOS 82.91 82.19 BOS 81.93 BOS 82.59 82.59 83.42 83.39 83.18 83.15 82.91 82.88 82.65 82.62 84.0583.65 83.8383.43 83.6083.20 86.44 87.16 87.38 87.23 87.93 87.21 TOS 86.41 BOS 86.38 87.15 86.42 BOS 87.06 TOS 87.32 87.91 TOS 87.23 BOS 88.68 89.27 89.57 89.97 90.65 87.88 87.18 87.15 87.85 85.7185.41 86.2085.90 86.7586.45 87.1587.10 87.8387.73 85.85 86.13 BOW 80.90 80.94 81.48 81.52 82.35 82.39 83.05 83.35 83.78 83.82 84.11 84.51 84.76 84.79 84.98 85.01 85.15 85.18 85.38 85.41 85.5685.3385.1684.9484.6683.9783.5082.5481.6781.09 84.60 84.66 80.88 80.88 81.46 TOW 80.88 BOW 80.94 81.52 82.39 83.35 83.82 84.51 82.39 TOW 81.46 BOW 83.29 TOW 82.39 BOW 83.76 TOW 83.29 BOW 84.44 TOW83.76 BOW 86.3883.43 82.74 85.89 TOW 84.69 BOW 84.69 TOW 83.49 BOW 85.79 85.79 85.47 82.66 TOS 82.36 TOS 82.11 TOS 81.82 TOS 81.12 81.27 81.32 84.69 TOW 82.74 BOW 85.85 BOW 86.13 TOW B B B B4E BLOCK 19 B B4 CR CR CR1 BLOCK 18 B B B BB4E B1 BLOCK 7 B B BB2 BLOCK 8 BR BR BR BR BR4 BLOCK 15 AMENITY 1 2 M R A D I U S 1 2 M R A D I U S 1 2 M R A D I U S PMT UP 9R EXIT DECK 2 UNDER COUNTER FRIDGES LOUNGE 18'7" x 36'3" OFFICE 9'0" x 9'1" TV DINING 12'8" x 9'0" (LAMINATE) LIVING 11'8" x 13'8"(LAMINATE) KITCHEN 13'0" x 8'6" x 8'0" (LAMINATE) UNIVERSAL WASHROOM 10'8" x 5'7" PARCEL MAIL & PARCEL 6'0" x 15'8" (LAMINATE) MAIL LOADING 1350mm x 850mm RAMP UP 8.3% FIREPLACE DN 17 ISSUED FOR REZONING MAY 18, 2022 ISSUED FOR DEVELOPMENT PERMIT AUGUST 10, 2022 A M E N I T Y B U I L D I N G S I T E P L A N L E V E L 2 6'0x6'06'0x7'0 6'0x6'0 3'0" x 8'0"3'0" x 8'0"3'0" x 8'0" 3'0" x 8'0" MECH. ROOM5'0" x 11'6" DECK 3'0" x 8'0" 14'6x7'0 9'6x8'0 3'0" x 8'0" SAUNA GYM 3'0" x 8'0" 3'0" x 8'0" MENS W.C. 13'8" x 6'8" 15'6" x 9'10" WOMENS W.C. GOLF SIMULATOR ROOM 18'0" x 10'0" STEAM ROOM ELEC. ROOM 3'0" x 8'0" 31'6" x 15'9"4'0" x 7'10" 12'0" x 7'6" 8'2" x 7'3" 3'0" x 5'0" JANITOR ROOM3'1" x 7'3" 3'-9 1/2" [1.16m] 37'-3" [11.35m]41'-0 1/2" [12.51m] 38'-7 1/2" [11.77m] 29'-9 7/8" [9.09m] 68'-5 3/8" [20.86m] 16'-10 1/2" [5.14m] 6'-0 5/8" [1.84m] 1'-2 1/8" [0.36m] 5'-7 3/4" [1.72m] 10'-10" [3.3m] 40'-7" [12.37m] 31'-2 1/2" [9.51m] 6'-0 1/2" [1.84m] 10'-9 1/2" [3.29m] 20'-5 3/8" [6.23m] 68'-5 7/8" [20.87m] DN 17 A AB3.00 A AB3.00 B AB3.00 B AB3.00 A R C H I T E C T U R A L F O R M W E R K S 1625 West 5th Ave., Vancouver, BC V6J 1N5 Fax 685-2076 Phone 683-5441 D R A W I N G R E V I S I O N S This plan and design are, and at all times remain the exclusive property of Formwerks Architectural Inc. and cannot be used or reproduced without written consent by Formwerks Architectural Inc. Written dimensions shall have precedence over scaled dimensions. Contractors shall verify and be responsible for all dimensions and conditions on the job. Formwerks Architectural Inc. shall be informed of any variation from the dimensions and conditions on the drawing. COPYRIGHT RESERVED P R O J E C T S C A L E S H E E T D A T E 1 : 1 0 0 AB2.00 A U G U S T 2 0 2 2 T H E G R O V E K A N A K A S P R I N G S 1 1 2 T H A V E N U E M A P L E R I D G E , B C UP 9R 6'0x7'0 2'6"x5'0"2'6"x5'0"2'6"x5'0" 6'0x7'06'0x7'0 6'0x7'0 3'0" x 8'0" 3'0" x 8'0" EXIT DECK 6'0x7'0 14'6x7'0 2 UNDER COUNTER FRIDGES 3'-0" 7'-0" LOUNGE 18'7" x 36'3" 3'0" x 8'0" OFFICE 9'0" x 9'1" TV DINING12'8" x 9'0" (LAMINATE) LIVING 11'8" x 13'8"(LAMINATE) KITCHEN 13'0" x 8'6" x 8'0" (LAMINATE) UNIVERSAL WASHROOM 10'8" x 5'7" PARCEL MAIL & PARCEL 6'0" x 15'8"(LAMINATE) MAIL LOADING 9'6x8'0 6'0x7'0 2'0"x7'0"6'0x7'0 3'0x7'0 14'6x7'0 1350mm x 850mm RAMP UP 8.3% FIREPLACE DN 17 1'-9" [0.53m] 5'-0" [1.52m] 4'-2 1/2" [1.28m] 10'-6 1/8" [3.2m] 17'-6 1/2" [5.35m] 8'-9 3/8" [2.68m] 3'-2 7/8" [0.99m] 51'-0 1/4" [15.55m] 2'-0 1/2" [0.62m] 38'-5" [11.71m] 10'-2" [3.1m] 19'-9 3/4" [6.04m] 11'-3 7/8" [3.45m] 81'-9 1/8" [24.92m] 16'-11" [5.16m] 10'-0 5/8" [3.06m] 2'-4 7/8" [0.73m] 10'-10 3/8" [3.31m] 3'-1 3/8" [0.95m] 40'-2 7/8" [12.27m] 39'-6 5/8" [12.05m] 10'-9 1/2" [3.29m] 19'-11 3/4" [6.09m] 11'-5 3/8" [3.49m] 81'-9 1/8" [24.92m] A AB3.00 A AB3.00 B AB3.00 B AB3.00 1'-9 1/4" [0.54m] 12'-2 3/8" [3.72m] 18'-0 1/2" [5.5m] 11'-9 3/8" [3.59m] 43'-10 7/8" [13.38m] 40'-10" [12.45m] 9'-4 1/2" [2.86m] 20'-5 1/2" [6.24m] 11'-5 5/8" [3.5m] 82'-1 5/8" [25.03m] 11'-9 3/4" [3.6m] 12'-6 3/4" [3.83m] 5'-11 1/2" [1.82m] 13'-5 3/8" [4.1m] 43'-9 3/8" [13.35m] 39'-9" [12.11m] 10'-5 1/2" [3.19m] 20'-5 1/2" [6.24m] 11'-5 5/8" [3.5m] 82'-1 5/8" [25.03m] 8:12 8:12 10:12 10:12 1:12 8:12 8:12 A AB3.00 A AB3.00 B AB3.00 B AB3.00 L E V E L T W O AMENITY BUILDING R O O F P L A N AMENITY BUILDING L E V E L O N E AMENITY BUILDING ISSUED FOR REZONING MAY 18, 2022 ISSUED FOR DEVELOPMENT PERMIT AUGUST 10, 2022 A M E N I T Y B U I L D I N G F L O O R P L A N S AMENITY FLOOR AREAS LEVEL 1 LEVEL 2 TOTAL GROSS 1755.9 SF 1949.7 SF 3705.6 SF EXCLUSIONS 0.0 SF 206.6 SF 206.6 SF NET 1755.9 SF 1743.1 SF 3499.0 SF UNIT TYPE A FLOOR AREAS (METRIC) LEVEL 1 LEVEL 2 TOTAL GROSS 163.1 SQM 181.1 SQM 344.3 SQM EXCLUSIONS 0.0 SQM 19.2 SQM 19.2 SQM NET 163.1 SQM 161.9 SQM 325.1 SQM 3'0x7'0 6'0x7'0 2'6"x5'0"2'6"x5'0" 6'0x7'0 2'6"x5'0" 10'-6" [3m] 16'-10 7/8" [5m] 1'-6" [0m] 28'-10 3/4" (10.7M) 82.74M LEVEL 1 82.6M GRADE 85.79M LEVEL 2 90.86M T.O. RIDGE 88.46M T/O TOP PLATE 10'-6" [3m] 16'-11 3/4" [5m] 1'-2 1/8" [0m] 28'-11 3/4" [9m] (10.7M) 82.74M LEVEL 1 82.6M GRADE 85.79M LEVEL 2 90.86M T.O. RIDGE 88.46M T/O TOP PLATE A R C H I T E C T U R A L F O R M W E R K S 1625 West 5th Ave., Vancouver, BC V6J 1N5 Fax 685-2076 Phone 683-5441 D R A W I N G R E V I S I O N S This plan and design are, and at all times remain the exclusive property of Formwerks Architectural Inc. and cannot be used or reproduced without written consent by Formwerks Architectural Inc. Written dimensions shall have precedence over scaled dimensions. Contractors shall verify and be responsible for all dimensions and conditions on the job. Formwerks Architectural Inc. shall be informed of any variation from the dimensions and conditions on the drawing. COPYRIGHT RESERVED P R O J E C T S C A L E S H E E T D A T E 1 : 5 0 AB2.01 A U G U S T 2 0 2 2 T H E G R O V E K A N A K A S P R I N G S 1 1 2 T H A V E N U E M A P L E R I D G E , B C E A S T E L E V A T I O N AMENITY BUILDING KEYPLAN OUTDOOR AMENITY 3745 SF OUTDOOR AMENITY 2595 SF PMT PMT E.S.A. 6'0x7'0 6'0x6'0 6'0x6'0 6'0x7'0 6'0x7'0 3'0" x 8'0" 3'0" x 8'0" MENS W.C.14'9" x 12'3"(TILE) 1350mm x 920mmWOMENS W.C.(TILE)14'9" x 12'3" 3'0" x 8'0"3'0" x 8'0"3'0" x 8'0"MECH. ROOM(LAMINATE)6'1" x 14'0" EXIT DECK 6'0x7'0 SAUNA UP 6R 6'0x7'0 6'0x7'0 2'6"x5'0"2'6"x5'0"2'6"x5'0" 6'0x7'0 6'0x7'0 6'0x7'03'0" x 8'0" 3'0" x 8'0" EXIT DECK 6'0x7'0 6'0x7'06'0x7'02 UNDER COUNTERFRIDGES LOUNGE18'7" x 36'3"(LAMINATE) OFFICE9'0" x 9'1"(LAMINATE) TV DINING12'8" x 9'0"(LAMINATE)LIVING11'8" x 13'8"(LAMINATE)KITCHEN13'0" x 8'6" x 8'0"(LAMINATE)W/C10'8" x 5'7" RAMP DN PARCELMAIL & PARCEL6'0" x 15'8"(LAMINATE)MAILLOADING FIREPLACE 9'6x13'0 6'0x7'06'0x7'0 3'0x7'0 PANTRY PANTRY PANTRY PANTRY PANTRY PANTRY PANTRY PANTRY P P P P P P P P P P P P P P P P P PMT A D R A W I N G R E V I S I O N S This plan and design are, and at all times remain the exclusive property of Formwerks Architectural Inc. and cannot be used or reproduced without written consent by Formwerks Architectural Inc. Written dimensions shall have precedence over scaled dimensions. Contractors shall verify and be responsible for all dimensions and conditions on the job. Formwerks Architectural Inc. shall be informed of any variation from the dimensions and conditions on the drawing. COPYRIGHT RESERVED P R O J E C T K A N A K A S P R I N G S 1 1 2 T H A V E N U EM A P L E R I D G E , B C S C A L E S H E E T D A T E 1 : 100 AB1.00J U N E 2 0 2 2 A M E N I T YB U I L D I N G S I T E P L A N D R A W I N G R E V I S I O N S This plan and design are, and at all times remain the exclusive property of Formwerks Architectural Inc. and cannot be used or reproduced without written consent by Formwerks Architectural Inc. Written dimensions shall have precedence over scaled dimensions. Contractors shall verify and be responsible for all dimensions and conditions on the job. Formwerks Architectural Inc. shall be informed of any variation from the dimensions and conditions on the drawing. COPYRIGHT RESERVED P R O J E C T K A N A K A S P R I N G S 1 1 2 T H A V E N U EM A P L E R I D G E , B C S C A L E S H E E T D A T E 1 : 100 AB1.00J U N E 2 0 2 2 A N O R T H E L E V A T I O N AMENITY BUILDING ISSUED FOR REZONING MAY 18, 2022 ISSUED FOR DEVELOPMENT PERMIT AUGUST 10, 2022 A M E N I T Y B U I L D I N G E L E V A T I O N S 14'6x7'0 14'6x7'0 6'0x7'0 10'-5 7/8" 9'-0" 1'-2 1/8" 28'-7 3/4" (10.7M) 82.74M LEVEL 1 82.6M GRADE 85.79M LEVEL 2 90.86M T.O. RIDGE 88.46M T/O TOP PLATE 7'-11 7/8" A R C H I T E C T U R A L F O R M W E R K S 1625 West 5th Ave., Vancouver, BC V6J 1N5 Fax 685-2076 Phone 683-5441 D R A W I N G R E V I S I O N S This plan and design are, and at all times remain the exclusive property of Formwerks Architectural Inc. and cannot be used or reproduced without written consent by Formwerks Architectural Inc. Written dimensions shall have precedence over scaled dimensions. Contractors shall verify and be responsible for all dimensions and conditions on the job. Formwerks Architectural Inc. shall be informed of any variation from the dimensions and conditions on the drawing. COPYRIGHT RESERVED P R O J E C T S C A L E S H E E T D A T E 1 : 5 0 AB2.02 A U G U S T 2 0 2 2 T H E G R O V E K A N A K A S P R I N G S 1 1 2 T H A V E N U E M A P L E R I D G E , B C W E S T E L E V A T I O N AMENITY BUILDING 6'0x7'0 6'0x6'06'0x6'06'0x6'0 9'6x8'09'6x8'0 6'0x7'0 2'0"x7'0" 6'0x7'0 10'-6" [3m] 9'-0" [3m] 1'-2 1/8" [0m] 28'-7" (10.7M) 82.74M LEVEL 1 82.6M GRADE 85.79M LEVEL 2 90.86M T.O. RIDGE 88.46M T/O TOP PLATE 7'-10 7/8" [2m] KEYPLAN OUTDOOR AMENITY 3745 SF OUTDOOR AMENITY 2595 SF PMT PMT E.S.A. 6'0x7'0 6'0x6'0 6'0x6'0 6'0x7'0 6'0x7'0 3'0" x 8'0" 3'0" x 8'0" MENS W.C.14'9" x 12'3"(TILE) 1350mm x 920mmWOMENS W.C.(TILE)14'9" x 12'3" 3'0" x 8'0"3'0" x 8'0"3'0" x 8'0"MECH. ROOM(LAMINATE)6'1" x 14'0" EXIT DECK 6'0x7'0 SAUNA UP 6R 6'0x7'0 6'0x7'0 2'6"x5'0"2'6"x5'0"2'6"x5'0" 6'0x7'0 6'0x7'0 6'0x7'03'0" x 8'0" 3'0" x 8'0" EXIT DECK 6'0x7'0 6'0x7'06'0x7'02 UNDER COUNTERFRIDGES LOUNGE18'7" x 36'3"(LAMINATE) OFFICE9'0" x 9'1"(LAMINATE) TV DINING12'8" x 9'0"(LAMINATE)LIVING11'8" x 13'8"(LAMINATE)KITCHEN13'0" x 8'6" x 8'0"(LAMINATE)W/C10'8" x 5'7" RAMP DN PARCELMAIL & PARCEL6'0" x 15'8"(LAMINATE)MAILLOADING FIREPLACE 9'6x13'0 6'0x7'06'0x7'0 3'0x7'0 PANTRY PANTRY PANTRY PANTRY PANTRY PANTRY PANTRY PANTRY P P P P P P P P P P P P P P P P P PMT A D R A W I N G R E V I S I O N S This plan and design are, and at all times remain the exclusive property of Formwerks Architectural Inc. and cannot be used or reproduced without written consent by Formwerks Architectural Inc. Written dimensions shall have precedence over scaled dimensions. Contractors shall verify and be responsible for all dimensions and conditions on the job. Formwerks Architectural Inc. shall be informed of any variation from the dimensions and conditions on the drawing. COPYRIGHT RESERVED P R O J E C T K A N A K A S P R I N G S 1 1 2 T H A V E N U EM A P L E R I D G E , B C S C A L E S H E E T D A T E 1 : 100 AB1.00J U N E 2 0 2 2 A M E N I T YB U I L D I N G S I T E P L A N D R A W I N G R E V I S I O N S This plan and design are, and at all times remain the exclusive property of Formwerks Architectural Inc. and cannot be used or reproduced without written consent by Formwerks Architectural Inc. Written dimensions shall have precedence over scaled dimensions. Contractors shall verify and be responsible for all dimensions and conditions on the job. Formwerks Architectural Inc. shall be informed of any variation from the dimensions and conditions on the drawing. COPYRIGHT RESERVED P R O J E C T K A N A K A S P R I N G S 1 1 2 T H A V E N U EM A P L E R I D G E , B C S C A L E S H E E T D A T E 1 : 100 AB1.00J U N E 2 0 2 2 A S O U T H E L E V A T I O N AMENITY BUILDING ISSUED FOR REZONING MAY 18, 2022 ISSUED FOR DEVELOPMENT PERMIT AUGUST 10, 2022 A M E N I T Y B U I L D I N G E L E V A T I O N S S O U T H E L E V A T I O N AMENITY BUILDING A R C H I T E C T U R A L F O R M W E R K S 1625 West 5th Ave., Vancouver, BC V6J 1N5 Fax 685-2076 Phone 683-5441 D R A W I N G R E V I S I O N S This plan and design are, and at all times remain the exclusive property of Formwerks Architectural Inc. and cannot be used or reproduced without written consent by Formwerks Architectural Inc. Written dimensions shall have precedence over scaled dimensions. Contractors shall verify and be responsible for all dimensions and conditions on the job. Formwerks Architectural Inc. shall be informed of any variation from the dimensions and conditions on the drawing. COPYRIGHT RESERVED P R O J E C T S C A L E S H E E T D A T E 1 : 1 0 0 AB2.03 A U G U S T 2 0 2 2 T H E G R O V E K A N A K A S P R I N G S 1 1 2 T H A V E N U E M A P L E R I D G E , B C W E S T E L E V A T I O N AMENITY BUILDING E A S T E L E V A T I O N AMENITY BUILDING KEYPLAN OUTDOOR AMENITY 3745 SF OUTDOOR AMENITY 2595 SF PMT PMT E.S.A. 6'0x7'0 6'0x6'0 6'0x6'0 6'0x7'0 6'0x7'0 3'0" x 8'0" 3'0" x 8'0" MENS W.C.14'9" x 12'3"(TILE) 1350mm x 920mmWOMENS W.C.(TILE)14'9" x 12'3" 3'0" x 8'0"3'0" x 8'0"3'0" x 8'0"MECH. ROOM(LAMINATE)6'1" x 14'0" EXIT DECK 6'0x7'0 SAUNA UP 6R 6'0x7'0 6'0x7'0 2'6"x5'0"2'6"x5'0"2'6"x5'0" 6'0x7'0 6'0x7'0 6'0x7'03'0" x 8'0" 3'0" x 8'0" EXIT DECK 6'0x7'0 6'0x7'06'0x7'02 UNDER COUNTERFRIDGES LOUNGE18'7" x 36'3"(LAMINATE) OFFICE9'0" x 9'1"(LAMINATE) TV DINING12'8" x 9'0"(LAMINATE)LIVING11'8" x 13'8"(LAMINATE)KITCHEN13'0" x 8'6" x 8'0"(LAMINATE)W/C10'8" x 5'7" RAMP DN PARCELMAIL & PARCEL6'0" x 15'8"(LAMINATE)MAILLOADING FIREPLACE 9'6x13'0 6'0x7'06'0x7'0 3'0x7'0 PANTRY PANTRY PANTRY PANTRY PANTRY PANTRY PANTRY PANTRY P P P P P P P P P P P P P P P P P PMT A D R A W I N G R E V I S I O N S This plan and design are, and at all times remain the exclusive property of Formwerks Architectural Inc. and cannot be used or reproduced without written consent by Formwerks Architectural Inc. Written dimensions shall have precedence over scaled dimensions. Contractors shall verify and be responsible for all dimensions and conditions on the job. Formwerks Architectural Inc. shall be informed of any variation from the dimensions and conditions on the drawing. COPYRIGHT RESERVED P R O J E C T K A N A K A S P R I N G S 1 1 2 T H A V E N U EM A P L E R I D G E , B C S C A L E S H E E T D A T E 1 : 100 AB1.00J U N E 2 0 2 2 A M E N I T YB U I L D I N G S I T E P L A N D R A W I N G R E V I S I O N S This plan and design are, and at all times remain the exclusive property of Formwerks Architectural Inc. and cannot be used or reproduced without written consent by Formwerks Architectural Inc. Written dimensions shall have precedence over scaled dimensions. Contractors shall verify and be responsible for all dimensions and conditions on the job. Formwerks Architectural Inc. shall be informed of any variation from the dimensions and conditions on the drawing. COPYRIGHT RESERVED P R O J E C T K A N A K A S P R I N G S 1 1 2 T H A V E N U EM A P L E R I D G E , B C S C A L E S H E E T D A T E 1 : 100 AB1.00J U N E 2 0 2 2 A N O R T H E L E V A T I O N AMENITY BUILDING CHIMNEY C/W STONE CLADDING MAN: EDEN MACHINE, CUT VENEER COLOUR: LIGHT GREY ALUMINUM GUTTER MAN: GENTEK COLOUR: BLACK PAINTED METAL PANEL DOOR MAN: BENJAMIN MOORE COLOUR: BLACK BEAUTY NUMBER: 2128-10 ASPHALT SHINGLE ROOF MAN: VICWEST COLOUR: ESTATE GREY FIBRE CEMENT PANELS MAN: JAMES HARDIE COLOUR: ARCTIC WHITE ALUMINUM AND GLASS GUARD MAN: GENTEK COLOUR: BLACK VINYL WINDOWS COLOUR: FACTORY BLACK FIBRE CEMENT SIDING MAN: BENJAMIN MOORE COLOUR: ABYSS NUMBER: 2128-20 STONE CLADDING MAN: EDEN MACHINE COLOUR: LIGHT GREY NUMBER: 2128-20 VINYL SKYLIGHT COLOUR: FACTORY BLACK VINYL WINDOWS COLOUR: FACTORY BLACK CHIMNEY C/W STONE CLADDING MAN: EDEN MACHINE, CUT VENEER COLOUR: LIGHT GREY ALUMINUM GUTTER MAN: GENTEK COLOUR: BLACK ALUMINUM AND GLASS GUARD MAN: GENTEK COLOUR: BLACK FIBRE CEMENT SIDING MAN: BENJAMIN MOORE COLOUR: ABYSS NUMBER: 2128-20 STONE CLADDING MAN: BENJAMIN MOORE COLOUR: ABYSS NUMBER: 2128-20 CHIMNEY C/W CLADDING MAN: EDEN MACHINE, CUT VENEER COLOUR: LIGHT GREY ALUMINUM GUTTER MAN: GENTEK COLOUR: BLACK PAINTED METAL FRENCH DOOR MAN: BENJAMIN MOORE COLOUR: BLACK BEAUTY NUMBER: 2128-10 ALUMINUM AND GLASS GUARD MAN: GENTEK COLOUR: BLACK VINYL WINDOWS COLOUR: FACTORY BLACK PAINTED BARGE BOARD COLOUR: FACTORY BLACK PAINTED FIBRE CEMENT MAN: BENJAMIN MOORE COLOUR: BLACK BEAUTY NUMBER: 2128-10 PAINTED WOOD COLUMN MAN: BENJAMIN MOORE COLOUR: ABYSS NUMBER: 2128-20 CHIMNEY C/W STONE CLADDING MAN: EDEN MACHINE, CUT VENEER COLOUR: LIGHT GREY ALUMINUM GUTTER MAN: GENTEK COLOUR: BLACK FIBRE CEMENT VERTICAL SIDING MAN: JAMES HARDIE COLOUR: ANVIL BLACK ALUMINUM AND GLASS GUARD MAN: GENTEK COLOUR: BLACK VINYL WINDOWS COLOUR: FACTORY BLACK PAINTED BARGE BOARD COLOUR: FACTORY BLACK PAINTED VERTICAL BEAM MAN: WOODSTONE COLOUR: CANADIAN ICE LAGER ISSUED FOR REZONING MAY 18, 2022 ISSUED FOR DEVELOPMENT PERMIT AUGUST 10, 2022 A M E N I T Y B U I L D I N G C O L O R S C H E M E ASPHALT SHINGLE ROOF MAN: VICWEST COLOUR: ESTATE GREY ASPHALT SHINGLE ROOF MAN: VICWEST COLOUR: ESTATE GREY FIBRE CEMENT SIDING MAN: BENJAMIN MOORE COLOUR: ABYSS NUMBER: 2128-20 FIBRE CEMENT PANELS MAN: JAMES HARDIE COLOUR: ARCTIC WHITE FIBRE CEMENT PANELS MAN: JAMES HARDIE COLOUR: ARCTIC WHITE ASPHALT SHINGLE ROOF MAN: VICWEST COLOUR: ESTATE GREY FINISH SCHEDULE FIBREGLASS SHINGLE1 DOUBLE PANED SEALED UNIT VINYL WINDOWS2 INSULATED FIBREGLASS DOOR3 4 5 FIBRE CEMENT HORIZONTAL SIDING 6 8 PREFINISHED METAL FASCIA GUTTER 11 13 10 12 PAINTED WOOD TRIM ALUMINUM RAILING CHIMNEY METAL CHIMNEY CAP 9 PAINTED 2X BARGE BOARD WITH 1X TRIM 7 14 WOOD CLAD PANEL POST WOOD BRACKETS GABLE VENTS CONCRETE 15 BOARD AND BATTENS EXIT EXTERIOR EXTERIOR MECH ROOM 7'-0" [2.13m] 7'-0" [2.13m] 9'-0" [2.74m] 10'-6" [3.2m] 9'-0" [2.74m] 7'-10 3/4" [2.41m] 1'-2" [0.36m] 28'-6 3/4" [8.7m] 82.74M LEVEL 1 82.6M GRADE 85.79M LEVEL 2 90.86M T.O. RIDGE 88.46M T/O TOP PLATE 9'-6" [2.9m] SECTION B-B Scale: 1:50 2 AB3.00 8'-6 1/2" [2.6m] 9'-0" [2.74m] GYM LIVING KITCHEN EXIT GAME ROOM MAIL ROOM MEN W.C.HALLWAY 9'-0" [2.74m] 16'-0 5/8" [4.89m] 10'-6" [3.2m] 9'-0" [2.74m] 7'-10 7/8" [2.41m] 1'-2" [0.36m] 28'-6 7/8" [8.71m] 82.74M LEVEL 1 82.6M GRADE 85.79M LEVEL 2 90.86M T.O. RIDGE 88.46M T/O TOP PLATE 9'-6" [2.9m] SECTION A-A Scale: 1:50 1 AB3.00 A R C H I T E C T U R A L F O R M W E R K S 1625 West 5th Ave., Vancouver, BC V6J 1N5 Fax 685-2076 Phone 683-5441 D R A W I N G R E V I S I O N S This plan and design are, and at all times remain the exclusive property of Formwerks Architectural Inc. and cannot be used or reproduced without written consent by Formwerks Architectural Inc. Written dimensions shall have precedence over scaled dimensions. Contractors shall verify and be responsible for all dimensions and conditions on the job. Formwerks Architectural Inc. shall be informed of any variation from the dimensions and conditions on the drawing. COPYRIGHT RESERVED P R O J E C T T H E G R O V E K A N A K A S P R I N G S 1 1 2 T H A V E N U E M A P L E R I D G E , B C S C A L E S H E E T D A T E 1 : 1 0 0 AB3.00 A U G U S T 2 0 2 2 ISSUED FOR REZONING MAY 18, 2022 ISSUED FOR DEVELOPMENT PERMIT AUGUST 10, 2022 A M E N I T Y B U I L D I N G S E C T I O N S Page 1 of 4 City of Maple Ridge TO: Advisory Design Panel MEETING DATE: September 21, 2022 FILE NO: 2021-270-DP SUBJECT: 11692 Pine Street PURPOSE: An Advisory Design Panel (the “ADP”) submission has been received for the above cited application and property to permit the construction of a five-storey apartment buildings with 64 units. The proposed building will replace the existing smaller apartment building on the site. The site is already zoned RM-2 (Medium Density Apartment Residential), therefore, no rezoning is proposed for the development of this project. The development permit application made to the City is subject 8.7 Multi-Family Development Permit. The applicant has also applied for a development variance permit for some variances to the proposed buildings that will be discussed further in this report. BACKGROUND: Applicant: DOUGLAS R. JOHNSON ARCHITECT LTD. (DOUGLAS JOHNSON) Legal Description: Lot: 48, D.L.: 248, Plan: NWP32547 OCP: Existing: Urban Residential Proposed: Urban Residential Zoning: Existing: RM-2 (Medium Density Apartment Residential) Proposed: RM-2 (Medium Density Apartment Residential) Surrounding Uses North: Use: Ridge Meadows Hospital Zone: P-6 (Civic) and RS-1 (Single Detached Residential) Designation Institutional, Conservation and Urban Residential South: Use: Single Family Residential Zone: RS-1 (Single Detached Residential) Designation: Urban Residential East: Use: Single Family Residential Zone: RS-1 (Single Detached Residential) Designation: Urban Residential West: Use: Duplex Residential Zone: RT-1 Designation: Urban Residential and Institutional Existing Use of Property: Apartment Residential Proposed Use of Property: Apartment Residential Site Area: 2800m2 Access: Pine Street 6.2 Page 2 of 4 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. Key Guidelines: The following is a brief description and assessment of the proposal’s compliance with the applicable Key Development Permit Guidelines: • New development into established areas should respect private spaces, and incorporate local neighbourhood elements in building form, height, architectural features and massing. The building complies with the massing component with 5 storeys towards the hospital & 4 storeys to the south going rhythmically down to the single family homes in the neighbourhood. • 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 higher density developments Complies. • Large scale developments should be clustered and given architectural separation to foster a sense of community, and improve visual attractiveness. The development creates a courtyard which houses the amenity space as part of community. • 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. 5’ wide concrete walkway is proposed to provide access to each individual units. Bollard light is provided to show the entry of each units. 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 applicant is proposing to construct a five-storey apartment building that will feature 64 market residential units. The building is designed to be stepped back from the single family residences to the south and east of the proposed building. An outdoor amenity area is featured on the ground floor of the building between the parking ramp and the main entrance. The outdoor amenity area will feature an outdoor kitchen and BBQ, outdoor dining table, outdoor lounge set and other landscaped seating areas. Also located on the ground floor, adjacent to the outdoor amenity area is the indoor amenity area. By locating both the outdoor and indoor amenity area Page 3 of 4 on the ground floor close together, the building will maximize the usability of both areas for future residents to host certain functions and social gatherings. All of the ground floor units on the proposed building feature ground level entrances and outdoor private areas that will enhance the way this building integrates with the existing fabric of the neighbourhood. The development has gone to great lengths to ensure that existing mature trees just over the eastern property line are being retained, this involved the movement of the underground parkade in order to accommodate. The building also has a generous amount of landscaping around the perimeter of the site, that will work to provide a good buffer and privacy for both the future residents of this development for the neighbouring properties. Vehicle access will be through a driveway on the north of the site off Pine Street, that will lead to two levels of underground parking. All of the parking for this project will be situated underground and the main entrance to the building for pedestrians will be set back off Pine Street. The building will feature six inch light grey and cedar coloured hardi siding, along with some dark grey hardi panel. The windows and doors will come with black trim and some of the windows with grey trim. 2. Context: It’s important to note that the RM-2 (Medium Density Apartment Residential) zoning is already in place for this site, therefore, the applicant is only applying for a development permit and development variance permit. The neighbourhood is primarily single family in character, with a duplex to the west of the site across Pine Street and Ridge Meadows Hospital to the north of the proposed building. While the higher density of this development is a large variation compared to the adjacent single family housing, it does align more closely with development typically seen around hospitals throughout Metro Vancouver. Looking at Vancouver General Hospital or Surrey Memorial Hospital, we typically see higher densities around these facilities. Hospitals are a large employment generator and with over 1000 staff at Ridge Meadows Hospital, it makes a lot of sense to provide more housing close by for staff. 3. OCP and Zoning Compliance: The subject property is designated Urban Residential in the Official Community Plan. The site is also just to the south of the Lougheed Transit Corridor Study Concept Plan area, which includes the entirety of the Ridge Meadows Hospital site. The subject site is zoned RM-2 (Medium Density Apartment Residential) and Development Data Sheet (Appendix E) analyses the compliance of the project with the applicable zone regulations. The proposal has a density (Floor Space Ratio) of 1.8 which complies with the maximum density of 1.8 FSR in the underlying zone. Proposed Variances The applicant is seeking the following variances for this development. • Interior side (north) setback reduction from 7.5 metres to 5.2 metres; • Front yard (west) setback reduction from 7.5 metres to 6.3 metres; and • To increase the building height in the RM-2 Zone for a building outside of the Town Centre from 15 metres and 4 storeys to 15.6 metres and 5 storeys. Page 4 of 4 The variances to the side yard setbacks and height are relatively minor and since the building is being stepped back towards the single family residential, it will have minimal impact on the surrounding neighbourhood. 4. Parking and bicycle storage: The required parking for the proposed use is analyzed in the Development Data Sheet (Appendix E). The 0ff-Street Parking and Loading Bylaw No. 4350–1990 requires that the development provide parking in the RM-2 Zone at 1.5 stalls per dwelling unit and 0.2 stalls per dwelling unit for visitor parking for a total of 182 stalls. Residential Component: • 1.5 stalls per dwelling unit. Visitor Component: • 0.2 stalls per dwelling unit designated for visitors. The applicant is providing the 109 parking spaces that are required by the Parking Bylaw. The proposal also includes 19 short term and 16 long term bicycle parking spaces. 5. Garbage/Recycling: A garbage and recycling storage room is located on Parking Level 1. The requirements of the Waste Management Storage and Disposal Guidelines are required to be incorporated into the project before proceeding for development permit issuance. CONCLUSION: The Planning Department requests that the Advisory Design Panel provide comments on the development proposal. ______________________________________________ Prepared by: Rene Tardif The following appendices are attached hereto: Appendix A Subject map Appendix B Explanatory letter from Architect (and Landscape Architect if applicable) Appendix C ADP Submission Form Appendix D ADP Applicant Checklist (signed by Architect) Appendix E Development Data Sheet (signed by Architect) Appendix F DP Area Guidelines Checklist Appendix G Architectural and Landscaping Plans DATE: May 20, 2021FILE: 2021-270-DP/VP 11692 PINE STREETPID: 024-378-224 PLANNING DEPARTMENT SUBJECT PROPERTY ´ Scale: 1:2,500 BY: PC Legend Stream Ditch Centreline Indefinite Creek July 27, 2022 Attention: Twisa Jariwala Re: 11692 Pine Street, Maple Ridge BC The landscape design proposes a soft urban edge to medium density residential development with unique amenity spaces for various age groups and row of plantings at street and fence frontages. The large residential pocket overlooking the Fraser River and is a great mix of natural and private amenities. Planting includes trees and a wide variety of native and seasonably interesting shrubs, ground covers, and perennials and will provide passive shading to the southern exposure of the units. Trees offer contextual beauty to the walkways in front of units and enhances wildlife habitat. The current site layout provides for safe onsite circulation for vehicles and pedestrian traffic with convenient access to all building entries. We believe the proposed design maximizes the potential of the site while providing many sustainability attributes and promoting a form and character that is suited to the local neighbourhood. Bahareh Nassiri For Meredith Mitchell Landscape architecture DRAWING NO. PROJECT NO. PLOT DATE SCALE DRAWING ISSUE DRAWING TITLE PROJECT SEAL PERMIT STAMP CONSULTANT DRAWN REVIEWED REVISION 1500 West Georgia Street, Suite 1685Kasian Architecture Interior Design and Planning Ltd www.kasian.com Vancouver, BC Canada V6G 2Z6 T 604 683 4145 F 604 683 2827 ISSUED FOR ADP SUBMISSION 7ADP-0.00 3D-VIEW-1 11692 PINE ST. 722052 22-07-27 Author Checker 11692 PINE STREET, MAPLE RIDGE, BC REV. YYYY-MM-DD REVISION / DRAWING ISSUE REVIEW 1 2021-01-12 PREMILINARY DESIGN TJ 2 2021-04-15 ISSUED FOR DP SUBMISSION TJ 3 2021-05-03 ISSUED FOR DP/RZ TJ 4 2021-08-14 ISSUED FOR BP SUBMISSION TJ 5 2021-11-09 ISSUED FOR DP REVISION TJ 6 2021-04-13 ISSUED FOR DP REVISION TJ 7 2022-07-28 ISSUED FOR ADP SUBMISSION TJ #491 OS1 #8-OS #9-OS #10-OS #11-OS #12-OS #13-OS #21-OS #20-OS #22-OS PI N E S T R E E T R A M P D O W N T O P A R K A D E 1 5 % SLOPE 5'-O" WALKWAY YARD YARD YARD YARD YARD 5'-O" WALKWAY YARD YARD YARD YARD YARD YARD YARD YARD YARD 5' - O " WA L K W A Y 5'-O" WALKWAY 5' - O " WA L K W A Y 5'-O" WALKWAY RA M P D O W N T O ST R E E T LE V E L YARD YARD OUTDOOR AMENITY AREA: 83 SQM PA T I O PA T I O PA T I O PATIOPATIO PATIOPATIOPATIO PA T I O PATIO PATIO PATIO PATIO PA T I O 5' - O " WA L K W A Y 5'-O" WALKWAY 5' - O " WA L K W A Y 5' - O " WA L K W A Y 5' - O " WA L K W A Y 5'-O" WALKWAY 5'-O" WALKWAY 5'-O" WALKWAYLINE OF PARKADE BELOW LINE OF PARKADE BELOW #491 104'-6" 31.85 m 104'-6" 31.85 m 104'-6" 31.85 m 2 3 2 .4 3 '2 3 2 .4 3 '2 3 2 .4 3 '2 3 2 .4 3 '(7 0 .8 4(7 0 .8 4(7 0 .8 4(7 0 .8 4 m )m )m )m ) 179.84' 179.84' 179.84' 179.84' (54.81 (54.81 (54.81 (54.81 m)m)m)m) 197.25'197.25'197.25'197.25' (60.12(60.12(60.12(60.12 m)m)m)m) 46 . 5 0 ' 46 . 5 0 ' 46 . 5 0 ' 46 . 5 0 ' (1 4 . 1 7 (1 4 . 1 7 (1 4 . 1 7 (1 4 . 1 7 m)m)m)m) m)m)m)m) 10' - 0" 2 0 ' - 0 " 24 ' - 9" 1 5 ' - 4 1 /2 " 2 ' - 0 " 2 ' - 0 " 12' - 3" 6' - 1" 12' - 3" 6' - 0" 12 ' - 3" 6' - 0" 12 ' - 3" 6' - 0" 12' - 3" 6' - 0" 12' - 3"15' - 4" 25' - 0" 20' - 7" 3 .5 0 mR 11' - 6 " 5.0 0 m R 16' - 5" A-5.12 1 A-5.111 A-5.11 2 LANDSCAPE STRIP S CO D 31.19 31.29 31.30 31.0131.08 31.1431.16 31.15 31.24 31.2831.2831.27 31.21 31.03 31.09 31.00 31.09 31.22 31.1731.11 31.27 31.12 31.42 31.46 31.4331.45 31.7031.6831.6931.6731.6731.6631.6431.64 CEDAR 0.60 X2 CEDAR 0.50 31.40CEDAR 0.50 31.46 HEMLOCK 0.40 31.57 SPRUCE 0.50 31.61 CEDAR 0.50 31.54 31.2431.30 31.3731.42 31.49 31.4631.4931.50 31.66 31.68 31.74 31.8231.7831.82 31.7631.75 MAPLE 1.0 31.66 CEDAR 0.60 X2 31.99CEDAR 0.40 32.03 CEDAR 0.60 32.08CEDAR 0.40 32.02 CEDAR 0.30 32.10 CEDAR 0.30 32.15 31.75 MAPLE 2.00 X3 32.36 CEDAR 0.40 31.98 CEDAR 0.40 31.95 31.81 31.7531.77 MAPLE 0.40 31.67 CEDAR 0.30 31.52CEDAR 0.50 31.51 CEDAR 0.40 31.52 CHERRY 0.30 31.40 31.5931.5631.2531.28 31.40 31.28 31.43 31.58 31.58 31.71 31.54 31.1231.1131.36 31.2231.2231.2531.41 31.1431.24 31.38 31.56 31.81 31.93 31.70 31.96 CEDAR 2x.20 6x.10 20-OS 31.73 PINE .35 21-OS 31.59CEDAR .20-.20-.10 22-OS 31.45 CED .40 015 31.88 CED .30 016 31.80 CED .30 017 31.83 CED .40 018 31.88 CED .50 019 31.8430.96 31.46 Driveway Driveway Centerline Edge of Pavement Vault Laurel Hedge Laurel Hedge ( C e n t e r li n e ) (Centerline) Cedar Hedge (Centerline) Laurel Hedge (Centerline) (Centerline) MH-Storm Rim: 31.46m NW.Inv: 26.75m S.Inv: 26.65m MH-Sanitary Rim: 31.27m N.Inv: 29.06m S.Inv: 29.06m 48 378 Plan 66125 270 Plan 36923 Plan 36923 268 Plan 36923 267 PINE STREET 3 . 0 5 14.02 9.77 13.72 10.83 10.64 6.41 6.41 11.57 8.52 (Clear)0.2 (Encroaching)0.6 (Encroaching)0.5 0.2(Clear) 1 .3 (E n cr o a c h i n g ) (Encroaching)0.4 1.1(Clear) 1.0(Clear) 0.9(Clear) 1.3(Clear) 0.4(Clear) 1.6(Clear) 60.08 54.77 a = 2 6 . 1 0 r = 1 0 . 9 7 14.16 3.05 70.79 7.96 1.22 2 . 8 4 3.47 3.40 3.42 3.69 30 DP GAS 1 5 . 8 G A S 8.00 W/D NWP32547 48 11692 250 STM 150 AC W/M 150 AC W/M M E E T 3 1 .30 M E E T 3 1 .52 M E E T 3 1 .6 0 3 1 .40 3 1 .50 31.60 3 1. 4 0 M E E T31. 15 M E E T31. 40 M E E T31. 45 M E E T31. 50 M E E T31. 75 31.50 M E E T 3 1 .90 M E E T 3 1 .90 M E E T 3 2 .2 0 M E E T 3 2 .0 0 M E E T 3 1 .60 3 1 .65 3 2 .0 0 3 1 .70 3 1 .80 3 1 .8 0 31.5 5 31.7 5 31.85 3 1 .45 3 1 .40 3 1 .35 3 1 .30 3 1 .20 31.15 3.50 STM 4.00 SAN200 SAN #491 OS1 #8-OS #9-OS #10-OS #11-OS #12-OS #13-OS #21-OS #20-OS #22-OS DP-5.111 ADP-5.12 1 10' - 0" MAIN FLOOR AREA: 1050.25 SQM 2 3 2 .4 3 '2 3 2 .4 3 '2 3 2 .4 3 '2 3 2 .4 3 '(7 0 .8 4 m ) (7 0 .8 4 m ) (7 0 .8 4 m ) (7 0 .8 4 m ) 179.84' 179.84' 179.84' 179.84' (54.81 m) (54.81 m) (54.81 m) (54.81 m) 197.25'197.25'197.25'197.25'(60.12 m)(60.12 m)(60.12 m)(60.12 m) 46 . 5 0 ' 46 . 5 0 ' 46 . 5 0 ' 46 . 5 0 ' (1 4 . 1 7 m ) (1 4 . 1 7 m ) (1 4 . 1 7 m ) (1 4 . 1 7 m ) 10 . 0 1 ' 10 . 0 1 ' 10 . 0 1 ' 10 . 0 1 ' (3 . 0 5 m ) (3 . 0 5 m ) (3 . 0 5 m ) (3 . 0 5 m ) PI N E S T R E E T R A M P D O W N T O P A R K A D E 1 5 % PMT 2 0 ' - 0 " 87' - 8 1/2" 28' - 6 1/2"8' - 7 1/2" 12 3 ' - 6 1 / 2 " 141' - 8" 20 ' - 6 " 35 ' - 6 " 24 ' - 9 " SLOPE 1 5 ' - 4 1 /2 " 2 ' - 0 " 2 ' - 0 " LANDSCAPE STRIP 5'-O" WALKWAY YARD YARD YARD YARD YARD 5'-O" WALKWAY YARD YARD YARD YARD YARD YARD YARD YARD YARD 5' - O " W A L K W A Y 5'-O" WALKWAY 5' - O " W A L K W A Y 5'-O" WALKWAY 22 ' - 6 " 31 ' - 1 " RA M P D O W N T O ST R E E T L E V E L YARD YARD YARD OUTDOOR AMENITY AREA:252.23 SQM PA T I O PA T I O PA T I O PATIOPATIO PATIOPATIOPATIO PA T I O PATIO PATIO PATIO PATIO PA T I O 5' - O " W A L K W A Y 5'-O" WALKWAY 5' - O " W A L K W A Y 5' - O " W A L K W A Y 5'-O" WALKWAY 5'-O" WALKWAY 5'-O" WALKWAYLINE OF PARKADE BELOW LINE OF PARKADE BELOW ADP-5.111ADP-5.112 11' - 2" 6' - 1 " 12' - 10" 6' - 0 " 12 ' - 7 " 12' - 1" 6' - 0 " 17' - 9"12' - 0" 25' - 0" 20' - 7" #491 3 .5 0 mR 11' - 6 " 5. 0 0 m R 16' - 5" #2 #3 OS1 #8-OS #9-OS #10-OS #11-OS #12-OS #13-OS ADP-6.112 #19 #18 #17 #16 #15 ADP-2.141 3.2 m 10 ' - 6 " 0 . 8 m 2 ' - 9 " DRAWING NO. PROJECT NO. PLOT DATE SCALE DRAWING ISSUE DRAWING TITLE PROJECT SEAL PERMIT STAMP CONSULTANT DRAWN REVIEWED REVISION 1500 West Georgia Street, Suite 1685Kasian Architecture Interior Design and Planning Ltd www.kasian.com Vancouver, BC Canada V6G 2Z6 T 604 683 4145 F 604 683 2827 1" = 10'-0" ISSUED FOR ADP SUBMISSION 7ADP-2.11 SITE PLAN 11692 PINE ST. 722052 22-07-27 CB AS 11692 PINE STREET, MAPLE RIDGE, BC 1" = 10'-0"ADP-2.11 SITE PLAN.1 REV. YYYY-MM-DD REVISION / DRAWING ISSUE REVIEW 1 2021-01-12 PREMILINARY DESIGN TJ 2 2021-04-15 ISSUED FOR DP SUBMISSION TJ 3 2021-05-03 ISSUED FOR DP/RZ TJ 4 2021-08-14 ISSUED FOR BP SUBMISSION TJ 5 2021-11-09 ISSUED FOR DP REVISION TJ 6 2021-04-13 ISSUED FOR DP REVISION TJ 7 2022-07-28 ISSUED FOR ADP SUBMISSION TJ SITE ADP-2.141 DRAWING NO. PROJECT NO. PLOT DATE SCALE DRAWING ISSUE DRAWING TITLE PROJECT SEAL PERMIT STAMP CONSULTANT DRAWN REVIEWED REVISION 1500 West Georgia Street, Suite 1685Kasian Architecture Interior Design and Planning Ltd www.kasian.com Vancouver, BC Canada V6G 2Z6 T 604 683 4145 F 604 683 2827 1/16" = 1'-0" ISSUED FOR ADP SUBMISSION 7ADP-2.12 CONTEXT PLAN 11692 PINE ST. 722052 22-07-27 CB AS 11692 PINE STREET, MAPLE RIDGE, BC 1/16" = 1'-0"ADP-2.12 CONTEXT PLAN1 REV. YYYY-MM-DD REVISION / DRAWING ISSUE REVIEW 1 2021-01-12 PREMILINARY DESIGN TJ 2 2021-04-15 ISSUED FOR DP SUBMISSION TJ 3 2021-05-03 ISSUED FOR DP/RZ TJ 4 2021-08-14 ISSUED FOR BP SUBMISSION TJ 5 2021-11-09 ISSUED FOR DP REVISION TJ 6 2021-04-13 ISSUED FOR DP REVISION TJ 7 2022-07-28 ISSUED FOR ADP SUBMISSION TJ C TR1 TRIM GR1 GUARD/RAILING MATERIAL LEGEND :MATERIAL LEGEND :MATERIAL LEGEND :MATERIAL LEGEND : WINDOWS & DOORS HP HARDI PANEL COLORCOLORCOLORCOLORMATERIALMATERIALMATERIALMATERIAL FA 6" HARDI SIDING FASCIA BLACK DARK GREY BLACK WHITE LIGHT GREY C1 6" HARDI SIDING CEDAR FL FLASHING GREY 04 03 02 08 06 01 05 07 GR GUARD/RAILING BLUE 09 WHITE TR WINDOW TRIM10 GREY DRAWING NO. PROJECT NO. PLOT DATE SCALE DRAWING ISSUE DRAWING TITLE PROJECT SEAL PERMIT STAMP CONSULTANT DRAWN REVIEWED REVISION 1500 West Georgia Street, Suite 1685Kasian Architecture Interior Design and Planning Ltd www.kasian.com Vancouver, BC Canada V6G 2Z6 T 604 683 4145 F 604 683 2827 3/16" = 1'-0" ISSUED FOR ADP SUBMISSION 7ADP-2.13 MATERIAL BOARD 11692 PINE ST. 722052 22-07-27 CB AS 11692 PINE STREET, MAPLE RIDGE, BC ADP-2.13 MATERIAL BOARD1 06 07 04 02 08 05 09 03 01 REV. YYYY-MM-DD REVISION / DRAWING ISSUE REVIEW 1 2021-01-12 PREMILINARY DESIGN TJ 2 2021-04-15 ISSUED FOR DP SUBMISSION TJ 3 2021-05-03 ISSUED FOR DP/RZ TJ 4 2021-08-14 ISSUED FOR BP SUBMISSION TJ 5 2021-11-09 ISSUED FOR DP REVISION TJ 6 2021-04-13 ISSUED FOR DP REVISION TJ 7 2022-07-28 ISSUED FOR ADP SUBMISSION TJ MAX.BUILDING HEIGHT 49 ' - 2 1 / 2 " PARKING RAMP 171' - 8 1/2"61' - 0 1/2" ROAD 11692-PINE ST.11684-PINE ST. NOTE: ADJACENT PROPERTY DIMENSIONS ARE APPROXIMATE. DRAWING NO. PROJECT NO. PLOT DATE SCALE DRAWING ISSUE DRAWING TITLE PROJECT SEAL PERMIT STAMP CONSULTANT DRAWN REVIEWED REVISION 1500 West Georgia Street, Suite 1685Kasian Architecture Interior Design and Planning Ltd www.kasian.com Vancouver, BC Canada V6G 2Z6 T 604 683 4145 F 604 683 2827 1/8" = 1'-0" ISSUED FOR ADP SUBMISSION 7ADP-2.14 STREETSCAPE ELEVATION 11692 PINE ST. 722052 22-07-27 CB AS 11692 PINE STREET, MAPLE RIDGE, BC 1/8" = 1'-0"ADP-2.14 STREETSCAPE ELEVATION1 REV. YYYY-MM-DD REVISION / DRAWING ISSUE REVIEW 1 2021-01-12 PREMILINARY DESIGN TJ 2 2021-04-15 ISSUED FOR DP SUBMISSION TJ 3 2021-05-03 ISSUED FOR DP/RZ TJ 4 2021-08-14 ISSUED FOR BP SUBMISSION TJ 5 2021-11-09 ISSUED FOR DP REVISION TJ 6 2021-04-13 ISSUED FOR DP REVISION TJ 7 2022-07-28 ISSUED FOR ADP SUBMISSION TJ PINE ST. PINE ST. PINE ST. PINE ST. PINE ST. PINE ST. PINE ST. PINE ST. PINE ST. DRAWING NO. PROJECT NO. PLOT DATE SCALE DRAWING ISSUE DRAWING TITLE PROJECT SEAL PERMIT STAMP CONSULTANT DRAWN REVIEWED REVISION 1500 West Georgia Street, Suite 1685Kasian Architecture Interior Design and Planning Ltd www.kasian.com Vancouver, BC Canada V6G 2Z6 T 604 683 4145 F 604 683 2827 1" = 30'-0" ISSUED FOR ADP SUBMISSION 7ADP-2.15 SCIOGRAPHY - APRIL 01 10AM, NOON, 2PM 11692 PINE ST. 722052 22-07-27 Author Checker 11692 PINE STREET, MAPLE RIDGE, BC REV. YYYY-MM-DD REVISION / DRAWING ISSUE REVIEW 1 2021-01-12 PREMILINARY DESIGN TJ 2 2021-04-15 ISSUED FOR DP SUBMISSION TJ 3 2021-05-03 ISSUED FOR DP/RZ TJ 4 2021-08-14 ISSUED FOR BP SUBMISSION TJ 5 2021-11-09 ISSUED FOR DP REVISION TJ 6 2021-04-13 ISSUED FOR DP REVISION TJ 7 2022-07-28 ISSUED FOR ADP SUBMISSION TJ 1" = 30'-0"ADP-2.15 APRIL 1ST 10 AM1 1" = 30'-0"ADP-2.15 APRIL 1ST NOON2 1" = 30'-0"ADP-2.15 APRIL 1ST 2 PM3 1 1 2 2 3 3 5 5 A A B B C C D D E E 6 6 G G 7 7 4 4 F F 7 A-7.22 MECH. ELEV. ELEV. 6.8 m 22' - 4 1/2" 18 ' - 0 " 8' - 6" 2.7 m 9' - 0" 10' - 0"8' - 6"8' - 6" 18 ' - 0 " 2.9 m 9' - 6" V13 SC V12 V11 R09 R37 V01 DR I V E W A Y DR I V E W A Y DR I V E W A Y DR I V E W A Y DRIVE WAYDRIVE WAYDRIVE WAYDRIVE WAY DRIVEWAYDRIVEWAYDRIVEWAYDRIVEWAY DRIVEWAYDRIVEWAYDRIVEWAYDRIVEWAY DRIVEWAYDRIVEWAYDRIVEWAYDRIVEWAY DRIVEWAYDRIVEWAYDRIVEWAYDRIVEWAY .R A M P U P T O M A I N F L O O R . R A M P D N T O P A R K A D E L V L -2 1' - 0 " DR I V E W A Y DR I V E W A Y DR I V E W A Y DR I V E W A Y D R I V E W A Y D R I V E W A Y D R I V E W A Y D R I V E W A Y D R I V E W A Y D R I V E W A Y D R I V E W A Y D R I V E W A Y SC R10 R17 R18 PARKADE LVL -1 6' - 0" 2.9 m 9' - 6" HC HC 8' - 6 " 0" 9' - 6 " BUILDING LINE ABOVEBUILDING LINE ABOVEBUILDING LINE ABOVEBUILDING LINE ABOVE BUILDING BUILDING BUILDING BUILDING LINE ABOVELINE ABOVELINE ABOVELINE ABOVE SC STAIR #1 STAIR #2 VEST #2 VEST #1 7% 31' - 0"30' - 10"23' - 4 1/2"22' - 6"5' - 0"29' - 0" 141' - 8" 0. 8 m 2' - 7 1 / 2 " 0.3 m 1' - 0" 0.3 m 10 1/4" 0 .4 m1' - 4 3 /8 " 2 0 ' - 0 " 23 ' - 0 " 23 ' - 0 " 23 ' - 0 " 30 ' - 1 0 " 23 ' - 0 1 / 2 " 13 ' - 8 1 / 2 " 26 ' - 0 " 5' - 0 " 25 ' - 0 " 12 3 ' - 6 1 / 2 " DNDNDNDNUPUPUPUP DN UP #491 #492 3.50m R 11' - 6" SC 5. 0 0 m R 16' - 5 " BUILDING BUILDING BUILDING BUILDING LINE LINE LINE LINE ABOVEABOVEABOVEABOVE 4' - 6 " 17 ' - 6 " 20 ' - 3 " 5' - 0 " SHOTCRETESHOTCRETESHOTCRETESHOTCRETE SHOTCRETESHOTCRETESHOTCRETESHOTCRETE R22 30' - 7" #2 #3 OS1 #8-OS #9-OS #10-OS #11-OS #12-OS #13-OS 16' - 0" 6.0 m 19' - 7 7/8" 0.6 m 2' - 0 3/4" 0.6 m 2' - 0" 6' - 6 " BUILDING LINE BUILDING LINE BUILDING LINE BUILDING LINE ABOVEABOVEABOVEABOVE ELEC. PMT ABOVE GARBAGE 10 ' - 8 " TEL/CATV ROOMTEL/CATV ROOMTEL/CATV ROOMTEL/CATV ROOM 26' - 11 1/2" 6' - 0 " 6' - 0" 7.0 m 23 ' - 0 " 8' - 6 " 9' - 6 " 6.6 m 21' - 6" 7.0 m 23' - 0" 7.0 m 23 ' - 0 " BIKE BIKE BIKE BIKE STORAGESTORAGESTORAGESTORAGE V08 V09 V10 R01 R21 R14 54 51 9' - 0 " 9' - 0 " 18' - 0" 18' - 0" 5.5 m 18 ' - 0 " 5.5 m 18 ' - 0 " 18 ' - 0 " HC 4.9 m 16 ' - 0 " DRAWING NO. PROJECT NO. PLOT DATE SCALE DRAWING ISSUE DRAWING TITLE PROJECT SEAL PERMIT STAMP CONSULTANT DRAWN REVIEWED REVISION 1500 West Georgia Street, Suite 1685Kasian Architecture Interior Design and Planning Ltd www.kasian.com Vancouver, BC Canada V6G 2Z6 T 604 683 4145 F 604 683 2827 1" = 10'-0" ISSUED FOR ADP SUBMISSION 7ADP-3.11 PARKADE FLOOR LEVEL - 1 11692 PINE ST. 722052 22-07-27 CB AS 11692 PINE STREET, MAPLE RIDGE, BC 1" = 10'-0"ADP-3.11 PARKADE FLOOR - 11 REV. YYYY-MM-DD REVISION / DRAWING ISSUE REVIEW 1 2021-01-12 PREMILINARY DESIGN TJ 2 2021-04-15 ISSUED FOR DP SUBMISSION TJ 3 2021-05-03 ISSUED FOR DP/RZ TJ 4 2021-08-14 ISSUED FOR BP SUBMISSION TJ 5 2021-11-09 ISSUED FOR DP REVISION TJ 6 2021-04-13 ISSUED FOR DP REVISION TJ 7 2022-07-28 ISSUED FOR ADP SUBMISSION TJ 1 1 2 2 3 3 5 5 A A B B C C D D E E 6 6 G G 7 7 4 4 F F ELEV. ELEV. ELEV. DR I V E W A Y DR I V E W A Y DR I V E W A Y DR I V E W A Y R A M P U P T O P A R K A D E L V L -1 D R I V E W A Y D R I V E W A Y D R I V E W A Y D R I V E W A Y PARKADE LVL -2 18' - 0" 5.5 m 18' - 0" R50 DR I V E W A Y DR I V E W A Y DR I V E W A Y DR I V E W A Y DRIVEWAYDRIVEWAYDRIVEWAYDRIVEWAY DRIVEWAYDRIVEWAYDRIVEWAYDRIVEWAY DRIVEWAYDRIVEWAYDRIVEWAYDRIVEWAY DRIVEWAYDRIVEWAYDRIVEWAYDRIVEWAY DRIVEWAYDRIVEWAYDRIVEWAYDRIVEWAY 8' - 6"8' - 6"9' - 6" 8' - 6 " 8' - 6 " 0" 9' - 6 " 9' - 6 " 6' - 0 " 8' - 6 " 8' - 6 " 9' - 0 " LOBBY D R I V E W A Y D R I V E W A Y D R I V E W A Y D R I V E W A Y . R37 R21 HC R13 R06 R22 9 ' - 6 "8 ' - 6 " R05 R01 31' - 0"30' - 10"23' - 4 1/2"22' - 6"5' - 0"29' - 0" 53 ' - 1 0 " 13 ' - 8 1 / 2 " 26 ' - 0 " 5' - 0 " 25 ' - 0 " 141' - 8" 12 3 ' - 6 1 / 2 " 21' - 6" 1 8 ' - 0 " 8' - 0 " 23 ' - 0 " 2 0 ' - 0 " VESTIBULEVESTIBULEVESTIBULEVESTIBULE UPUPUPUP UP 4' - 6 " 17 ' - 6 " 20 ' - 3 " 5' - 0 " 16' - 0" 8' - 6 " 9' - 6 " 21 ' - 7 " 9' - 0 " 8' - 6 " R42 R43 SHOTCRETESHOTCRETESHOTCRETESHOTCRETE 16' - 0" 9' - 6"0"8' - 6"8' - 6" SC SC 0.6 m 2' - 0" 6.0 m 19' - 7 7/8" 6' - 6 " SHOTCRETESHOTCRETESHOTCRETESHOTCRETE 0.8 m 2' - 8 7/8" SHOTCRETESHOTCRETESHOTCRETESHOTCRETE 2.6 m 8' - 6" 2.5 m 8' - 2 1 /4" BIKE BIKE BIKE BIKE STORAGESTORAGESTORAGESTORAGE VESTIBULEVESTIBULEVESTIBULEVESTIBULE 2.9 m 9' - 6" R14 R38 DRAWING NO. PROJECT NO. PLOT DATE SCALE DRAWING ISSUE DRAWING TITLE PROJECT SEAL PERMIT STAMP CONSULTANT DRAWN REVIEWED REVISION 1500 West Georgia Street, Suite 1685Kasian Architecture Interior Design and Planning Ltd www.kasian.com Vancouver, BC Canada V6G 2Z6 T 604 683 4145 F 604 683 2827 1" = 10'-0" ISSUED FOR ADP SUBMISSION 7ADP-3.12 PARKADE FLOOR LEVEL - 2 11692 PINE ST. 722052 22-07-27 CB AS 11692 PINE STREET, MAPLE RIDGE, BC 1" = 10'-0"ADP-3.12 PARKADE FLOOR - 21 REV. YYYY-MM-DD REVISION / DRAWING ISSUE REVIEW 1 2021-01-12 PREMILINARY DESIGN TJ 2 2021-04-15 ISSUED FOR DP SUBMISSION TJ 3 2021-05-03 ISSUED FOR DP/RZ TJ 4 2021-08-14 ISSUED FOR BP SUBMISSION TJ 5 2021-11-09 ISSUED FOR DP REVISION TJ 6 2021-04-13 ISSUED FOR DP REVISION TJ 7 2022-07-28 ISSUED FOR ADP SUBMISSION TJ PI N E S T R E E T R A M P D O W N T O P A R K A D E 1 5 % SLOPE 5'-O" WALKWAY YARD YARD YARD YARD YARD 5'-O" WALKWAY YARD YARD YARD YARD YARD YARD YARD YARD YARD 5' - O " WA L K W A Y 5'-O" WALKWAY 5' - O " WA L K W A Y 5'-O" WALKWAY RA M P D O W N T O ST R E E T LE V E L YARD YARD OUTDOOR AMENITY AREA: 83 SQM PA T I O PA T I O PA T I O PATIOPATIO PATIOPATIOPATIO PA T I O PATIO PATIO PATIO PATIO PA T I O 5' - O " WA L K W A Y 5'-O" WALKWAY 5' - O " WA L K W A Y 5' - O " WA L K W A Y 5' - O " WA L K W A Y 5'-O" WALKWAY 5'-O" WALKWAY 5'-O" WALKWAYLINE OF PARKADE BELOW LINE OF PARKADE BELOW #491 104'-6" 31.85 m 104'-6" 31.85 m 104'-6" 31.85 m 2 3 2 .4 3 '2 3 2 .4 3 '2 3 2 .4 3 '2 3 2 .4 3 '(7 0 .8 4(7 0 .8 4(7 0 .8 4(7 0 .8 4 m )m )m )m ) 17 9. 84 ' 17 9. 84 ' 17 9. 84 ' 17 9. 84 ' (5 4.8 1 (5 4.8 1 (5 4.8 1 (5 4.8 1 m)m)m)m) 197.25'197.25'197.25'197.25'(60.12(60.12(60.12(60.12 m)m)m)m) 46 . 5 0 ' 46 . 5 0 ' 46 . 5 0 ' 46 . 5 0 ' (1 4 . 1 7 (1 4 . 1 7 (1 4 . 1 7 (1 4 . 1 7 m)m)m)m) 10 . 0 1 ' 10 . 0 1 ' 10 . 0 1 ' 10 . 0 1 ' (3 . 0 5 (3 . 0 5 (3 . 0 5 (3 . 0 5 m)m)m)m) 10' - 0" 2 0 ' - 0 " 24 ' - 9" 1 5 ' - 4 1 /2 " 2 ' - 0 " 2 ' - 0 " 12' - 3" 6' - 1" 12' - 3" 6' - 0" 12 ' - 3" 6' - 0" 12 ' - 3" 6' - 0" 12' - 3" 6' - 0" 12' - 3" 15' - 4" 25' - 0" 20' - 7" 3 .5 0 mR 11' - 6 " 5. 0 0 m R 16' - 5 " A-5.12 1 A-5.111 A-5.11 2 LANDSCAPE STRIP S CO D 31.08 31.19 31.29 31.30 31.02 31.0131.08 31.1431.16 31.15 31.24 31.2831.2831.27 31.21 31.10 31.03 31.09 31.00 30.92 31.09 31.22 31.1731.11 31.27 31.12 31.42 31.46 31.4331.45 31.7031.6831.6931.6731.6731.6631.6431.64 CEDAR 0.60 X2 31.47 CEDAR 0.50 31.40CEDAR 0.50 31.46 HEMLOCK 0.40 31.57 SPRUCE 0.50 31.61 CEDAR 0.50 31.54 31.2431.30 31.3731.42 31.49 31.4631.4931.50 31.66 31.68 31.74 31.8231.7831.82 31.7631.75 MAPLE 1.0 31.66 CEDAR 0.60 X2 31.99CEDAR 0.40 32.03 CEDAR 0.60 32.08CEDAR 0.40 32.02 CEDAR 0.30 32.10 CEDAR 0.30 32.15 31.75 MAPLE 2.00 X3 32.36 CEDAR 0.40 31.98 CEDAR 0.40 31.95 MAPLE 0.6 X2 31.81 31.7531.77 MAPLE 0.40 31.67 CEDAR 0.30 31.52CEDAR 0.50 31.51 CEDAR 0.40 31.52 CHERRY 0.30 31.40 31.5931.5631.2531.28 31.40 31.28 31.43 31.58 31.58 31.71 31.54 31.1231.1131.36 31.2231.2231.2531.41 31.1431.24 31.38 31.56 31.81 31.93 31.70 31.96 CEDAR 2x.20 6x.10 20-OS 31.73 PINE .35 21-OS 31.59CEDAR .20-.20-.10 22-OS 31.45 CED .40 015 31.88 CED .30 016 31.80 CED .30 017 31.83 CED .40 018 31.88 CED .50 019 31.8430.96 31.46 Driveway Driveway Centerline Edge of Pavement Edge of Pavement Vault Laurel Hedge Laurel Hedge ( C e n t e r li n e ) (Centerline) Cedar Hedge (Centerline) Laurel Hedge (Centerline) (Centerline) MH-Storm Rim: 31.46m NW.Inv: 26.75m S.Inv: 26.65m MH-Sanitary Rim: 31.27m N.Inv: 29.06m S.Inv: 29.06m 48 92 Plan 35088 378 Plan 66125 270 Plan 36923 Plan 36923 268 Plan 36923 267 Plan 36923 PINE STREET 3 . 0 5 14.02 9.77 13.72 10.83 10.64 6.41 6.41 11.57 8.52 (Clear)0.2 (Encroaching)0.6 (Encroaching)0.5 0.2(Clear) 1 .3 (E n c r o a c h i n g ) (Encroaching)0.4 1.1(Clear) 1.0(Clear) 0.9(Clear) 1.3(Clear) 0.4(Clear) 1.6(Clear) 60.08 54.77 a = 2 6 . 1 0 r = 1 0 . 9 7 14.16 3.05 70.79 7.96 1.22 2 . 8 4 3.47 3.40 3.42 3.69 1.2 GAS 30 DP GAS 1 5 . 8 G A S 8.00 W/D NWP35088 NWP32547 92 48 11684 11692 PINE STREET 250 STM 200 STM 150 AC W/M 150 AC W/M M E E T 3 1 .30 M E E T 3 1 .52 M E E T 3 1 .6 0 3 1 .40 3 1 .50 31.6 0 3 1. 4 0 M E E T31. 15 M E E T31. 40 M E E T31. 45 M E E T31. 50 M E E T31. 75 31.5 0 M E E T 3 1 .90 M E E T 3 1 .90 M E E T 3 2 .2 0 M E E T 3 2 .0 0 M E E T 3 1 .60 3 1 .65 3 2 .0 0 3 1 .70 3 1 .80 3 1 .8 0 31.55 31.75 31.8 5 3 1 .45 3 1 .40 3 1 .35 3 1 .30 3 1 .20 31.15 3.50 STM 4.00 SAN200 SAN #491 OS1 #8-OS #9-OS #10-OS #11-OS #12-OS #13-OS #21-OS #20-OS #22-OS OS2 #491 OS1 #8-OS #9-OS #10-OS #11-OS #12-OS #13-OS #21-OS #20-OS #22-OS OS2 ADP-6.111 ADP-6.12 1 ADP-6.12 2 1 1 2 2 3 3 5 5 A A B B C C D D E E 6 6 G G 7 7 4 4 F F 2 3 2 .4 3 '2 3 2 .4 3 '2 3 2 .4 3 '2 3 2 .4 3 '(7 0 .8 4 m ) (7 0 .8 4 m ) (7 0 .8 4 m ) (7 0 .8 4 m ) 10 . 0 1 ' 10 . 0 1 ' 10 . 0 1 ' 10 . 0 1 ' (3 . 0 5 m ) (3 . 0 5 m ) (3 . 0 5 m ) (3 . 0 5 m ) 179.84' 179.84' 179.84' 179.84' (54 .8 1 m ) (54 .8 1 m ) (54 .8 1 m ) (54 .8 1 m ) 197.25'197.25'197.25'197.25'(60.12 m)(60.12 m)(60.12 m)(60.12 m) 46 . 5 0 ' 46 . 5 0 ' 46 . 5 0 ' 46 . 5 0 ' (1 4 . 1 7 m ) (1 4 . 1 7 m ) (1 4 . 1 7 m ) (1 4 . 1 7 m ) 9' - 10" 31' - 0"30' - 10"23' - 4 1/2"22' - 6"5' - 0"29' - 0" 141' - 8" 827.76 SF (76.90 SQM) INDOOR AMENITY --- 10 ' - 0 " 707.81 SF (65.76 SQM) UNIT K 113585.34 SF (54.38 SQM) UNIT J 112 585.34 SF (54.38 SQM) UNIT J 111772.80 SF (71.80 SQM) UNIT H 110 860.66 SF (79.96 SQM) UNIT G 109 578.03 SF (53.70 SQM) UNIT F 108 578.03 SF (53.70 SQM) UNIT F 107 578.02 SF (53.70 SQM) UNIT F 106 776.64 SF (72.15 SQM) UNIT D 105 633.93 SF (58.89 SQM) UNIT C 104 642.63 SF (59.70 SQM) UNIT B1 103 664.36 SF (61.72 SQM) UNIT B 102 24 ' - 9 " 800.50 SF (74.37 SQM) UNIT A 101 39 ' - 7 1 / 2 " 24 ' - 9 " 2715.01 SF (252.23 SQM) OUTDOOR AMENITY --- 24 ' - 2 " 141' - 8" 31' - 0"30' - 10"23' - 4 1/2"22' - 6"5' - 0"29' - 0" ADP-5.12 1 ADP-5.12 2 ADP-5.111 ADP-5.112 29 ' - 1 1 1 / 2 " 27' - 11 1/2" 30 ' - 1 0 " 23 ' - 0 1 / 2 " 13 ' - 8 1 / 2 " 26 ' - 0 " 5' - 0 " 25 ' - 0 " 12 3 ' - 6 1 / 2 " 3.50 m R 1 1' - 6" 5. 0 0 m R 16' - 5" ADP-6.112 ADP-2.141 DRAWING NO. PROJECT NO. PLOT DATE SCALE DRAWING ISSUE DRAWING TITLE PROJECT SEAL PERMIT STAMP CONSULTANT DRAWN REVIEWED REVISION 1500 West Georgia Street, Suite 1685Kasian Architecture Interior Design and Planning Ltd www.kasian.com Vancouver, BC Canada V6G 2Z6 T 604 683 4145 F 604 683 2827 1" = 10'-0" ISSUED FOR ADP SUBMISSION 7ADP-3.21 MAIN FLOOR PLAN 11692 PINE ST. 722052 22-07-27 CB AS 11692 PINE STREET, MAPLE RIDGE, BC 1" = 10'-0"ADP-3.21 MAIN FLOOR PLAN1 REV. YYYY-MM-DD REVISION / DRAWING ISSUE REVIEW 1 2021-01-12 PREMILINARY DESIGN TJ 2 2021-04-15 ISSUED FOR DP SUBMISSION TJ 3 2021-05-03 ISSUED FOR DP/RZ TJ 4 2021-08-14 ISSUED FOR BP SUBMISSION TJ 5 2021-11-09 ISSUED FOR DP REVISION TJ 6 2021-04-13 ISSUED FOR DP REVISION TJ 7 2022-07-28 ISSUED FOR ADP SUBMISSION TJ ADP-6.111 ADP-6.12 1 ADP-6.12 2 1 1 2 2 3 3 5 5 A A B B C C D D E E 6 6 G G 7 7 4 4 F F 31' - 0"30' - 10"23' - 5"22' - 6" 5' - 0" 29' - 0" 30' - 10" 23' - 0" 13' - 9" 26' - 0" 5' - 0" 25' - 0" 639.66 SF (59.43 SQM) UNIT L 214 661.37 SF (61.44 SQM) UNIT B 202 578.04 SF (53.70 SQM) UNIT F 206578.04 SF (53.70 SQM) UNIT F 207 761.97 SF (70.79 SQM) UNIT E 208 767.17 SF (71.27 SQM) UNIT E 209 585.34 SF (54.38 SQM) UNIT J 211 141' - 8" 633.93 SF (58.89 SQM) UNIT C 204 769.18 SF (71.46 SQM) UNIT M 215 123' - 7" 775.70 SF (72.07 SQM) UNIT D 205 585.34 SF (54.38 SQM) UNIT J 212 709.45 SF (65.91 SQM) UNIT K 213771.81 SF (71.70 SQM) UNIT H 210 642.63 SF (59.70 SQM) UNIT B1 203 808.79 SF (75.14 SQM) UNIT A 201 141' - 8" 31' - 0"30' - 10"23' - 5"22' - 6" 5' - 0" 29' - 0" 25' - 0" 31' - 0" 12' - 2" 49' - 0" 6' - 5" 74' - 7"29' - 1" 8' - 1" 25' - 11" 12' - 1" 6' - 0" 17' - 9" 16' - 0" 11' - 11" 6' - 0" 10' - 8" 5' - 6" 18' - 4" 6' - 0" 16' - 7" 6' - 0" 16' - 10" 6' - 0" 15' - 0" 17' - 9" 6' - 0" 6' - 0" 11' - 2" 6' - 0" 12' - 3" 6' - 0" 12' - 10" 6' - 0" 6' - 0" 18' - 8" 15' - 0" 6' - 0" 12' - 7" 6' - 0" 12' - 7" 6' - 0" 14' - 0" 6' - 0" 123' - 7" 4' - 0"77' - 0" 1 ADP-4.11 1 ADP-4.12 ADP-5.12 1 ADP-5.12 2 ADP-5.111 ADP-5.112 ADP-6.112 DRAWING NO. PROJECT NO. PLOT DATE SCALE DRAWING ISSUE DRAWING TITLE PROJECT SEAL PERMIT STAMP CONSULTANT DRAWN REVIEWED REVISION 1500 West Georgia Street, Suite 1685Kasian Architecture Interior Design and Planning Ltd www.kasian.com Vancouver, BC Canada V6G 2Z6 T 604 683 4145 F 604 683 2827 1/8" = 1'-0" ISSUED FOR ADP SUBMISSION 7ADP-3.31 SECOND FLOOR PLAN 11692 PINE ST. 722052 22-07-27 CB AS 11692 PINE STREET, MAPLE RIDGE, BC 1/8" = 1'-0"ADP-3.31 SECOND FLOOR PLAN.1 REV. YYYY-MM-DD REVISION / DRAWING ISSUE REVIEW 1 2021-01-12 PREMILINARY DESIGN TJ 2 2021-04-15 ISSUED FOR DP SUBMISSION TJ 3 2021-05-03 ISSUED FOR DP/RZ TJ 4 2021-08-14 ISSUED FOR BP SUBMISSION TJ 5 2021-11-09 ISSUED FOR DP REVISION TJ 6 2021-04-13 ISSUED FOR DP REVISION TJ 7 2022-07-28 ISSUED FOR ADP SUBMISSION TJ ADP-6.111 ADP-6.12 1 ADP-6.12 2 1 1 2 2 3 3 5 5 A A B B C C D D E E 6 6 G G 7 7 4 4 F F 31' - 0"30' - 10"23' - 5"22' - 6" 5' - 0" 29' - 0" 30' - 10" 23' - 0" 13' - 9" 26' - 0" 5' - 0" 25' - 0" 639.66 SF (59.43 SQM) UNIT L 314 661.37 SF (61.44 SQM) UNIT B 302 578.04 SF (53.70 SQM) UNIT F 306 578.04 SF (53.70 SQM) UNIT F 307 761.97 SF (70.79 SQM) UNIT E 308767.17 SF (71.27 SQM) UNIT E 309 585.34 SF (54.38 SQM) UNIT J 311 141' - 8" 633.93 SF (58.89 SQM) UNIT C 304 769.18 SF (71.46 SQM) UNIT M 315 123' - 7" 775.69 SF (72.06 SQM) UNIT D 305 585.34 SF (54.38 SQM) UNIT J 312 709.45 SF (65.91 SQM) UNIT K 313771.81 SF (71.70 SQM) UNIT H 310 642.63 SF (59.70 SQM) UNIT B1 303 808.79 SF (75.14 SQM) UNIT A 301 17' - 9" 15' - 0" 16' - 0" 17' - 9"12' - 1" 6' - 0" 11' - 11" 6' - 0"12' - 2" 11' - 9" 6' - 0" 16' - 7" 16' - 10" 6' - 0" 6' - 0" 6' - 0" 14' - 1" 6' - 0" 12' - 8" 6' - 0" 12' - 7" 18' - 8" 15' - 0"6' - 0" 6' - 0" 12' - 10" 6' - 0" 12' - 3" 6' - 0" 11' - 2" 6' - 0" 18' - 4" 6' - 0" 25' - 0" 31' - 0" 12' - 2" 49' - 0" 6' - 5" 141' - 8" 123' - 7" 4' - 0"87' - 8" 29' - 1" 8' - 1" 25' - 11" 6' - 2" 1 ADP-4.11 1 ADP-4.12 ADP-5.12 1 ADP-5.12 2 ADP-5.111 ADP-5.112 6' - 0" ADP-6.112 DRAWING NO. PROJECT NO. PLOT DATE SCALE DRAWING ISSUE DRAWING TITLE PROJECT SEAL PERMIT STAMP CONSULTANT DRAWN REVIEWED REVISION 1500 West Georgia Street, Suite 1685Kasian Architecture Interior Design and Planning Ltd www.kasian.com Vancouver, BC Canada V6G 2Z6 T 604 683 4145 F 604 683 2827 1/8" = 1'-0" ISSUED FOR ADP SUBMISSION 7ADP-3.41 THIRD FLOOR 11692 PINE ST. 722052 22-07-27 CB AS 11692 PINE STREET, MAPLE RIDGE, BC 1/8" = 1'-0"ADP-3.41 THIRD FLOOR PLAN1 REV. YYYY-MM-DD REVISION / DRAWING ISSUE REVIEW 1 2021-01-12 PREMILINARY DESIGN TJ 2 2021-04-15 ISSUED FOR DP SUBMISSION TJ 3 2021-05-03 ISSUED FOR DP/RZ TJ 4 2021-08-14 ISSUED FOR BP SUBMISSION TJ 5 2021-11-09 ISSUED FOR DP REVISION TJ 6 2021-04-13 ISSUED FOR DP REVISION TJ 7 2022-07-28 ISSUED FOR ADP SUBMISSION TJ ADP-6.111 ADP-6.12 1 ADP-6.12 2 1 1 2 2 3 3 5 5 A A B B C C D D E E 6 6 G G 7 7 4 4 F F 31' - 0"30' - 10"23' - 4 1/2"22' - 6"5' - 0"29' - 0" 30 ' - 1 0 " 23 ' - 0 1 / 2 " 13 ' - 8 1 / 2 " 26 ' - 0 " 5' - 0 " 25 ' - 0 " 639.66 SF (59.43 SQM) UNIT L 414 661.37 SF (61.44 SQM) UNIT B 402 578.04 SF (53.70 SQM) UNIT F 406578.04 SF (53.70 SQM) UNIT F 407 761.97 SF (70.79 SQM) UNIT E 408 767.17 SF (71.27 SQM) UNIT E 409 585.34 SF (54.38 SQM) UNIT J 411 633.93 SF (58.89 SQM) UNIT C 404 769.18 SF (71.46 SQM) UNIT M 415 12 3 ' - 6 1 / 2 " 775.69 SF (72.06 SQM) UNIT D 405 585.34 SF (54.38 SQM) UNIT J 412 709.45 SF (65.91 SQM) UNIT K 413 771.81 SF (71.70 SQM) UNIT H 410 642.63 SF (59.70 SQM) UNIT B1 403 808.79 SF (75.14 SQM) UNIT A 401 6' - 5 " 49 ' - 0 " 12 ' - 1 1 / 2 " 31 ' - 0 " 25 ' - 0 " 15 ' - 0 " 17' - 9" 6' - 0 " 141' - 8" 31' - 0"30' - 10"23' - 4 1/2"22' - 6"5' - 0"29' - 0" 11' - 2 1/2" 6' - 0 " 12' - 3"12' - 10"18' - 8 1/2" 6' - 0 " 6' - 0 " 15 ' - 0 " 6' - 0" 6' - 0 " 12 ' - 7 " 6' - 0" 12 ' - 9 " 14 ' - 3 " 16 ' - 9 1 / 2 " 16' - 6 1/2" 6' - 0 " 6' - 0" 6' - 0" 6' - 0" 18' - 4 1/2" 6' - 0 " 11 ' - 9 " 6' - 0" 11' - 11 1/2" 6' - 0 " 12' - 0 1/2" 6' - 0 " 6' - 0 " 17' - 9" 16 ' - 0 " 6' - 0" 74' - 7"29' - 1"8' - 1"25' - 11 1/2" 6' - 0" 1 ADP-4.11 1 ADP-4.12 ADP-5.12 1 ADP-5.12 2 ADP-5.111 ADP-5.112 141' - 8" ADP-6.112 DRAWING NO. PROJECT NO. PLOT DATE SCALE DRAWING ISSUE DRAWING TITLE PROJECT SEAL PERMIT STAMP CONSULTANT DRAWN REVIEWED REVISION 1500 West Georgia Street, Suite 1685Kasian Architecture Interior Design and Planning Ltd www.kasian.com Vancouver, BC Canada V6G 2Z6 T 604 683 4145 F 604 683 2827 1/8" = 1'-0" ISSUED FOR ADP SUBMISSION 7ADP-3.51 FOURTH FLOOR PLAN 11692 PINE ST. 722052 22-07-27 CB AS 11692 PINE STREET, MAPLE RIDGE, BC 1/8" = 1'-0"ADP-3.51 FOURTH FLOOR PLAN1 REV. YYYY-MM-DD REVISION / DRAWING ISSUE REVIEW 1 2021-01-12 PREMILINARY DESIGN TJ 2 2021-04-15 ISSUED FOR DP SUBMISSION TJ 3 2021-05-03 ISSUED FOR DP/RZ TJ 4 2021-08-14 ISSUED FOR BP SUBMISSION TJ 5 2021-11-09 ISSUED FOR DP REVISION TJ 6 2021-04-13 ISSUED FOR DP REVISION TJ 7 2022-07-28 ISSUED FOR ADP SUBMISSION TJ ADP-6.12 1 ADP-6.12 2 1 1 2 2 3 3 5 5 A A B B C C D D E E 6 6 G G 7 7 4 4 F F 639.66 SF (59.43 SQM) UNIT L 505 585.34 SF (54.38 SQM) UNIT J 502 770.18 SF (71.55 SQM) UNIT M 506 771.81 SF (71.70 SQM) UNIT H 501 585.34 SF (54.38 SQM) UNIT J 503 734.32 SF (68.22 SQM) UNIT K1 504 2% 2% 2% 30' - 10" 23' - 0" 13' - 9" 26' - 0" 5' - 0" 25' - 0" 123' - 7" 31' - 0"30' - 10"23' - 5"22' - 6" 5' - 0" 29' - 0" 141' - 8" 1' - 6" 6' - 0" 11' - 9" 6' - 0" 6' - 0" 11' - 11" 6' - 0" 12' - 1" 6' - 0" 16' - 0" 6' - 0" 74' - 7"29' - 1" 141' - 8" 123' - 7" 1 ADP-4.11 1 ADP-4.12 ADP-5.12 1 ADP-5.12 2 ADP-5.111 ADP-5.112 12' - 2" 49' - 0" 80' - 4" 17' - 9" 16' - 2"87' - 6" 3' - 2" 16' - 9" 67' - 3" ADP-6.112 ADP-2.141 1.5 m 5' - 0 " 1.5 m 5' - 0" DRAWING NO. PROJECT NO. PLOT DATE SCALE DRAWING ISSUE DRAWING TITLE PROJECT SEAL PERMIT STAMP CONSULTANT DRAWN REVIEWED REVISION 1500 West Georgia Street, Suite 1685Kasian Architecture Interior Design and Planning Ltd www.kasian.com Vancouver, BC Canada V6G 2Z6 T 604 683 4145 F 604 683 2827 1/8" = 1'-0" ISSUED FOR ADP SUBMISSION 7ADP-3.61 FIFTH FLOOR PLAN 11692 PINE ST. 722052 22-07-27 CB AS 11692 PINE STREET, MAPLE RIDGE, BC 1/8" = 1'-0"ADP-3.61 FIFTH FLOOR PLAN1 REV. YYYY-MM-DD REVISION / DRAWING ISSUE REVIEW 1 2021-01-12 PREMILINARY DESIGN TJ 2 2021-04-15 ISSUED FOR DP SUBMISSION TJ 3 2021-05-03 ISSUED FOR DP/RZ TJ 4 2021-08-14 ISSUED FOR BP SUBMISSION TJ 5 2021-11-09 ISSUED FOR DP REVISION TJ 6 2021-04-13 ISSUED FOR DP REVISION TJ 7 2022-07-28 ISSUED FOR ADP SUBMISSION TJ ADP-6.111 ADP-6.12 1 ADP-6.12 2 1 1 2 2 3 3 5 5 A A B B C C D D E E 6 6 G G 7 7 4 4 F F 1 ADP-4.11 1 ADP-4.12 ADP-5.12 1 ADP-5.12 2 ADP-5.111 ADP-5.112 ADP-6.112 2% 2% 2% 2% 2%2% 2% 2% 2%2% 2% 2% 30' - 10" 23' - 0" 13' - 9" 26' - 0" 5' - 0" 25' - 0" 123' - 7" 31' - 0"30' - 10"23' - 5"22' - 6" 5' - 0" 29' - 0" 141' - 8" DRAWING NO. PROJECT NO. PLOT DATE SCALE DRAWING ISSUE DRAWING TITLE PROJECT SEAL PERMIT STAMP CONSULTANT DRAWN REVIEWED REVISION 1500 West Georgia Street, Suite 1685Kasian Architecture Interior Design and Planning Ltd www.kasian.com Vancouver, BC Canada V6G 2Z6 T 604 683 4145 F 604 683 2827 1/8" = 1'-0" ISSUED FOR ADP SUBMISSION 7ADP-3.71 ROO PLAN 11692 PINE ST. 722052 22-07-27 CB AS 11692 PINE STREET, MAPLE RIDGE, BC REV. YYYY-MM-DD REVISION / DRAWING ISSUE REVIEW 1 2021-01-12 PREMILINARY DESIGN TJ 2 2021-04-15 ISSUED FOR DP SUBMISSION TJ 3 2021-05-03 ISSUED FOR DP/RZ TJ 4 2021-08-14 ISSUED FOR BP SUBMISSION TJ 5 2021-11-09 ISSUED FOR DP REVISION TJ 6 2021-04-13 ISSUED FOR DP REVISION TJ 7 2022-07-28 ISSUED FOR ADP SUBMISSION TJ 1/8" = 1'-0"ADP-3.71 ROOF PLAN1 MAIN FLOOR EL-104' -6"(31.85 m) SECOND FLOOR EL-114' -6"(34.90 m) PARKADE FLOOR -1 EL-94' -6"(28.80 m) THIRD FLOOR EL-124' -6"(37.95 m) FOURTH FLOOR EL-134' -6"(41.00 m) FIFTH FLOOR EL-144' -6"(44.04 m) STREET LEVEL EL-102' -6"(31.24 m) U/S OF CEILING EL-154' -6"(47.09 m) ABCDEG PARKADE FLOOR -2 EL-84' -6"(25.76 m) TOP OF ROOF EL-155' -6 7/8"(47.42 m) F KITCHENKITCHENKITCHENKITCHENLIVINGLIVINGLIVINGLIVING KITCHENKITCHENKITCHENKITCHEN BATHBATHBATHBATH LIVINGLIVINGLIVINGLIVING ELEVELEVELEVELEV ELEVELEVELEVELEVDININGDININGDININGDININGDININGDININGDININGDINING KITCHENKITCHENKITCHENKITCHENLIVINGLIVINGLIVINGLIVING DININGDININGDININGDINING KITCHENKITCHENKITCHENKITCHENDININGDININGDININGDINING BATHBATHBATHBATH LIVINGLIVINGLIVINGLIVING ELEVELEVELEVELEV ELEVELEVELEVELEV KITCHENKITCHENKITCHENKITCHEN DININGDININGDININGDINING LIVINGLIVINGLIVINGLIVINGCORRIDORCORRIDORCORRIDORCORRIDOR KITCHENKITCHENKITCHENKITCHEN DININGDININGDININGDINING LIVINGLIVINGLIVINGLIVINGCORRIDORCORRIDORCORRIDORCORRIDORELEVELEVELEVELEV ELEVELEVELEVELEVLIVINGLIVINGLIVINGLIVINGBATHBATHBATHBATHLOBBYLOBBYLOBBYLOBBYINDOOR AMENITYINDOOR AMENITYINDOOR AMENITYINDOOR AMENITY 84'-6" 25.76 m 84'-6" 25.76 m 84'-6" 25.76 m ELEVELEVELEVELEV ELEVELEVELEVELEV LOBBYLOBBYLOBBYLOBBY DRIVE WAYDRIVE WAYDRIVE WAYDRIVE WAYDRIVE WAYDRIVE WAYDRIVE WAYDRIVE WAY 94'-6" 28.80 m 94'-6" 28.80 m 94'-6" 28.80 m 28' - 3 1/2" 14' - 4" W/DW/DW/DW/D W/DW/DW/DW/D 24' - 9" 104'-6" 31.85 m WALK WAYWALK WAYWALK WAYWALK WAY W2 F1 F2 F3 F2 F2 F2 F2 F2 F2 F2 F2 F2 F2 F2 F2 F2 W8 W8 W3 W3 W2 W2 W2 W8 1 ADP-4.12 R1 R1 W1 W1 W1 W1 W1 F2 R1 NEW NEW W8 W2 W2 W4 W4 8' - 1 1 " KITCHENKITCHENKITCHENKITCHENLIVINGLIVINGLIVINGLIVING DININGDININGDININGDINING KITCHENKITCHENKITCHENKITCHENDININGDININGDININGDINING BATHBATHBATHBATH LIVINGLIVINGLIVINGLIVING ELEVELEVELEVELEV ELEVELEVELEVELEV KITCHENKITCHENKITCHENKITCHEN DININGDININGDININGDINING LIVINGLIVINGLIVINGLIVINGCORRIDORCORRIDORCORRIDORCORRIDORW/DW/DW/DW/D KITCHENKITCHENKITCHENKITCHENLIVINGLIVINGLIVINGLIVING DININGDININGDININGDINING KITCHENKITCHENKITCHENKITCHENDININGDININGDININGDINING BATHBATHBATHBATH LIVINGLIVINGLIVINGLIVING ELEVELEVELEVELEV ELEVELEVELEVELEV KITCHENKITCHENKITCHENKITCHEN DININGDININGDININGDINING LIVINGLIVINGLIVINGLIVINGCORRIDORCORRIDORCORRIDORCORRIDORW/DW/DW/DW/D ELEVELEVELEVELEV ELEVELEVELEVELEV LOBBYLOBBYLOBBYLOBBY DRIVE WAYDRIVE WAYDRIVE WAYDRIVE WAYDRIVE WAYDRIVE WAYDRIVE WAYDRIVE WAY 2% 2% 1 ADP-4.11 DRAWING NO. PROJECT NO. PLOT DATE SCALE DRAWING ISSUE DRAWING TITLE PROJECT SEAL PERMIT STAMP CONSULTANT DRAWN REVIEWED REVISION 1500 West Georgia Street, Suite 1685Kasian Architecture Interior Design and Planning Ltd www.kasian.com Vancouver, BC Canada V6G 2Z6 T 604 683 4145 F 604 683 2827 As indicated ISSUED FOR ADP SUBMISSION 7ADP-4.11 BUILDING SECTIONS 11692 PINE ST. 722052 22-07-27 CB AS 11692 PINE STREET, MAPLE RIDGE, BC 1/8" = 1'-0"ADP-4.11 SECTION 11 REV. YYYY-MM-DD REVISION / DRAWING ISSUE REVIEW 1 2021-01-12 PREMILINARY DESIGN TJ 2 2021-04-15 ISSUED FOR DP SUBMISSION TJ 3 2021-05-03 ISSUED FOR DP/RZ TJ 4 2021-08-14 ISSUED FOR BP SUBMISSION TJ 5 2021-11-09 ISSUED FOR DP REVISION TJ 6 2021-04-13 ISSUED FOR DP REVISION TJ 7 2022-07-28 ISSUED FOR ADP SUBMISSION TJ MAIN FLOOR EL-104' -6"(31.85 m) SECOND FLOOR EL-114' -6"(34.90 m) PARKADE FLOOR -1 EL-94' -6"(28.80 m) THIRD FLOOR EL-124' -6"(37.95 m) FOURTH FLOOR EL-134' -6"(41.00 m) FIFTH FLOOR EL-144' -6"(44.04 m) STREET LEVEL EL-102' -6"(31.24 m) U/S OF CEILING EL-154' -6"(47.09 m) 1 2 3 5 6 PARKADE FLOOR -2 EL-84' -6"(25.76 m) 74 TOP OF ROOF EL-155' -6 7/8"(47.42 m) 1 ADP-4.11 LIVINGLIVINGLIVINGLIVING BED RMBED RMBED RMBED RM M.BED RMM.BED RMM.BED RMM.BED RM LIVINGLIVINGLIVINGLIVING M.BED RMM.BED RMM.BED RMM.BED RM LIVINGLIVINGLIVINGLIVING M.BED RMM.BED RMM.BED RMM.BED RM LIVINGLIVINGLIVINGLIVING BATHBATHBATHBATH ELEVELEVELEVELEV LIVINGLIVINGLIVINGLIVING BED RMBED RMBED RMBED RM M.BED RMM.BED RMM.BED RMM.BED RM LIVINGLIVINGLIVINGLIVING M.BED RMM.BED RMM.BED RMM.BED RM LIVINGLIVINGLIVINGLIVING M.BED RMM.BED RMM.BED RMM.BED RM LIVINGLIVINGLIVINGLIVING BATHBATHBATHBATH ELEVELEVELEVELEV CORRIDORCORRIDORCORRIDORCORRIDOR W/DW/DW/DW/D BATHBATHBATHBATH M.BED RMM.BED RMM.BED RMM.BED RM LOBBYLOBBYLOBBYLOBBY ELEVELEVELEVELEV ELEVELEVELEVELEV DRIVE WAYDRIVE WAYDRIVE WAYDRIVE WAY DRIVE WAYDRIVE WAYDRIVE WAYDRIVE WAY LOBBYLOBBYLOBBYLOBBY 84'-6" 25.76 m 94'-6" 28.80 m 94'-6" 28.80 m 84'-6" 25.76 m 94'-6" 28.80 m 84'-6" 25.76 m 5'-O" WALKWAY 24' - 9" 9' - 10" 10' - 9 1/2" 8' - 0 " 71 ' - 1 " 1' - 1 " 10 ' - 0 " 10 ' - 0 " 10 ' - 0 " 10 ' - 0 " 10 ' - 0 " 2' - 0 " 8' - 0 " 10 ' - 0 " W2 W3W7 W3 W5 W3 W5 W8 W3 W3 W7 W3 W3 W3 W2 W2 W7 W3 W3 W5 W3 W8 W8 F1 F2 F3 F2 F2 F2 F2 F2 F2 F2 F2 F2 F2 F2 F2 F2 R1 R1 R1 R1 R1 R1 W2 W2W2W2 W1 8' - 1 1 " W8 LIVINGLIVINGLIVINGLIVING BED RMBED RMBED RMBED RM M.BED RMM.BED RMM.BED RMM.BED RM LIVINGLIVINGLIVINGLIVING M.BED RMM.BED RMM.BED RMM.BED RM LIVINGLIVINGLIVINGLIVING M.BED RMM.BED RMM.BED RMM.BED RM LIVINGLIVINGLIVINGLIVING BATHBATHBATHBATH ELEVELEVELEVELEV CORRIDORCORRIDORCORRIDORCORRIDOR W/DW/DW/DW/D BATHBATHBATHBATH M.BED RMM.BED RMM.BED RMM.BED RM LIVINGLIVINGLIVINGLIVING BED RMBED RMBED RMBED RM M.BED RMM.BED RMM.BED RMM.BED RM LIVINGLIVINGLIVINGLIVING M.BED RMM.BED RMM.BED RMM.BED RM LIVINGLIVINGLIVINGLIVING M.BED RMM.BED RMM.BED RMM.BED RM LIVINGLIVINGLIVINGLIVING BATHBATHBATHBATH ELEVELEVELEVELEV CORRIDORCORRIDORCORRIDORCORRIDOR W/DW/DW/DW/D BATHBATHBATHBATH M.BED RMM.BED RMM.BED RMM.BED RM LIVINGLIVINGLIVINGLIVING BED RMBED RMBED RMBED RM M.BED RMM.BED RMM.BED RMM.BED RM LIVINGLIVINGLIVINGLIVING M.BED RMM.BED RMM.BED RMM.BED RM LIVINGLIVINGLIVINGLIVING M.BED RMM.BED RMM.BED RMM.BED RM LIVINGLIVINGLIVINGLIVING BATHBATHBATHBATH ELEVELEVELEVELEV CORRIDORCORRIDORCORRIDORCORRIDOR W/DW/DW/DW/D BATHBATHBATHBATH M.BED RMM.BED RMM.BED RMM.BED RM 1 ADP-4.12 DRAWING NO. PROJECT NO. PLOT DATE SCALE DRAWING ISSUE DRAWING TITLE PROJECT SEAL PERMIT STAMP CONSULTANT DRAWN REVIEWED REVISION 1500 West Georgia Street, Suite 1685Kasian Architecture Interior Design and Planning Ltd www.kasian.com Vancouver, BC Canada V6G 2Z6 T 604 683 4145 F 604 683 2827 As indicated ISSUED FOR ADP SUBMISSION 7ADP-4.12 BUILDING SECTIONS 11692 PINE ST. 722052 22-07-27 CB AS 11692 PINE STREET, MAPLE RIDGE, BC 1/8" = 1'-0"ADP-4.12 SECTION 21 1/4" = 1'-0"ADP-4.12 KEYPLAN-4.122 REV. YYYY-MM-DD REVISION / DRAWING ISSUE REVIEW 1 2021-01-12 PREMILINARY DESIGN TJ 2 2021-04-15 ISSUED FOR DP SUBMISSION TJ 3 2021-05-03 ISSUED FOR DP/RZ TJ 4 2021-08-14 ISSUED FOR BP SUBMISSION TJ 5 2021-11-09 ISSUED FOR DP REVISION TJ 6 2021-04-13 ISSUED FOR DP REVISION TJ 7 2022-07-28 ISSUED FOR ADP SUBMISSION TJ MAIN FLOOR EL-104' -6"(31.85 m) SECOND FLOOR EL-114' -6"(34.90 m) THIRD FLOOR EL-124' -6"(37.95 m) FOURTH FLOOR EL-134' -6"(41.00 m) FIFTH FLOOR EL-144' -6"(44.04 m) STREET LEVEL EL-102' -6"(31.24 m) U/S OF CEILING EL-154' -6"(47.09 m) A B C D E G TOP OF ROOF EL-155' -6 7/8"(47.42 m) F 1 ADP-4.12 C TR TR TR TR TR TR TR TR TR TR TR TR TR TR HPTR TR TR FAFA FL C FA FA FA FA FAFA FAFLFAFA C C C C GL C C1 GL C AC HP TR TR HP TR TR TR GR1 GR1 GR1GR1GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 TR TR TR TR TR TR TR TR TR TR C1 TR C1 TR TR TR TR C1 HP C1 C HP C1 C HP C1 C1 HP C1 C1 HP TR HP C1 HP HP HP C1 HP HP C1 HP C1 FA FAFA C 104'-7" 31.88 m 24' - 9" 23' - 5" 153'-10" 46.88 m W1 W3 W1 W3 W3 W3 W3W1W3W3 W3 W3 W3 W3 W3 D2 2 D2 2 D2 2 D1515 W5 W3 W3 W3 W4 W4 W4 W4 D4 4 W1 L1 L1 D1515 D2 2 D2 2 D2 2 W3 W3 W3 W5 W4 W4 W4 W4 D2 2 D2 2 D2 2 D1515 W1 D4 4 W3 W3 W3 W5 D4 4 W7 D4 4 W4 W4 W4 W4 W4 W4 W4 W4 D1515 W5 W3D2 2 D2 2 W3 W3D2 2 FL C C GL C FA FL 9' - 3 1 / 2 " 10 ' - 0 " 10 ' - 0 " 10 ' - 0 " 12 ' - 0 " 53 ' - 1 " C MAX. BUILDING HEIGHT 51' - 3 1/2" 8 1/2" MAX.BUILDING HEIGHT 1' - 1" 104'-6" 31.85 m 2%2% 2% 1. 1 m 3' - 6 " MAIN FLOOR EL-104' -6"(31.85 m) SECOND FLOOR EL-114' -6"(34.90 m) THIRD FLOOR EL-124' -6"(37.95 m) FOURTH FLOOR EL-134' -6"(41.00 m) FIFTH FLOOR EL-144' -6"(44.04 m) STREET LEVEL EL-102' -6"(31.24 m) U/S OF CEILING EL-154' -6"(47.09 m) ABCDEG TOP OF ROOF EL-155' -6 7/8"(47.42 m) F 1 ADP-4.12 C C C C C C C C C C C C C C C C C C FA C C C C C CC FA FA FA FA FAFA FL FA FA FA GR1 GR1 GR1GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 C1 HP C1 HP C1 HP C1 HP C1 HP C1 HP C1 HP C1 C1 HP TRTR TR TR TR TR TR TR TR TR TR TR TR TR C1 TR TR TR TR TR TR TR TR TR TR TR TR 28' - 9 1/2" 19' - 4 1/2" 104'-7" 31.88 m 153'-10" 46.88 m W4 W4 W4 W4W1 W1 W1 W4 W4 W4 W4 W4 W4 W4 W4 D15 15 D2 2 D2 2 D2 2 W4 W4 W4 W6 W4 W4D2 2D4 4 D16 16 W4 W4 W4 W4 W4 W4W4 W4 W4 W4 W1 W1 W1 W1 W1 W1 W1 W3 W3 W3 W3D4 4 W3 W3 W3 W3 FL FL TR TR MAX. BUILDING HEIGHT 51' - 3 1/2" MAX.BUILDING HEIGHT 53' - 1" 1' - 1" 8 1/2" 9' - 3 1/2" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 2' - 0" 2%2% GR DRAWING NO. PROJECT NO. PLOT DATE SCALE DRAWING ISSUE DRAWING TITLE PROJECT SEAL PERMIT STAMP CONSULTANT DRAWN REVIEWED REVISION 1500 West Georgia Street, Suite 1685Kasian Architecture Interior Design and Planning Ltd www.kasian.com Vancouver, BC Canada V6G 2Z6 T 604 683 4145 F 604 683 2827 1/8" = 1'-0" ISSUED FOR ADP SUBMISSION 7ADP-5.11 BUILDING ELEVATIONS 11692 PINE ST. 722052 22-07-27 CB AS 11692 PINE STREET, MAPLE RIDGE, BC 1/8" = 1'-0"ADP-5.11 BP-EAST ELEVATION1 1/8" = 1'-0"ADP-5.11 BP-WEST ELEVATION2 REV. YYYY-MM-DD REVISION / DRAWING ISSUE REVIEW 1 2021-01-12 PREMILINARY DESIGN TJ 2 2021-04-15 ISSUED FOR DP SUBMISSION TJ 3 2021-05-03 ISSUED FOR DP/RZ TJ 4 2021-08-14 ISSUED FOR BP SUBMISSION TJ 5 2021-11-09 ISSUED FOR DP REVISION TJ 6 2021-04-13 ISSUED FOR DP REVISION TJ 7 2022-07-28 ISSUED FOR ADP SUBMISSION TJ MAIN FLOOR EL-104' -6"(31.85 m) SECOND FLOOR EL-114' -6"(34.90 m) THIRD FLOOR EL-124' -6"(37.95 m) FOURTH FLOOR EL-134' -6"(41.00 m) FIFTH FLOOR EL-144' -6"(44.04 m) STREET LEVEL EL-102' -6"(31.24 m) U/S OF CEILING EL-154' -6"(47.09 m) 1235674 TOP OF ROOF EL-155' -6 7/8"(47.42 m) 1 ADP-4.11 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 TR TR TR TR TR TR TR TR TR C TR TR TR TR C TR C TR TRTR TR TR TR TR TR TR TR TR TR Pinus Echinata C TR TR TR TR TR TR C TR TR TR C TR TR TR C C C C CC C C C C C C C C C C C C C1 HP C1 HP HP C1 HP C1 HP C1 HP C1 HP C1 HP C1 HP C1 HP C1 HP FA FA FA FAFL FA FA FA CFAFAFAC C C1 C1 26' - 7" 9' - 10" 8' - 11 1/2" 104'-7" 31.88 m MAX. BUILDING HEIGHT 49' - 2 1/2" 153'-10" 46.88 m W6 W4 D15 15 D2 2 W4 W4 W4 W4 W4 W4D2 2 W4 W4 D2 2 W4D4 4 W1 W1 W1 W4 W4 W4 W4 W4 W4 W4 W4 W4 W4 W6 W4 W4 W4 W4 W4 W4 W4 W4 W4 W6D15 15 D2 2 D2 2 D2 2 D2 2 W4 W4 W4 W4 W4 W4 W4 W4 W4 W4 W3D2 2 D2 2 W3 W3D2 2 D2 2 W3 W5D15 15 D2 2 D2 2 D2 2 D2 2 D15 15 C C C C C FL FL FL C C MAX.BUILDING HEIGHT 2' - 1" 9' - 11" 10' - 0" 10' - 0" 10' - 0" 9' - 3 1/2" 8 1/2" 1' - 1" 53' - 1" MAIN FLOOR EL-104' -6"(31.85 m) SECOND FLOOR EL-114' -6"(34.90 m) THIRD FLOOR EL-124' -6"(37.95 m) FOURTH FLOOR EL-134' -6"(41.00 m) FIFTH FLOOR EL-144' -6"(44.04 m) STREET LEVEL EL-102' -6"(31.24 m) U/S OF CEILING EL-154' -6"(47.09 m) 1 2 3 5 6 74 TOP OF ROOF EL-155' -6 7/8"(47.42 m) 1 ADP-4.11 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 TR TR C1TR TR TR TR C1 TR C1 TR TR TR HP TR TR HP TR TR TR TR TR TR TR TR TR C1 TR C1 TR C1 TR TR TR TR TR TR C1 TR TR C1 TR C1 C TR TR TR TR TR CTR TR C1 C1 TR C1 TR TR TR TR TR TR TR TR TR TR TR TR C1 TR C1 TR C C C C1 C C C AC C C C C C C C C C C C C C C C C TR C C C C1 HP HP HP HP C1 HP C1 HP C1 HP HP HP C1 HP C1 HP C1 HP HP C1 C1 HP C1 HP C1 HP HP HP C1 HP FA FAFAFA FL FAFAFA FA FA FA FA FLFA C FAFA 39' - 8 1/2" 5' - 9 1/2" 15' - 7 1/2" 104'-7" 31.88 m 153'-10" 46.88 m W4 W4 W4 W4 W4 W4 W4 W4 W4 W4 W4 W4D15 15 D2 2 D2 2 D2 2 W3 W3 W3 W5 D15 15 D2 2 D2 2 D2 2 W3 W3 W3 W5 W4 W4 W4 W4 D2 2 D2 2 D2 2 D15 15 W5 W3 W3 W3 W4 W4 W4 W4 D15 15 D2 2 D2 2 D2 2 W3 W3 W3 W5 W4 W4 W4 W4 W4 W4 W4 W4 D15 15 D2 2 D2 2 D2 2 W3 W3 W3 W5 W4W1D4 4 D4 4 W1W1 W4 D4 4 D4 4 FLFL FL MAX. BUILDING HEIGHT 51' - 3 1/2" MAX.BUILDING HEIGHT 1' - 1" 8 1/2" 9' - 3 1/2" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 2' - 0" 53' - 1" W4 W4 W4 W4 C DRAWING NO. PROJECT NO. PLOT DATE SCALE DRAWING ISSUE DRAWING TITLE PROJECT SEAL PERMIT STAMP CONSULTANT DRAWN REVIEWED REVISION 1500 West Georgia Street, Suite 1685Kasian Architecture Interior Design and Planning Ltd www.kasian.com Vancouver, BC Canada V6G 2Z6 T 604 683 4145 F 604 683 2827 1/8" = 1'-0" ISSUED FOR ADP SUBMISSION 7ADP-5.12 BUILDING ELEVATIONS 11692 PINE ST. 722052 22-07-27 CB AS 11692 PINE STREET, MAPLE RIDGE, BC 1/8" = 1'-0"ADP-5.12 BP-NORTH ELEVATION1 1/8" = 1'-0"ADP-5.12 BP-SOUTH ELEVATION2 REV. YYYY-MM-DD REVISION / DRAWING ISSUE REVIEW 1 2021-01-12 PREMILINARY DESIGN TJ 2 2021-04-15 ISSUED FOR DP SUBMISSION TJ 3 2021-05-03 ISSUED FOR DP/RZ TJ 4 2021-08-14 ISSUED FOR BP SUBMISSION TJ 5 2021-11-09 ISSUED FOR DP REVISION TJ 6 2021-04-13 ISSUED FOR DP REVISION TJ 7 2022-07-28 ISSUED FOR ADP SUBMISSION TJ GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GL C C C C C C C GL C C C C C C GLGL C C CCC C C C C C C C C C TR TR TR TR TR TR TR TR TR TR TR TR TR TR TR TR TR TR C1 TR TR TR TR C1 TR C C TR TR TR TR C1 TR TR TR TR TR TR TR C1 TR C1 TR TR C1 TR TR TR TR TR TR TR TR TR TR TR TR TR HP C1 HP C1HP HP C1 HPHP HP C1 HPHP C1 C1 TRC HP C1 C1HP C1 C1 HP C1 C FA C FA FA FA FA FL FA FA FA TRTRTRAC FAFA C1 C TR1 TRIM GR1 GUARD/RAILING MATERIAL LEGEND :MATERIAL LEGEND :MATERIAL LEGEND :MATERIAL LEGEND : WINDOWS & DOORS HP HARDI PANEL COLORCOLORCOLORCOLORMATERIALMATERIALMATERIALMATERIAL FA 6" HARDI SIDING FASCIA BLACK DARK GREY BLACK WHITE LIGHT GREY C1 6" HARDI SIDING CEDAR FL FLASHING GREY 04 03 02 08 06 01 05 07 GR GUARD/RAILING BLUE 09 WHITE TR WINDOW TRIM10 GREY C C C C C C C C C C C C C C C C C C FA C C C C C CC FA FA FA FA FAFA FL FA FA FA GR1 GR1 GR1GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 C1 HP C1 HP C1 HP C1 HP C1 HP C1 HP C1 HP C1 C1 HP TRTR TR C TR TR TR TR TR TR TR TR TR TR C1 TR TR TR TR TR TR TR TR TR TR TR TR W4 W4 W4 W4W1 W1 W1 W4 W4 W4 W4 W4 W4 W4 W4 D15 15 D2 2 D2 2 D2 2 W4 W4 W4 W6 W4 W4D2 2 D4 4 D16 16 W4 W4 W4 W4 W4 W4W4 W4 W4 W4 W1 W1 W1 W1 W1 W1 W1 W3 W3 W3 W3D4 4 W3 W3 W3 W3 FL FL TR TR 2%2% GR DRAWING NO. PROJECT NO. PLOT DATE SCALE DRAWING ISSUE DRAWING TITLE PROJECT SEAL PERMIT STAMP CONSULTANT DRAWN REVIEWED REVISION 1500 West Georgia Street, Suite 1685Kasian Architecture Interior Design and Planning Ltd www.kasian.com Vancouver, BC Canada V6G 2Z6 T 604 683 4145 F 604 683 2827 As indicated ISSUED FOR ADP SUBMISSION 7ADP-6.11 COLORED ELEVATION 11692 PINE ST. 722052 22-07-27 CB AS 11692 PINE STREET, MAPLE RIDGE, BC 1/8" = 1'-0"ADP-6.11 COLORED EAST ELEVATION1 1/8" = 1'-0"ADP-6.11 COLORED WEST ELEVATION2 REV. YYYY-MM-DD REVISION / DRAWING ISSUE REVIEW 1 2021-01-12 PREMILINARY DESIGN TJ 2 2021-04-15 ISSUED FOR DP SUBMISSION TJ 3 2021-05-03 ISSUED FOR DP/RZ TJ 4 2021-08-14 ISSUED FOR BP SUBMISSION TJ 5 2021-11-09 ISSUED FOR DP REVISION TJ 6 2021-04-13 ISSUED FOR DP REVISION TJ 7 2022-07-28 ISSUED FOR ADP SUBMISSION TJ C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C GR1 GR1 GR1 GR1GR1 GR1 GR1 GR1GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 C1 HP C1 HP HP C1 HP GR1 C1 HP GR1 GR1 C1 HP GR1 C C1 HP HP C1 Pinus Echinata C1 HP C1 HP C1 HP C1HP TR TR TR TR TR TR C TRTR TR TRTR TR TR TR TR TR TR TR TR TR TR TR TR TR TR TR TR TR TR TR TR TR TR TR TR TR C1 TR TR C TR TR TR TR TR TRFA FA FA FAFAFA FA FA FA C TR TR C C FA C C C C C C C C TR1 TRIM GR1 GUARD/RAILING MATERIAL LEGEND :MATERIAL LEGEND :MATERIAL LEGEND :MATERIAL LEGEND : WINDOWS & DOORS HP HARDI PANEL COLORCOLORCOLORCOLORMATERIALMATERIALMATERIALMATERIAL FA 6" HARDI SIDING FASCIA BLACK DARK GREY BLACK WHITE LIGHT GREY C1 6" HARDI SIDING CEDAR FL FLASHING GREY 04 03 02 08 06 01 05 07 GR GUARD/RAILING BLUE 09 WHITE TR WINDOW TRIM10 GREY GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 GR1 C C C AC C CC C HP C C C CCC C C C CC C C C C C C AC CC C C TR C TRTR C TR TR TR TR TR TR TR TR C TR TR C TR TR C TR TR TR TR TR TR TR TRTR TR TR C TR C1TR TR TR TR TR C1TR C1 TR TR TR FA FA FA FL FA FA FAFAFA FAFA FA FA HP HP C1 HPC1 HP C1 HPHP C1 C1 HPC1 HP C1 HPAC HP C1 HPC1 HP C1 HPHP HP C1 HPC1 HP C1 AC C DRAWING NO. PROJECT NO. PLOT DATE SCALE DRAWING ISSUE DRAWING TITLE PROJECT SEAL PERMIT STAMP CONSULTANT DRAWN REVIEWED REVISION 1500 West Georgia Street, Suite 1685Kasian Architecture Interior Design and Planning Ltd www.kasian.com Vancouver, BC Canada V6G 2Z6 T 604 683 4145 F 604 683 2827 As indicated ISSUED FOR ADP SUBMISSION 7ADP-6.12 COLORED ELEVATION 11692 PINE ST. 722052 22-07-27 CB AS 11692 PINE STREET, MAPLE RIDGE, BC 1/8" = 1'-0"ADP-6.12 COLORED NORTH ELEVATION1 1/8" = 1'-0"ADP-6.12 COLORED SOUTH ELEVATION2 REV. YYYY-MM-DD REVISION / DRAWING ISSUE REVIEW 1 2021-01-12 PREMILINARY DESIGN TJ 2 2021-04-15 ISSUED FOR DP SUBMISSION TJ 3 2021-05-03 ISSUED FOR DP/RZ TJ 4 2021-08-14 ISSUED FOR BP SUBMISSION TJ 5 2021-11-09 ISSUED FOR DP REVISION TJ 6 2021-04-13 ISSUED FOR DP REVISION TJ 7 2022-07-28 ISSUED FOR ADP SUBMISSION TJ (6' - 0") 1.8 m (3 ' - 0 " ) 0. 9 m 11692, PINE ST, MAPLE RIDGE 4" INDIVIDUAL METAL LETTERS BRUSHED ALUMINUM 3/4" CHAMPHER CONCRETE SHIPLAP FORM 6" BOARDS PROJECT 8" INDIVIDUAL METAL LETTERS BRUSHED ALUMINIUM DRAWING NO. PROJECT NO. PLOT DATE SCALE DRAWING ISSUE DRAWING TITLE PROJECT SEAL PERMIT STAMP CONSULTANT DRAWN REVIEWED REVISION 1500 West Georgia Street, Suite 1685Kasian Architecture Interior Design and Planning Ltd www.kasian.com Vancouver, BC Canada V6G 2Z6 T 604 683 4145 F 604 683 2827 3" = 1'-0" ISSUED FOR ADP SUBMISSION 7ADP-7.11 SIGNAGE DETAIL 11692 PINE ST. 722052 22-07-27 CB AS 11692 PINE STREET, MAPLE RIDGE, BC REV. YYYY-MM-DD REVISION / DRAWING ISSUE REVIEW 1 2021-01-12 PREMILINARY DESIGN TJ 2 2021-04-15 ISSUED FOR DP SUBMISSION TJ 3 2021-05-03 ISSUED FOR DP/RZ TJ 4 2021-08-14 ISSUED FOR BP SUBMISSION TJ 5 2021-11-09 ISSUED FOR DP REVISION TJ 6 2021-04-13 ISSUED FOR DP REVISION TJ 7 2022-07-28 ISSUED FOR ADP SUBMISSION TJ 3" = 1'-0" SIGNAGE DETAIL ALL PLANT MATERIAL MUST BE PROVIDED FROM CERTIFIED DISEASE FREE NURSERY. PROVIDE CERTIFICATION UPON REQUEST. #491 OS1 #8-OS #9-OS #10-OS #11-OS #12-OS #13-OS #20-OS#21-OS#22-OS OS2 CHK'D: DRAWN: DESIGN: SCALE: DATE: M2LA PROJECT NUMBER: DRAWING TITLE: PROJECT: DRAWING NUMBER: REVISION DESCRIPTIONNO.DATE DR. property of M2 Landscape Architects and may not be reproduced or used for other projects without their permission. c Copyright reserved. This drawing and design is the SEAL: Tel: 604.553.0044 New Westminster, British Columbia #220 - 26 Lorne Mews V3M 3L7 Fax: 604.553.0045 Email: office@m2la.com #491 OS1 #8-OS #9-OS #10-OS #11-OS #12-OS #13-OS #20-OS#21-OS#22-OS OS2 ALL PLANT MATERIAL MUST BE PROVIDED FROM CERTIFIED DISEASE FREE NURSERY. PROVIDE CERTIFICATION UPON REQUEST. CHK'D: DRAWN: DESIGN: SCALE: DATE: M2LA PROJECT NUMBER: DRAWING TITLE: PROJECT: DRAWING NUMBER: REVISION DESCRIPTIONNO.DATE DR. property of M2 Landscape Architects and may not be reproduced or used for other projects without their permission. c Copyright reserved. This drawing and design is the SEAL: Tel: 604.553.0044 New Westminster, British Columbia #220 - 26 Lorne Mews V3M 3L7 Fax: 604.553.0045 Email: office@m2la.com CHK'D: DRAWN: DESIGN: SCALE: DATE: M2LA PROJECT NUMBER: DRAWING TITLE: PROJECT: DRAWING NUMBER: REVISION DESCRIPTIONNO.DATE DR. property of M2 Landscape Architects and may not be reproduced or used for other projects without their permission. c Copyright reserved. This drawing and design is the SEAL: Tel: 604.553.0044 New Westminster, British Columbia #220 - 26 Lorne Mews V3M 3L7 Fax: 604.553.0045 Email: office@m2la.com CHK'D: DRAWN: DESIGN: SCALE: DATE: M2LA PROJECT NUMBER: DRAWING TITLE: PROJECT: DRAWING NUMBER: REVISION DESCRIPTIONNO.DATE DR. property of M2 Landscape Architects and may not be reproduced or used for other projects without their permission. c Copyright reserved. This drawing and design is the SEAL: Tel: 604.553.0044 New Westminster, British Columbia #220 - 26 Lorne Mews V3M 3L7 Fax: 604.553.0045 Email: office@m2la.com PART ONE GENERAL REQUIREMENTS PART THREE SOFT LANDSCAPE DEVELOPMENT PART THREE SOFT LANDSCAPE DEVELOPMENT - CONT PART THREE SOFT LANDSCAPE DEVELOPMENT - CONT PART TWO SCOPE OF WORK CHK'D: DRAWN: DESIGN: SCALE: DATE: M2LA PROJECT NUMBER: DRAWING TITLE: PROJECT: DRAWING NUMBER: REVISION DESCRIPTIONNO.DATE DR. property of M2 Landscape Architects and may not be reproduced or used for other projects without their permission. c Copyright reserved. This drawing and design is the SEAL: Tel: 604.553.0044 New Westminster, British Columbia #220 - 26 Lorne Mews V3M 3L7 Fax: 604.553.0045 Email: office@m2la.com Page 1 of 4 City of Maple Ridge TO: Advisory Design Panel MEETING DATE: September 18, 2022 FILE NO: 2021-530-DP SUBJECT: 11410 207 Street PURPOSE: An Advisory Design Panel (the “ADP”) submission has been received for the above cited application and properties to permit the construction of fourplex with 4 dwelling units within a 237.0m2 building. The proposed building will replace the existing single-family detached building on the site. The rezoning application being processed in conjunction with this proposal was given First Reading by Council on January 18, 2022. This site is zoned RS-1 (Single Detached Residential) and is subject to being re-zoned to RT-2 (Ground-Oriented Residential Infill) to accommodate the proposal. The development permit application made to the City is subject to Section 8.11 Town Centre Development Permit while utilizing the Ground-Oriented Residential Infill Design Guidelines. An Advisory Design Panel (the “ADP”) submission has been received for the above cited application and property to permit the construction of Four-Plex with four (4) units that are between 165.1 and 171.1 square metres. The proposed building will replace the existing single-family residential building on the site. The rezoning application being processed in conjunction with this proposal was given First Reading by Council on January 25, 2022. This subject site is being re-zoned from RS-1 to RT-2 to accommodate the proposal. The development permit application made to the City is subject to Section 8.13 Hammond Development Permit Area Guidelines in conjunction with the Ground-Oriented Residential-Infill Guidelines. BACKGROUND: Applicant: Tarek El-Amoury Legal Description: Lot 1 District Lot 277 New Westminster Plan 80557 OCP: Existing: Low Density Multi-Family Proposed: Low Density Multi-Family Within Urban Area Boundary: Yes Area Plan: Hammond Area Plan OCP Major Corridor: Yes Zoning: Existing: RS-1 (Single Detached Residential) Proposed: RT-2 (Ground-Oriented Residential Infill) Surrounding Uses: North, South, and East: Use: Single Detached Residential Zone: RS-1 (Single Detached Residential) Designation: Low Density Multi-Family 6.3 Page 2 of 4 West: Use: Single Detached Residential Zone: RS-1 (Single Detached Residential) Designation: Single-Family & Compact Residential Existing Use of Property: Single-Detached Residential Proposed Use of Property: Ground-Oriented Residential Infill (Fourplex) Site Area: 928m² (0.23 acres) Access: 114 Avenue (south) and lane (north). Each of the two accesses will serve two residential units and four parking spaces. Servicing requirement: Urban Standard DEVELOPMENT PERMIT AREA: The development permit application made to the City prompting this submission to the ADP is subject to the Key Guidelines and the Design Guidelines of Section 8.13 Hammond Development Permit Area Guidelines in conjunction with the Ground-Oriented Residential-Infill Guidelines. Key Guidelines: The following is a brief description and assessment of the proposal’s compliance with the applicable Key Development Permit Guidelines: Key Guidelines Response Street and Block Pattern • maintain the tight grid network and walkable nature of precinct • where larger parcels exist new development should strive to incorporate internal walkways and visual corridors though the development. Complies, infill project new sidewalk is proposed along 114ave to compliment the existing walkability of the area. Typical Lot Size and Layout • maintain a sense of scale with development and ensure the massing and scale are broken up to appear consistent with the scale and character of the area. Massing conforms to zoning requirements while maximizing the project area. Greenspace and Landscaping • maintain a high quality and climate change resilient landscape; • where possible, maintain existing mature trees and shrubs on the lot. Complies, quality landscaping is proposed. Housing and Heritage Features The following key features are the hallmarks of the heritage style within the Hammond neighbourhood: • use of wood (for example: wood shingles, horizontal wood siding); • central front entrance; • full open front veranda; • tapered columns; • shed dormers; Complies, the front of the building is symmetrical, covered entry areas. A varied material pallet with Brick, shingles and horizontal cladding. Dormers are incorporated to add a heritage feel. Page 3 of 4 • double hung windows and multi-pane windows, and; • symmetrical front elevation and second storey. 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 __ to this memo. PLANNING COMMENTS: 1. Proposal: The rezoning application is for a RT-2 Fourplex. The proposed fourplex would front 114 Avenue. However, the proposal takes advantage of the 36.9m width of 207 Street with the four (4) units facing 207 Street in one row. This 207 Street building face will provide the main pedestrian access and most prominent design of the four elevations. The fourplex is proposed to have two accesses, one from the northern lane and one from 114 Avenue to the south. This dual access, each serving four garage parking spaces, results in less paving, better permeability, and a better site plan providing more living space. 2. Context: The proposal compliments the existing neighourhood by providing increased density whilst meeting the general design requirements of the Hammond Area Plan Development Permit Guidelines. 3. OCP and Zoning Compliance: The subject site is designated Low Density Multi-Family and The proposal complies with the aforementioned designation. The subject site is zoned RS-1 and Development Data Sheet (Appendix F) analyses the compliance of the project with the applicable zone regulations. The proposal has a density (Floor Space Ratio) of 0.74 which complies with the maximum density of 0.75. 4. Parking and bicycle storage: The required parking for the proposed use is analyzed in the Development Data Sheet (Appendix F) 5. Environmental, Sustainability & Stormwater Management: The proposed fourplex will be utilizing permeable surfaces for the parking areas while the walkway will be concrete. The proposal must meet the City’s Tier-A, B, and C stormwater management requirements. The subject site would be utilizing a variation of flora to assist in screening, providing shade (reducing the heat island effect) and improve the streetscape for public users. Parking spaces will be equipped with Level-2 charging posts for the use of resident electric vehicle charging. 6. Issues requiring comments from ADP: Minor. Please provide general comments on proposal and window treatments being consistent. 7. Garbage/Recycling: Each dwelling unit has its own space in their respective garage for storing refuse and recycling. There is no stationary pad for the bins to be located on, instead they will be taken to the curb. Page 4 of 4 8. Works along abutting roads: Include new curb, gutter, sidewalk, new sanitary sewer, water and storm sewer connections; street lighting; street trees on all frontages; under-ground wiring for utility services to be under- ground. 9. Off Site Upgrades, Utilities and Services: Urban Standard roadway which would include upgrades or installation of new curb, gutter, sidewalk, new sanitary sewer, water and storm sewer connections; street lighting; street trees on all frontages; under-ground wiring for utility services to be under-ground. CONCLUSION: The proposed development complies with the ground-oriented residential infill guidelines and the Hammond Area Plan’s Guidelines. The Planning Department requests that the Advisory Design Panel provide comments on the development proposal. ______________________________________________ Prepared by: Tyson Baker, B.Pl. The following appendices are attached hereto: Appendix A Subject map Appendix B Explanatory letter from Architect (and Landscape Architect if applicable) Appendix C ADP Submission Form Appendix C ADP Applicant Checklist (signed by Architect) Appendix D Development Data Sheet (signed by Architect) Appendix E DP Area Guidelines Checklist Appendix F Architectural and Landscaping Plans DATE: Nov 3, 2021FILE: 2021-530-RZ/DP 11410 207 STREETPID 013-097-971 ^ PLANNING DEPARTMENT 20762 20623 11339 11464 11288 11465 20767 20631 11534 11381 20674/84 20614 20664 11329 11489 20660/64 20631 20745 20656 11391 20683 20606 20719 20710 20760 11334 11329 11534 20675 20733 11312 20641 20606 20617/25 11410 11512 20756 20622 20680 11502 20750 11474 /88 20721 20630 20622 11445 11514 11312 11430 20713 11495 20758 20603/11 11429 11455 20624 20665 11465 11450 20734 11428 11486 20759 20747 20641 11508 11489 11352 11493 20614 11483 20682 11484 11304 11417 11524 20711 11460 20733 11491 20742 11280 11460 20690 20665 20751 11407 20750 20606 11440 20665 11281 20676 11455/59 20675 20740 20631 20616 1150911499 11545 20606/12 11485 20668 20670 11475 11505 20735 20739 20675 11311 11475 11495 /70 11469 20732 11482 20765 20675 20607 11485 20658 20704 20657 20744 20733 20624 20683 11487 11431 20747 20720 20745 11515 11470 2 0 7 1 6 11481 2070520657 11499 20674 20631 11295 11315 20720 20615 11444 11535 20615 11481 20764 20665 20755 11391 11376 20755 20601 20621/23 20761 2077120725 11485 20779 11310 11384 20607 11493 11522 20623 20683 20641 11296 20615 11291/93 20765 20767 20776 20732 20623 20777 11494 20618/20 11365 11454 11525 11277 SUBJECT PROPERTY 207 ST 114 AVE LORNE AVE DARTFORD ST 113 AVE GOL F L ANE WESTFIELD AVE 207A ST LANE S OF 114 AVE LANE E OF 207 ST 115 AVE 206 ST 206 ST LANE S OF GOLF AVE LANE S OF LORNE AVE LANE S OF LORNE AVE 113 AVE´ Scale: 1:2,500 BY: PC DATE: Nov 3, 2021FILE: 2021-530-RZ/DP 11410 207 STREETPID 013-097-971 ^ PLANNING DEPARTMENT 20762 20623 11339 11464 11288 11465 20767 20631 11534 11381 20674/84 20614 20664 11329 11489 20660/64 20631 20745 20656 11391 20683 20606 20719 20710 20760 11334 11329 11534 20675 20733 11312 20641 20606 20617/25 11410 11512 20756 20622 20680 11502 20750 11474 /88 20721 20630 20622 11445 11514 11312 11430 20713 11495 20758 20603/11 11429 11455 20624 20665 11465 11450 20734 11428 11486 20759 20747 20641 11508 11489 11352 11493 20614 11483 20682 11484 11304 11417 11524 20711 11460 20733 11491 20742 11280 11460 20690 20665 20751 11407 20750 20606 11440 20665 11281 20676 11455/59 20675 20740 20631 20616 1150911499 11545 20606/12 11485 20668 20670 11475 11505 20735 20739 20675 11311 11475 11495 /70 11469 20732 11482 20765 20675 20607 11485 20658 20704 20657 20744 20733 20624 20683 11487 11431 20747 20720 20745 11515 11470 2 0 7 1 6 11481 2070520657 11499 20674 20631 11295 11315 20720 20615 11444 11535 20615 11481 20764 20665 20755 11391 11376 20755 20601 20621/23 20761 2077120725 11485 20779 11310 11384 20607 11493 11522 20623 20683 20641 11296 20615 11291/93 20765 20767 20776 20732 20623 20777 11494 20618/20 11365 11454 11525 11277 SUBJECT PROPERTY 207 ST 114 AVE LORNE AVE DARTFORD ST 113 AVE GOL F L ANE WESTFIELD AVE 207A ST LANE S OF 114 AVE LANE E OF 207 ST 115 AVE 206 ST 206 ST LANE S OF GOLF AVE LANE S OF LORNE AVE LANE S OF LORNE AVE 113 AVE Aerial Imagery from the Spring of 2020´ Scale: 1:2,500 BY: PC www.thomasdrafting.ca office@thomasdrafting.ca 34903 Dewdney Trunk Road Mission BC, V2V 6S2 (778) 771-4969 March 14, 2022 File No: 2159 City of Maple Ridge Planning Department 11995 Haney Place Maple Ridge, BC V2X 6A9 Regarding A written statement describing the proposal including an assessment as to consistency of the proposal with Official Community Plan policies and guidelines for the property at 11410 207 ST Maple Ridge, BC. Dear Sir/Madame; Please accept this letter assessing the proposal of the above noted property as to the consistency with Official Community Plan. Site Designation The property is located in the hammond area boundary specifically in North Hammond on the East side of 207ST at the intersection of 207th and 114th Ave locating it in the OCP as LDMF low density multiy-family, the site borders the Hammond Heritage Character Area. Pg. of 1 2 SUBJECT SITE www.thomasdrafting.ca office@thomasdrafting.ca 34903 Dewdney Trunk Road Mission BC, V2V 6S2 (778) 771-4969 Proposal The site is proposed to be rezoned from RS-1 to RT-2 to allow for a two and a half storey fourplex with two concealed parking spaces per unit, with one one visitor space, and the possibility to have an independently accessed office from the street. The transitional design is sensitive to the surrounding forms and pulls aspects of compact residential and medium density designs well working to meet the needs of the community. Providing an ode to the Port Haney Brick and Tile Company, a large brick facade and bay window divides the building, breaking a potentially long facade while mixing the past and present. The main entrance is supplemented by an exterior door located in the basement for a independent office, meeting the present needs by being adaptive to accommodate live- work flexibility. Conclusions In conclusion the proposal conforms to the official community plan policies and guidelines increasing the diverse housing options in form and density. We look forward to a collaborative approach with staff as we move forward with the application of this development. Thank you for your time and consideration. If you have any questions or concerns, please do not hesitate to contact the undersigned. Yours truly, John Meunier, Designer johnm@thomasdrafting.ca Pg. of 2 2 ADP Submission Checklist Application No.: 2021-530-DP File Manager: Tyson Baker, B.Pl. 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.) ☒ ☐ E. Architectural Plans (Site and Building(s)): John Meunier City of Maple Ridge ADP Submission Checklist (Page 2) 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 - electronic only no physical board required ☒ ☐ 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 Rendering to show adjacent dwelling for context ☐ ☐ New Zoning Bylaw applies to this project ☒ ☐ 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 CITY OF MAPLE RIDGE ADVISORY DESIGN PANEL 2019 APPLICANT SCHEDULE Meeting Date Applicant Deadline January 16, 2019 December 17, 2018 February 20, 2019 January 28, 2019 March 20, 2019 February 25, 2019 April 17, 2019 March 25, 2019 May 15, 2019 April 18, 2019 June 19, 2019 May 27, 2019 July 17, 2019 June 24, 2019 NO AUGUST MEETING September 18, 2019 August 26, 2019 October 16, 2019 September 23, 2019 November 20, 2019 October 28, 2019 NO DECEMBER MEETING DEVELOPMENT DATA SHEET Existing /Proposed Zone _____________ Date Prepared __________ Proposed (Complies or state variance needed) Required Development Data Minimum Required or Maximum Allowed LOT AREA* (in square metres) Gross Total Less Road Widening / Truncations Less Park Net Total LOT COVERAGE (in % of net lot area) Total Site Coverage SETBACKS (in metres) Front Rear Side #1 (N,S,E, or W) Side #2 (N,S,E, or W) Side #3 (N, S, E or W) SETBACKS – Underground Structures (in metres) Front Rear Side #1 (N,S,E, or W) Side #2 (N,S,E, or W) Side #3 (N, S, E or W) BUILDING HEIGHT (in metres/storeys) Principal Accessory NUMBER OF RESIDENTIAL UNITS Bachelor One Bedroom Two Bedroom Three Bedroom + Total GROSS FLOOR AREA (in square metres) Residential Retail Commercial Office Commercial Other Commercial (Type _________________) Institutional Industrial TOTAL GROSS FLOOR AREA * If the development site consists of more than one lot, lot dimensions pertain to the entire site. Proposed (Complies or variance needed?) OTHER – state YES or NO for each. If YES describe on separate sheet. Heritage Site Tree Survey/Assessment Provided Watercourse/Steep Slopes Covenants, Stat ROW & Easements I hereby certify that all the above information is true and correct. I acknowledge that any error or omissions are the sole responsibility of the undersigned and not the Development and Environmental Services Department. Prepared by: ___________________________ __________________________________ Print Name (Please print form and sign above) NOTE: To be prepared by an Architect for ADP Submission or by an owner/agent (applicant) for Development Application. Required Development Data Minimum Required or Maximum Allowed DENSITY # of units/ha (gross) # of units/ha (net) Gross Floor Area Floor Space Ratio (net) AMENITY SPACE (area in square metres) Common Activity Area Useable Open Space PARKING (number of spaces) Residential and Multi-Residential Uses Multi-Residential Town Centre (Bach Units) Multi-Residential Town Centre (1 Bdr Units) Multi-Residential Town Centre (Added Bdr) Commercial Uses Educational & Assembly Uses Institutional Use Industrial Use Business Park Uses Comprehensive Other Number of spaces for visitors TOTAL NUMBER OF PARKING SPACES Number of total for disabled Number of total (and %) small cars % Number of total (and %) tandem spaces % TOTAL OFF STREET LOADING SPACE(S) BICYCLE PARKING (number of spaces) Short Term Bicycle Parking Long Term Bicycle Parking Ground Oriented Residential Infill Guidelines Design Checklist Design Checklist Compliance Comments or Equivalencies Siting and Building Design 1) Reinforce the existing neighbourhood character by incorporating common patterns and elements of the surrounding neighbourhood into the design themes of the new development, through: i. Articulation of façade elements, such as porches, chimneys, projections, recesses, and balconies; ii. Placement, size, shape and number of doors and windows iii. Setbacks of existing housing; iv. Location and visual appearance of driveways, garages and/or parking facilities; v. Selection of appropriate and compatible roof forms, and; vi. Design of hard and soft landscaping. 2) Development should face the street, through: i. Siting the main entrance to the street and direct pedestrian access to individual units, and; ii. Use appropriate exterior treatments and differentiated facades. 3) Design pedestrian pathways, patios, retaining walls, lighting and fences to be detailed, functional, and where applicable, aligned with specific neighbourhood policies and context where outlined in Area Plans adopted by the City of Maple Ridge. 4) Design developments on corner lots or double fronting lots with an equal level and quality of design in detailing on each street front. 5) Design and site buildings to respond to existing site characteristics and take advantage of natural features (i.e. topography) or views and viewcorridors. 6) Design to maximize privacy and minimize views onto adjoining sites, particularly for portions of the development abutting the side yards of adjacent single detached residential uses. Massing 7) Design and orient residential units to appear as a ‘single family house’. i. New development should respect character elements of the existing residential inventory if identified in an Area Plan. ii. Consider the form, massing and setbacks of the surrounding neighbourhood. iii. Where there is a difference in height of greater than one storey between new and existing development, sensitively transition to directly adjacent properties by stepping down the massing of the building. iv. Relate infill development to the front yard set-backs of the surrounding neighbourhood. 8) Provide a thoughtful interface with adjacent properties through sensitive side yard setbacks. 9) Provide variations in the roof forms and building facades to help reduce the visual length of individual buildings. For example, use of dormers, gables, and architectural detailing into the roof structure. 10) Site and building design should mitigate for potential shadow casts and blocking of daylight on nearby properties. Unit Design 11) Adjust massing and building forms to ensure a variety of unit sizes which may accommodate different family sizes, age-related abilities and affordability. 12) Design residential units with enough width (minimum 7.5m) to include attractive entrances and windows between garage doors. 13) Organize interior living spaces to ensure casual overlook of common courtyard space. 14) Locate and size windows to maximize visual connections with the street, outdoor spaces and increase availability of natural light. 15) Provide adequate storage space in all residential units Entrances 16) Entrances should: i. Include clear pedestrian access routes to the entrance of each unit from the street that does not cut through the private space of another unit; ii. Each unit is addressed with large numbers visible from the street. Directional signage may be required, depending on number of units; iii. Provide weather protection and adequate exterior lighting, and; iv. Encourage overlook of semi- private and public spaces. Decks / Porch / Balcony / Materials 17) Create a strong relationship between the private and public realm by facing development to the street and locating windows, balconies and patios on to semi-private or public outdoor spaces. 18) Where undersides of balconies and porches are visible from a street or public walkway, cover exposed areas with exterior finishes to provide a finished appearance to the public. 19) Use high-quality exterior cladding materials, such as wood, stone, brick, concrete composite or other acceptable alternatives. Low quality vinyl is discouraged as an exterior cladding material, especially for front facing walls. 20) Where possible, continue detailing in design and materials on the principal façade(s) to the side and rear elevations. Landscaping and Open Space 21) Landscaping both within private, semi-private or common areas should: i. Provide definition for pedestrian corridors; ii. Delineate private and semi-private space from public or common space; iii. Provide adequate screening between private outdoor spaces; iv. Present a pleasing street image; v. Provide a suitable buffer between public road and privacy areas; vi. Soften the transition between adjacent land uses; vii. Create interesting views and focal points in and out of the site, and; viii. Reinforce design continuity with neighbouring properties, through use of plant materials and other landscaping elements, where appropriate. 22) Maximize the amount of landscaped areas and minimize the amount of impervious paved surfaces to meet Tier A requirements as outlined in the City’s Design Criteria Manual for on-site absorption of rainwater. 23) Utilize permeable pavers and other green infrastructure. 24) Minimize erosion potential by discouraging excessive changes to existing slopes, maintaining existing vegetation on slopes, and planting new and existing slopes with stabilizing vegetation. 25) Where possible, retain existing mature trees through siting and design and ensure accordance with the City of Maple Ridge Tree Protection and Management Bylaw No. 7133-2015, as amended from time to time. 26) Incorporate deciduous tree species into street front landscaping to define site boundaries, enhance public space, and to permit light penetration in winter. Refer to recommended tree species within the City of Maple Ridge Street Tree Species and Replacement list. 27) Enhance existing vegetation with new planting whenever construction activity has destroyed vegetation. 28) Use drought tolerant and/or native plant species, pollinator plants and “non-irritant”/allergy friendly species for landscaping. 29) Incorporate rain gardens and vegetated swales into parking area landscaping to increase the natural absorption of rainwater runoff from paved areas into the ground, impervious liners and drainage will be required if located within an escarpment area. Courtyards 30) A courtyard is intended to be a semi-private outdoor common space for use by all residents that: i. Is a focal organizing element of the development; ii. Is flexible space which integrates well between the site and building(s); iii. Be of a shape and size that permits a range of activities; iv. Provides for a variety of passive and active gathering opportunities, including programmable spaces; v. Defined through the use of plants, trees, and landscaping; vi. Have adequate natural light, and; vii. Not designed for parking. 31) Where possible, design ‘L’ or ‘U’ shaped courtyards facing north-south to maximize solar gain. 32) Facilitate neighbourly interactions by orientating private patios and entries around the courtyard. 33) Activate the transition between private entrances, outdoor living spaces, and the courtyard with stoops, stairs, and porches where appropriate. 34) Where principal unit entrances are not fronting a street, design entrances with an address, to face the courtyard and not an internal side setback. 35) Use multi-functional elements to provide seating, screening and/or recreational opportunities in the courtyard such as: i. Communal gardens to provide residents with the opportunity to interact as well as grow food; ii. Amenities for pets, in particular for exercise and relief; iii. Opportunities for children to experience cognitive and imaginative play, as well as active play, and; iv. Seating for gathering and elderly or mobility challenged residents. 36) Incorporate elements (railings, seating, etc.) that provide amenity and assistance to residents and that are of high quality and made of durable material to minimize maintenance. Fencing / Screening / Outdoor Lighting 37) Ensure that the height and location of a landscape screen: i. Adequately protects privacy to adjacent properties; ii. Maintains driving site lines from adjacent roads, maneuvering aisles, parking lots, and; iii. Enhances the quality of the streetscape and outdoor living spaces. 38) All screen and fence material should beattractive, durable and contribute to the quality of the residential landscape design. 39) Define public and private space through the use of front and exterior side yard landscape screens or fences. 40) Provide fencing in combination with landscaping. 41) Avoid the use of chain link fences, in particular along street frontages. 42) Provide adequate lighting for all entrances and associated sheltering elements. 43) Provide pedestrian level lighting along all pedestrian routes and open spaces. 44) Design outdoor lighting to minimize light pollution and ensure lighting glare does not pose a nuisance to adjacent residences, pedestrians or motorists and/or visible from the public right-of-way or adjacent residential land. Address and Signage 45) Where signage is used to indicate a name of the complex (a courtyard development), it must conform to the Maple Ridge Sign Bylaw No. 4653-1992, as amended from time to time. In the event of a conflict between the Maple Ridge Sign Bylaw and these guidelines, the Bylaw shall take precedent. 46) Integrate and complement the address and/or signage design and materials to the scale and architectural detail of the building(s). With this, each unit address should be clearly identified and lit. 47) Ensure the address and signage (if a courtyard development) is visible from the street and clearly outlines unit location without being visually obtrusive yet accessible to emergency and other services. Vehicle Access, Parking and Circulation 48) Locate parking and servicing in the building, or to the rear of the site with access from a lane, or flanking street for corner lots. Where a parking garage fronts a street, recess the parking from the front façade of the building and not protrude beyond the front entrance of a unit. 49) Provide architecturally compatible and adequately screened attached and detached parking structures. 50) Reduce the visual impact of parking and parked cars. i. Design parking areas to be no greater than half the width of the full front façade of the building. ii. Minimize the visual width of the driveway through the use of landscaping strips, trees, building edges, pedestrian pathways adjacent to the parking area, and use of pavement treatment. iii. Enhance the appearance of garage doors by using quality materials and details that work with the rest of the development. iv. Where cantilevered car ports are installed, ensure posts are set back and foundation reinforced. v. Pair one driveway for two units instead of one driveway each. 51) Minimize impervious materials for surface parking and design to provide additional outdoor flex space when not used by cars through permeable pavement or alternative surface treatments. 52) Conform road grades, streets, lanes and driveways to the existing grades as closely as possible to ensure minimal disruption of slopes and vegetation. 53) Parking plans must conform and align with the Maple Ridge Off-Street Parking and Loading Bylaw No. 4350 - 1990, as amended from time to time. In the event of a conflict between the Maple Ridge Off-Street Parking and Loading Bylaw and these guidelines, the bylaw shall take precedent. Refuse, Recycling and Service Areas 54) Locate refuse, recycling and service areas to be: i. Inside each unit (garage) or common indoor service area; ii. Easily accessible to residents and service vehicles; iii. Incorporated into the overall design of the development, and; iv. Animal resistant. For convenience and efficient use of space, two residential units may have a shared or combined space. Recycling and solid waste must be in accordance with Maple Ridge Solid Waste and Recycling Regulation Bylaw No. 6800-2011, as amended from time to time. 55) Provide a structure designed to be compatible with the architecture of the building and screen from public view, all garbage, recycling or other waste containers when waiting for pick-up to avoid containers being left on the street and that allows for adequate maneuvering space for refuse removal vehicles. 56) Locate ancillary devices, such as building ventilation systems to minimize noise, exhaust nuisances or setting off carbon dioxide detectors. 57) Install one set of service connections for multiple units (i.e. one water meter) to maximize efficiency and minimize visual impacts of services. Energy Efficiency and Conservation 58) Design energy efficient landscapes. This can be accomplished through:i. Use of native and/or drought-resistantspecies;ii. Design the landscape to moderate the effect of wind;iii. Locate deciduous trees on the south sideof buildings to provide shade and minimizeunwanted heat gain during summer and toprovide solar access and passive solar gainduring winter;iv. Allow natural draining to occur throughout the site;v. Allow daylight into the buildings, and;vi. Redirect water from rooftop runoff anddownspouts into vegetated areas or rainbarrels for later irrigation use. 59) Consider microclimate conditions created by surrounding existing and planned buildings for the selection and placement of trees and other plant material. 60) Use energy efficient heating, air conditioning and ventilation systems. 61) Utilize energy efficient light fixtures, such as LED or solar powered lights, and avoid unnecessary use by incorporating timers, photo sensors or motion detectors. 62) Reduce building energy consumption through the use of alternative energy sources and of high quality durable materials with a long lifespan, where possible. 63) Solar energy devices are encouraged. In Residential and Commercial zones, solar energy devices shall be permitted provided that: i. the device shall be attached to either a principal or accessory building; ii. the device shall not extend above the ridgeline of the roof, and; iii. the device shall not extend beyond the outermost edge of the roof. Safety & Hazards 64) Design developments to maximize opportunities for natural surveillance, allowing people to easily view what is happening around them during thecourse of everyday activities. 65) Incorporate Crime Prevention through Environmental Design principles into the design with convenient, safe, identifiable and universally accessible access routes to building entrances. 66) Design buildings to minimize the visual impacts of elevation due to flood construction level (FCL) requirements within a floodplain, such as landscaping to transition grade changes, use of retaining walls, terracing and rockeries, raised courtyards, porches, etc. Accessible Design 67) Include developments with units that have barrier-free access or can be easily adapted to support universal accessibility1, and include consideration for the design of common open areas, sidewalks and pathways (wide enough for wheelchairs and scooters), slope, step riser heights, grade changes and appropriately located curb cuts/curb let-downs. 68) Utilize best practices for universal design and design layouts for identified accessible units (i.e. layouts with a Master Bedroom on the same floor as the Main Living area, and one-level units in conjunction with split level units). 69) Consider interior details and finishes (e.g. door hardware, flush thresholds, wider doorways, lever door handles, coloured entry doors, an accessible washroom on the main floor, heights of light switches, electrical outlets and fixtures and non-slip flooring throughout). 70) Consider exterior details and finishes, including zero step entry, adequate lighting, signage, non-slip paving, and accessible parking stalls to accompany identified units. 71) Design that allows for low- maintenance building and landscaping materials associated with accessible units or units targeted to those with accesibility challenges. Noise and Vibration 72) Design and construct buildings to maximize sound attenuation between units, between public roads and units, and between adjacent land uses and units. 73) Consider noise abatement and vibration mitigation measures for all new building construction within 50 meters of the railway corridor. i. Assess the level and impact of noise and vibration on a development site by a qualified acoustics and vibration consultant through the preparation of a noise and vibration impact study, undertaken early in the process. ii. Assess the impact of all noise and vibrational sources affecting the development site and provide recommendations for noise abatement and vibration mitigation for the site. 1 Hammond Development Permit Area Guidelines Checklist Pursuant with Section 8.13 of the Official Community Plan, developments located within the Hammond Area Plan Development Permit Area will be assessed against guidelines established by Council and summarised below. This checklist is to be prepared by the professional of record for the project to demonstrate the proposed design was developed in accordance with the guidelines. Please assess and describe the compliance 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 Guidelines, clearly describe how the proposal 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 Application submissions to the City. PART 1 KEY CONCEPT AREAS: Identify the applicable Precinct and provide a description about how this proposal and the design comply with the corresponding Key Concepts: Precinct 1: North Hammond Key Concepts Describe how this proposal and the design complies 1. Street and Block Pattern • increase residential density with a housing style complimentary to existing; and • increase pedestrian connectivity of the neighbourhood by connecting to local destinations and public sidewalks. 2. Typical Lot Size and Layout • maintain the current lot pattern and coverage, look and feel with larger duplex, triplex homes and four-plexes (on corner lots). Use similar massing to other homes in the area, mimicking the same block pattern; • increase ground-oriented and street fronting townhomes; and • Siting to take best advantage of sunlight and/or shading in order to plan for future use of solar technology. 2 Precinct 1: North Hammond Key Concepts (Con’t) Describe how this proposal and the design complies 3. Greenspace and Landscaping • increase the number of trees planted on lots and within new development; and, • ensure high quality & climate change resilient landscaping and common greenspace areas. 4. Housing & Heritage Features • enhance the neighbourhood look and feel with front façade orientation of new development facing towards the street and parking and driveways that are incorporated in a subtle manner; • enhance the character and identity of the area with architectural details, themes and materials that speak to Hammond’s history and area and/or increase the social and community feel of the neighbourhood. This may include: o the use of wood, horizontal wood siding, wood shingles; o entrances with porches that overlook the street; and, o symmetrical front elevation and second storey with articulated units. Precinct 2: Upper Hammond Key Concepts Describe how this proposal and the design complies 1. Street and Block Pattern • maintain the tight grid network and walkable nature of precinct • where larger parcels exist new development should strive to incorporate internal walkways and visual corridors though the development. 2. Typical Lot Size and Layout • maintain a sense of scale with development and ensure the massing and scale are broken up to appear consistent with the scale and character of the area. 3 Precinct 2: Upper Hammond Key Concepts (Con’t) Describe how this proposal and the design complies 3. Greenspace and Landscaping • maintain a high quality and climate change resilient landscape; • where possible, maintain existing mature trees and shrubs on the lot. 4. Housing and Heritage Features The following key features are the hallmarks of the heritage style within the Hammond neighbourhood: • use of wood (for example: wood shingles, horizontal wood siding); • central front entrance; • full open front veranda; • tapered columns; • shed dormers; • double hung windows and multi-pane windows, and; • symmetrical front elevation and second storey. Precinct 3: Lower Hammond Key Concepts Describe how this proposal and the design complies 1. Street and Block Pattern • maintain the grid pattern with street facing ground-oriented multi-family housing; • provide mid-block pedestrian connections through blocks to minimize the length/size of the block. 2. Typical Lot Size and Layout • provide a variation in land use, and residential density, there enhancing the area’s vibrancy with more people and activity in the Precinct. 3. Greenspace and Landscaping • provide high quality and climate change resilient landscaping, • where possible, maintain existing mature trees, • preserve the central park area and make direct pedestrian connections to it. 4 Precinct 3: Lower Hammond Key Concepts (Con’t) Describe how this proposal and the design complies 4. Housing and Heritage Features • Where heritage character homes have been identified, preserve the building, or with new development mimic or draw from the design aspects to reflect in new development. Precinct 4: Maple Meadows Business Park Key Concepts Describe how this proposal and the design complies 1. Street and Block Pattern • New development in this area should seek to provide safe pedestrian connections where opportunities exist. 2. Greenspace and Landscaping • The intent of new development is to ensure a high quality and climate change resilient landscaping (including tree lined paths or sidewalks, landscaped rest areas, adequate lighting, visually pleasing shrubs and groundcover), along pedestrian and bicycling connections through this area. • Provide well maintained planted vegetated buffers that include trees, shrubs and groundcover plants between non-compatible uses. • Incorporate public art or decorative, or colourful materials and signage through the area that enhances wayfinding and is pedestrian friendly. 5 PART 2 GUIDELINES: Identify the applicable Precinct and provide a description about how this proposal and the design comply with the corresponding Guidelines: 1.0 General Guidelines Describe how the proposal complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable 1.1 Energy Efficiency and Water Conservation 1.1.1 Where the street grid allows, orient buildings towards the south, with the long axis running east-west. A southern building orientation is ideally achieved on south-facing lots with minimal obstructions that can block solar access (sun/shade analysis can identify the impact of obstructions). 1.1.2 Locate larger windows on the south-facing facade whenever possible for maximum winter solar gain and natural light. Limit the size of windows on the north facade to limit heat loss. With this, provide deciduous trees in front of south facing windows or shades on south facing windows to provide summer shade. 1.1.3 Use deciduous trees on the southern and western-facing side of a building to maximize the warming effect of solar radiation in winter months and the cooling effect of shade in summer months. 1.1.4 Where needed, use window overhangs and/or fixed operable shading devices to control solar gain. 1.1.5 Where compatible with existing development within each precinct, choose roof shape and orientation to maximize passive solar gain and opportunities for solar energy collection. 1.1.6 Vary height, rooflines and massing to reduce shade on neighbouring buildings and optimize sun exposure for heat gain and daylight. 1.1.7 Allow for collection of water from roof downspouts and/or direct drainage to planted areas or into rain barrels for irrigating non- edible plants and landscaping, per best management practices for stormwater management. 6 2.0 Multi-Family Residential (Low and Medium Density) Describe how the proposal complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable 2.1 Siting 2.1.2 All new development should be oriented toward the street. 2.1.3 Buildings on corner sites should be treated as if they have two main façades. 2.1.4 Where possible, new development should be sensitive to existing building setbacks, and comply with the siting restrictions of the Zoning Bylaw. 2.1.5 Rear yard setbacks may vary from the established pattern, in accordance with existing development regulations, to accommodate development on irregularly shaped lots. 2.1.6 New development shall provide access to parking that maintains the established pattern of lot access within the existing block (see section 1.3 parking and access for additional guidelines). 2.2 Massing 2.2.2 New development should mimic existing development and attempt to match the established massing and pattern of the existing streetscape within each precinct. 2.2.3 New development with large buildings or groups of units should be articulated to break up the size and massing of the development. 2.2.4 Height and roofline of new development or renovated buildings should be consistent in slope and style with the typical pattern established within the precinct. Heights must also comply with the Zoning Bylaw. 2.2.5 Apartment buildings over 2 storeys should articulate or step back upper storeys of buildings (the third storey and above) to reduce the scale and massing of the building. 2.2.6 New development should provide a transition in scale to adjacent land uses with a different land use designation. This can be achieved through: • Building design and articulation of building features; • Setback or buffer to adjacent development, and; • a combination of the above with landscaping and trees. 7 2.0 Multi-Family Residential (Low and Medium Density) (Con’t) Describe how the proposal complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable 2.3 Parking and Access 2.3.2 Rear lane access is preferred, where feasible. 2.3.3 Where front access and garages are required, one or more of the following strategies should be applied: • Smaller shared parking areas or driveways to the side or rear of the units or building; • Where a front loaded unit is necessary, the garage should be set back from the primary entrance; • Ensure other building elements (such as porches, trellises, landscaping, etc.) act as key focus points to the street face, or; • Locate the garage partially below grade (except in floodplain area); • Use of garage doors with larger windows or other decorative elements. • Use shared parking driveways to reduce the number of crossings at the sidewalk. 2.3.4 A covered and secure area for bike lock up and storage should be provided and located with easy and direct access to bike routes, trails and/or public right of ways. 2.3.5 Where possible, pedestrian and cycling connections should be improved or created with new development, linking into the local and broader community. 2.3.6 The creation of new laneways should be considered, where appropriate and feasible with new development and used as secondary vehicular and pedestrian access. 8 2.0 Multi-Family Residential (Low and Medium Density) (Con’t) Describe how the proposal complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable 2.4 Landscaping and Private Outdoor Spaces 2.4.2 Retain existing greenspace, natural assets and landscaping typical to the precinct. Where possible, maintain and incorporate into the site plan, significant tree stands or single mature trees already existing on a building site, in accordance with the Tree Protection and Management Bylaw. 2.4.3 Use a vegetation buffer to conceal from view all utility areas, parking areas, and along pedestrian walkways to provide screening, while maintaining visibility for security purposes. 2.4.4 Incorporate landscaping within driveways or parking areas, such as planters, trees, landscape strips, or permeable paving. 2.4.5 All new multi-family development should create private and semi-private common green space and social areas, for example, a courtyard, covered seating areas, children’s play space, common garden plots, and small private yard spaces. 2.4.6 New development shall incorporate pedestrian pathways within the development that directly link to key destinations, such as parking areas, public rights-of-ways, nearby transit stops or amenity destinations. 2.5 Architectural Patterns and Materials 2.5.2 Maintain the established use of materials where significant heritage value of the precinct is recognized and has been identified. New development should include more than one of the following: • use of horizontal wood siding; • use of wood shingles; • an open front, and central veranda; • use of straight or tapered columns; • shed dormers; and, • use of multi-paned windows. 2.5.3 A symmetrical front elevation for new development is encouraged. 2.5.4 The total area of windows/doors (including front porches) should be similar to the area of wall surface. 9 2.0 Multi-Family Residential (Low and Medium Density) (Con’t) Describe how the proposal complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable 2.6 Utilities, recycling and garbage 2.6.2 Screen all external services (meters, connections), storage, loading and utility areas with landscaping or decorative fencing. 2.6.3 Provide for recycling, green waste and garbage bin storage to be enclosed in a building or shelter, with a design that borrows from the architectural vocabulary of the main building on the site. Shelter rooftop utilities and infrastructure from view. 3.0 Hammond Village Commercial Describe how the proposal complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable 3.1 Siting 3.1.1 The front face of the buildings should abut sidewalk and property line. 3.1.2 Where buildings must be set back from the front of the property line: • Use landscaping to create small outdoor public spaces, such as “pocket parks” and courtyards; • Where possible, provide outdoor patio space in relation to the building use; • At a minimum, incorporate decorative planters, benches and trees. 3.2 Massing 3.2.1 Incorporate large areas of glazing (windows) to create visual interest and enable views into and out of the businesses. A minimum 75% glazing on the ground floor is desired. 3.2.2 Maintain smaller commercial retail units at ground level, not bigger than 300m2 (3,000 sq.ft.). 3.2.3 Incorporate frequent entrances along the street. Where appropriate, recess entryways to provide weather protection and further identify the entrance. 3.2.4 Incorporate functional weather protection, awning, canopies and overhangs into facades with no front setback that correspond to the placement of doors and windows. 3.2.5 Articulate the design of buildings to accentuate building edges, corners and entryways. 10 3.0 Hammond Village Commercial (Con’t) Describe how the proposal complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable 3.3 Parking and Access 3.3.1 Locate parking at the rear or side of buildings. 3.3.2 Where parking to the side is necessary, provide a landscape edge to define the street edge and pedestrian realm. Incorporate seating, and architectural materials and form to reflect the building vernacular. 3.3.3 Where possible, include a dedicated parking space to car share vehicles and an electric vehicle charging station. 3.3.4 Provide covered, secure bike lock-up areas near main entrances. 3.3.5 Provide direct accessible pedestrian sidewalks from parking areas to entrances and from entrances to public streets and sidewalks. 3.4 Landscaping & Public Realm Amenity 3.4.1 Use a vegetation buffer to conceal from view all utility areas, parking areas, and along pedestrian walkways to provide screening, while maintaining visibility for security purposes. 3.4.2 Incorporate landscaping within driveways or parking areas, use planters at entrances, trees, landscape strips, or permeable paving to incorporate additional greenspace. 3.4.3 Where parking is visible from a fronting or flanking street it should be screened with trees, plants or decorative fencing. 3.4.4 Where possible, incorporate and integrate public art within plaza areas, courtyards, infrastructure, sidewalks, etc. 3.4.5 Incorporate public amenities with new development, for example, seating/resting areas, landscape strips, planters and paving patterns. 11 3.0 Hammond Village Commercial (Con’t) Describe how the proposal complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable 3.5 Architectural Patterns and Materials 3.5.1 Incorporate architectural materials and features that reflect the Hammond area or add to the historic qualities and character of the area. This may include: • Incorporating a front parapet; • Use of wood siding ; • Use of masonry (paving, stones, brick patterns, etc.); • Vertical and/or tapered columns; • Ornamental or integrated artwork; • Integrated architectural lighting; and, • Trim details and moldings • Multi-paned windows 3.5.2 Incorporate colour and decorative details within building design. 12 3.0 Hammond Village Commercial (Con’t) Describe how the proposal complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable 3.6 Transition of Use and Vacant Lot Improvement 3.6.1 Keep vacant lots clean, clear and grassed in accordance with the Regulation of Untidy and Unsightly Premises Bylaw. Temporary or seasonal uses are strongly encouraged (e.g. outdoor patio, market, pop up store, sitting area, garden spaces, etc.) with appropriate permits. 3.6.2 Where fencing is required on a vacant lot, use transparent and decorative fences that maintain sight lines between the sidewalk and entrances to adjacent buildings. Steel, aluminum, wood or vinyl are acceptable materials. Chain link fencing is strongly discouraged except at the rear lot line or to separate the lot from industrial uses. Subject to the Zoning Bylaw regulations. 3.7.1 Provide signage that is complimentary to building architecture and materials and that clearly identifies uses and shops. 3.7.2 Signage shall be directed at pedestrians. 3.7.3 Provide visible signage identifying the building address at all entrances. 3.7.4 Limit the total number of signs to a maximum of three (for example, entrance sign, awning sign and sandwich board) to reduce visual clutter and make individual signs easier to read. 3.7.5 Representational and iconic signage (for example, signs that reference Hammond’s History) are encouraged to supplement conventional text- based signs. This will help establish the special character of Hammond’s small commercial core. 3.7.6 A single external sign band may be applied to each façade at the first storey, and should not exceed 1.0m in height along any length. 3.7.7 A minimum clearance of 2.3m should be maintained for signs projecting over the sidewalk or other public space. 3.7.8 The following are preferred and acceptable types of signage in the Hammond Village commercial designation (see image examples on the following page): • Projecting two dimensional or blade signs suspended from canopies and awning (fitting within a 92cmx153cm (36”x60”) horizontal rectangle); • Externally lit signs; • Small vertical banners and signs; and • Temporary sandwich board signs located on the sidewalk, and out of the direct flow of pedestrian traffic. 3.7.9 Any free standing signs should incorporate architectural features and materials used by the main building on the site. 13 3.0 Hammond Village Commercial (Con’t) Describe how the proposal complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable 3.8 Lighting 3.8.1 Illuminate building facades and features by providing architectural lighting on the face of buildings. 3.8.2 Provide pedestrian scaled lighting with high quality design above sidewalks for night time visibility. 3.8.3 Illuminate paths and entry areas sufficiently to ensure pedestrian comfort and safety. 3.8.4 Soft white LED lighting is preferred in public areas. 3.8.5 Minimize light pollution and ensure lighting is sensitive to nearby residential uses. Avoid visible, glaring light sources by using down lights or up lights with cut-off shields. 3.8.6 Gooseneck lights and sconces applied to fascia underneath weather protection elements are the preferred types of storefront lighting. 3.8.7 Incorporate valence lighting into canopies and up-lighting to illuminate pathways. 3.8.8 Use of LED lighting for storefronts and seasonal lighting on street trees is encouraged. 3.8.9 Avoid the use of exterior fluorescent light sources. 3.8.10 Incorporate architectural glare free lighting into the canopy soffit that has either a low- level light source or one not directly visible to pedestrians. 3.9 Utilities, Recycling and Garbage 3.9.1 Screen all storage, loading and utility areas or incorporate landscaping or decorative fencing. 3.9.2 Provide areas for recycling collection, composting and waste disposal that are appropriately sized, screened from view using an enclosure that reflects the materials and architecture of the main building on site, are easily accessible and have capacity for future expansion. 3.9.3 Shelter rooftop utilities and infrastructure from view. 14 4.0 Infill General Employment Describe how the proposal complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 4.1 Signage 4.1.2 Provide signage that is complimentary to building architecture and materials and that clearly identifies uses and shops. 4.1.3 Signage shall be directed at pedestrians. 4.1.4 Provide visible signage identifying the building address at all entrances. 4.1.5 Limit the total number of signs to a maximum of three (for example, entrance sign, awning sign and sandwich board) to reduce visual clutter and make individual signs easier to read. 4.1.6 Representational and iconic signage (for example, signs that reference Hammond’s History) are encouraged to supplement conventional text-based signs. This will help establish the special character of Hammond’s small commercial core. 4.1.7 A single external sign band may be applied to each façade at the first storey, and should not exceed 1.0m in height along any length. 4.1.8 A minimum clearance of 2.3m should be maintained for signs projecting over the sidewalk or other public space. 4.1.9 The following are preferred and acceptable types of signage in the Hammond Village commercial designation (see image examples on the following page): • Projecting two dimensional or blade signs suspended from canopies and awning (fitting within a 92cmx153cm (36”x60”) horizontal rectangle); • Externally lit signs; • Small vertical banners and signs; and • Temporary sandwich board signs located on the sidewalk, and out of the direct flow of pedestrian traffic. 4.1.10 Any free standing signs should incorporate architectural features and materials used by the main building on the site. 15 4.0 Infill General Employment (Con’t) Describe how the proposal complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 4.2 Lighting 4.2.2 Illuminate building facades and features by providing architectural lighting on the face of buildings. 4.2.3 Provide pedestrian scaled lighting with high quality design above sidewalks for night time visibility. 4.2.4 Illuminate paths and entry areas sufficiently to ensure pedestrian comfort and safety. 4.2.5 Soft white LED lighting is preferred in public areas. 4.2.6 Minimize light pollution and ensure lighting is sensitive to nearby residential uses. Avoid visible, glaring light sources by using down lights or up lights with cut-off shields. 4.2.7 Gooseneck lights and sconces applied to fascia underneath weather protection elements are the preferred types of storefront lighting. 4.2.8 Incorporate valence lighting into canopies and up-lighting to illuminate pathways. 4.2.9 Use of LED lighting for storefronts and seasonal lighting on street trees is encouraged. 4.2.10 Avoid the use of exterior fluorescent light sources. 4.2.11 Incorporate architectural glare free lighting into the canopy soffit that has either a low- level light source or one not directly visible to pedestrians. 4.3 Utilities, Recycling and Garbage 4.3.2 Screen all storage, loading and utility areas or incorporate landscaping or decorative fencing. 4.3.3 Provide areas for recycling collection, composting and waste disposal that are appropriately sized, screened from view using an enclosure that reflects the materials and architecture of the main building on site, are easily accessible and have capacity for future expansion. 4.3.4 Shelter rooftop utilities and infrastructure from view. 16 4.0 Infill General Employment (Con’t) Describe how the proposal complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 4.4 Siting 4.4.2 All new development should address the street with a clear and visible entrance. 4.4.3 Where possible, new development should have a reduced or zero front yard set-back. 4.4.4 Ensure direct pedestrian connections to the nearest public right of way and to adjacent lots. 4.4.5 Pedestrian access to the site should be well marked and accessible. Connect front doors and public streets with paved sidewalks. 4.5 Massing 4.5.2 Avoid blank walls. Where walls without windows are necessary, decorative architectural details and materials, landscape screening, or artwork is encouraged. 4.5.3 Large developments should be articulated, include varying height and rooflines or use decorative materials to break up the mass and scale of the building. 4.5.4 Incorporate outdoor patios, plazas or amenity areas with comfortable seating and gathering areas. 4.6 Parking, Access, Loading and Utility Areas 4.6.2 Locate parking areas at the side and rear of buildings. 4.6.3 Where parking is visible from a fronting or flanking street, the layout should be enhanced with trees, plants and/or decorative fencing. 4.6.4 Screen all storage, loading and utility areas or incorporate landscaping or decorative fencing. 4.6.5 Provide areas for recycling collection, composting and waste disposal that are appropriately sized, screened from view using an enclosure that reflects the materials and architecture of the main building on site, are easily accessible and have capacity for future expansion. 4.6.6 Where possible, include a dedicated parking space to car share vehicles and an electric vehicle charging station. 4.6.7 Provide pedestrian amenities and bicycle parking on site in a convenient and covered location. 17 4.0 Infill General Employment (Con’t) Describe how the proposal complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 4.7 Landscaping 4.7.2 Maintain mature tree stands and vegetation on site and replace trees that were removed during site development with trees suited to the climate and soil conditions (Maple Ridge Tree Protection and Management Bylaw). 4.7.3 New development shall ensure direct and accessible pedestrian connections to public rights-of-way and/or local trail networks and cycling pathways within new or existing green corridors to encourage alternative modes of transportation. 4.7.4 All new development should include high quality landscaping at entrances, along pedestrian pathways. 4.7.5 Apply climate change resilient, ‘xeriscape’ or low water use landscaping techniques to minimize and/or eventually eliminate the need for irrigation. 4.7.6 Plant shade trees and vegetation in paved open spaces, in particular to break up larger parking areas, line internal roads, sidewalks and driveway access. 4.7.7 Fencing of the lot perimeter is not permitted except where safety or storage of materials are of concern. In this case, landscape screening with fencing and only in this designated area within the lot is encouraged to provide a more attractive visual appearance. 4.8 Architectural Patterns and Materials 4.8.2 New development should incorporate architectural materials and features that reflect Hammond’s history and/or where a more contemporary style is desired, add to the unique character of the area and exhibit a design response to the location and context. Some examples of contextual components to draw on include: • the railway; • the Fraser River; or • the cedar mill/forest industry. 4.8.3 In order to blend into the adjacent residential area, new development shall minimize the number of entrances. A common entrance should be used where there are multiple units in one building. Entrances shall be clearly marked and addressed. 18 4.0 Infill General Employment (Con’t) Describe how the proposal complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 4.9 Signage 4.9.2 All freestanding signs should be located in a landscaped area and/or incorporated in the design of the building. They should be no higher than the first storey of the primary building on the site they identify. A freestanding sign should incorporate architectural features and materials used by the main building on the site. 4.9.3 All other signage providing directional information or identifying the purpose of buildings should be no more than 1 m (3 ft.) wide near or over doors and windows intended for public access. 4.10 Lighting 4.10.2 All walkways, driveways, entrances and pedestrian pathways should be adequately lit with energy efficient lighting. 4.10.3 Minimize light pollution and ensure lighting is sensitive to nearby residential uses. Avoid visible, glaring light sources by using down lights or up lights with cut-off shields. 4.11 Transition of Use and Vacant Lot Improvement 4.11.1 Keep vacant lots clean, clear and grassed. Where fencing is required on a vacant lot, use transparent and decorative fences that maintain sight lines between the sidewalk and main building entrance. Steel, aluminum, wood or vinyl are acceptable materials. Chain link fencing is strongly discouraged except at the rear lot line or to separate. Project Information To be completed by the professional on record for this project: File Number ________________________ Date prepared: _______________________ Consultant ________________________ ___________________________ Print Name Signature 58'4 7/8" 58'4 7/8" 59'4 5/8" 59'4 5/8" 59'4 5/8" 59'4 5/8" 59'4 5/8" 60'4 1/2" 60'4 1/2" 61'4 1/4" 61'4 1/4" 61'4 1/4" 61'4 1/4" 62'4 1/8" 62'4 1/8" 62'4 1/8"62'4 1/8" 62'4 1/8" 62'4 1/8" 62'4 1/8"62'4 1/8" 62'4 1/8" 62'4 1/8" 58'7.748" 61'8.799"60'2.786" 61'8.65" 57'11.719" 62'1.735"62'1.748" 61'10.632" Patio 15'10" x 10'2" C4 C3 C2 C1 C6 OS1 138 307305310308311 300 302 C7 C8 C9 C10 C11 C5 BIKE PARKING FURN FURN HWT Garage 18'1" x 18'10" Entry 5'3" x 6'5" Office14'8" x 12'4"Flex Room10'11" x 11'10" Garage18'10" x 19'1" Entry5'0" x 6'5" Office / Flex14'5" x 12'1" Pwdr7'0" x 5'2" HWT Crawlspace access under landing PWDR6'5" x 2'6" Crawlspace access under landing REFUSE18'1" x 2'4" REFUSE2'4" x 15'11" 0.30m 2.50m 2.50m 1.17m 5.50m 5.50m 1.15m 2.50m 2.50m 0.30m DN UP UP DN 6.47m 6.45m BIKE PARKING BIKE PARKING FURN FURN HWT Garage18'1" x 18'10" Entry5'3" x 6'5" Office14'8" x 12'4"Flex Room10'11" x 11'10" Garage18'10" x 19'1" Entry5'0" x 6'5" Office / Flex14'5" x 12'1" Pwdr7'0" x 5'2" HWT Crawlspace access under landing PWDR6'5" x 2'6" Crawlspace access under landing REFUSE18'1" x 2'4" REFUSE2'4" x 15'11" 0.30m 2.50m 2.50m 1.17m 5.50m 5.50m 1.15m 2.50m 2.50m 0.30m DN UP UP DN 6.47m 6.45m BIKE PARKING UP UP EXISTING LANE 114 AVE 207 ST SUBJECT SITE 11410 207 ST BFE: 17.98 m MFE: 20.69 m PROPOSED ZONE: RT-2 EXISTING AREA: 924 m2 PROPOSED AREA: 908 m2 [850 m2] Road Dedication 16.3m2 6.0m View Corridor 7.5m View Corridor Dashed Line of Setback Visitor / Delivery 9.18% 10% UP 1 2 UP DN 3 2 25.60m 12.19m 4 UP UP UP UP UP 3.00m 36.91m 23.24m 39.94m 23.28m 4.50m 2.25m 6.00m 3 3 2 1 1 1 Patio 20'4" x 13'0" Existing Municipal Sidewalk 2 Plan 80557 2 Plan 70943 6.80m 7.50m 0.70m 3.05m 18.29m 18.72m 18.92m 18.96m 19.08m 19m18.82m 18.91m 18.9m 18.84m 18.85m 18.89m 18.9m 18.73m 18.72m 18.7m 18.68m 18.65m 18.64m 18.65m 18.66m 18.67m 18.8m 18.75m 18.71m 18.8m 18.89m 18.9m 19.04m 19m18.9m 19.11m 19.05m 18.89m 18.89m 18.83m 18.85m 18.82m 18.79m 18.86m 18.92m 18.77m 18.77m 18.75m 18.75m 18.76m 18.85m 18.83m 19.05m 18.87m 18.83m 18.85m18.85m 18.85m 18.91m 18.92m 18.75m 18.92m 18.92m 18.94m 18.88m 18.87m 18.87m 18.84m 19.01m 18.85m 18.83m 18.88m 18.9m 18.86m 18.83m 18.8m 18.82m 18.77m 18.83m 18.93m 18.84m 18.91m 18.87m 18.87m 18.77m 18.75m 18.86m 18.85m 20.99m 3.75m Proposed Municipal Sidewalk Legend 1. 2. 3. 4. Unit Sign Raised Patio Sunken Patio Privacy Screen 2 7.61m 4.53m 6.00m Road Dedication 4.5m2 Dashed line of roof over 2.54m3.58m 3.64m 2.54m 1.80m 3.68m 2.50m 5.03m 2.50m 0.81m 4.50m 2.27m 5.50m 4.50m 1.94m 3.39m 6.48m 1.72m P / 1 8 .9 4 mE / 1 8 .9 4 m P / 1 8 .9 5 mE / 1 8 .9 5 m P / 1 8 .8 7 mE / 1 8 .8 7 m P / 1 9 .1 3 mE / 1 9 .1 3 m P / 1 8 .9 4 mE / 1 8 .9 4 m P / 1 8 .9 4 mE / 1 8 .8 6 m P / 1 9 .3 2 mE / 1 8 .9 m P / 1 7 .9 8 mE / 1 8 .9 6 m P / 1 9 .3 2 mE / 1 8 .9 8 m P / 1 8 .9 4 mE / 1 8 .8 2 m P / 1 8 .9 4 mE / 1 8 .8 1 m P / 1 8 .9 4 mE / 1 9 .0 2 m P / 1 7 .7 7 mE / 1 9 m P / 1 8 .9 4 mE / 1 9 .0 3 m P / 1 7 .7 7 mE / 1 9 m P / 1 7 .7 7 mE / 1 8 .9 1 m P / 1 8 .9 4 mE / 1 8 .8 8 m P / 1 8 .9 5 mE / 1 9 .0 3 m P / 1 8 .9 4 mE / 1 9 .1 1 m P / 19.96m P / 19.96m P / 1 8 . 7 4 m E / 1 8 . 9 m P / 1 8 .7 4 m E / 1 8 .9 8 m P / 1 8 .7 4 m E / 1 8 .9 6 m P / 1 8 . 7 4 m E / 1 8 . 8 6 m UNIT 1 UNIT 2 UNIT 3 UNIT 4 P / 1 8 .9 4 mE / 1 9 .0 3 m Localized depression Localized depression Localized depression FRONT YARD Exterior Side Yard Rear Yard Interior Side Yard 4'-0" OH Site Plan Scale: 1:100 Zoning Reconciliation Civic Address:11410 207 Street Maple Ridge, BC Legal Address:Lot 1, DL 277, New West District, Plan NWP80557 Zoning:RT-2 Building:Fourplex Residential Existing / Required Proposed / Provided Comments Lot Area 850.0 m2 9,149.4 SF 908.0 m2 9,773.7 SF Lot Width:22.0 m 72.2 FT 23.24 m 76.25 FT Lot Depth:30.0 m 98.4 FT 36.93 m 121.16 FT Lot Coverage 408.6 m2 45%320.7 m2 35.3% Private Outdoor Area 45.0 m2 484.4 SF Dwelling Unit 1:56.20 m 604.97 FT Dwelling Unit 2:46.95 m 505.39 FT Dwelling Unit 3:46.96 m 505.49 FT Dwelling Unit 4:50.25 m 540.84 FT Landscape & Permeable 363.2 m2 40%360.8 m2 39.7% Parking 8 Stalls 9 Stalls 2.0 Per Dwelling Unit:4 Units = 8 Stalls 8 Stalls Visitor / Delivery:1 Stall Density 681.0 m2 0.75 672.5 m2 0.74 Building Height 8.0 m 7.96 m Setbacks See Site Plan Front Setback:6.00 m 19.69 FT 6.00 m 19.69 FT Rear Setback:7.50 m 24.61 FT 7.61 m 24.97 FT Exterior Setback:4.50 m 14.76 FT 4.53 m 14.86 FT Interior Setback:2.25 m 7.38 FT 2.25 m 7.38 FT *2.25m, except up to 40% of the total horizontal length of the wall shall be not less than 1.5m PRELIMINARY ONLY NOT FOR CONSTRUCTION NOT ISSUED FOR FOR CONSTRUCTION OR BUILDING PERMIT DIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGE TO SCALE WHEN PRINTED ON ARCH D (36" x 24") www.thomasdrafting.ca (604) 768-5504 34903 - Dew dney Trunk Road M ission BC V2V 6S2 Legal: Project Name: Civic: 4 PLEX 11410 207 ST Maple Ridge, BC LT 1; DL 277; NWD; PL NWP80557 Cover Sheet & Site Plan PRELIMINARY ONLY NOT FOR CONSTRUCTION Sheet No: Project No: Drawn By: Date: Scale: 2022-06-27 JM / TL 2159 As Noted A1.0 PID:013-097-971 IssueDate The owner is responsible to comply with the current addition of the BCBC, all city bylaws and regulations. Dimensions will take precedence over scaling. Plot Date:Oct 21, 20212159 V1.5 Architectural 2022-06-27.vwx Issued for Design Permit2021-10-05 Revised for Design Permit2022-06-27 List of Drawings A1.0 Cover Sheet & Site Plan As Noted A1.1 Graphic Survey NTS A1.2 Floor Area Diagrams 3/32" = 1'-0" A1.3 Context Streetscape 1" = 10'-0" A1.4 Solar Study NTS A2.0 Basement & MainFloor Plans 3/16" = 1'-0" A2.1 Upper Floor & Roof Plans 3/16" = 1'-0" A3.0 Sections 3/16" = 1'-0" A3.1 Sections 3/16" = 1'-0" A4.0 Elevations 3/16" = 1'-0" A5.0 Renderings NTS 11 Sheets in Set Gross Floor Area Unit 1 Garage:417.7SF 38.8 m2 Basement:338.2SF 31.4 m2 Main Floor:707.9SF 65.8 m2 Upper Floor:811.4SF 75.4 m2 Total:1,857.6SF 172.6 m2 Unit 2 Garage:439.3SF 40.8 m2 Basement:530.4SF 49.3 m2 Main Floor:672.6SF 62.5 m2 Upper Floor:722.5SF 67.1 m2 Total:1,925.4SF 178.9 m2 Unit 3 Garage:417.7SF 38.8 m2 Basement:338.2SF 31.4 m2 Main Floor:707.9SF 65.8 m2 Upper Floor:811.4SF 75.4 m2 Total:1,857.6SF 172.6 m2 Unit 4 Garage:439.3SF 40.8 m2 Basement:530.4SF 49.3 m2 Main Floor:672.6SF 62.5 m2 Upper Floor:722.5SF 67.1 m2 Total:1,925.4SF 178.9 m2 Tree Schedule See Arborist Report Prepared by Klimo & Associates Tag Name Action DBH (cm)Spread (m) 138 Common Cherry Remove 16 7 300 Douglas Fir Retain 100 26 302 Douglas Fir Retain 96 30 305 Douglas Fir Remove 90 26 307 Sitka Spruce Remove 20 13 308 Western Redcedar Retain 40 20 310 Western Redcedar Retain 100 23 311 Douglas Fir Retain 40 20 C1 Lombardy Poplar Remove 50 16 C2 Lombardy Poplar Remove 40 16 C3 Lombardy Poplar Remove 30 16 C4 Lombardy Poplar Remove 20 16 C5 Lombardy Poplar Remove 8 16 C6 Emerald Cedar Remove 16 10 C7 Emerald Cedar Remove 14 10 C8 Emerald Cedar Remove 13 10 C9 Emerald Cedar Remove 10 10 C10 Emerald Cedar Remove 10 7 C11 Emerald Cedar Remove 9 7 OS1 Western Redcedar Retain 100 30 Average Finished Grade Unit PT A PT B PT C PT D Average Grade 1 18.94 m 18.94 m 18.94 m 19.32 m 19.04 m 2 19.32 m 18.94 m 18.94 m 19.32 m 19.13 m 3 19.32 m 18.94 m 18.94 m 19.32 m 19.13 m 4 19.32 m 18.94 m 18.94 m 18.94 m 19.04 m PRELIMINARY ONLY NOT FOR CONSTRUCTION NOT ISSUED FOR FOR CONSTRUCTION OR BUILDING PERMIT DIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGE TO SCALE WHEN PRINTED ON ARCH D (36" x 24") www.thomasdrafting.ca (604) 768-5504 34903 - Dew dney Trunk Road M ission BC V2V 6S2 Legal: Project Name: Civic: 4 PLEX 11410 207 ST Maple Ridge, BC LT 1; DL 277; NWD; PL NWP80557 Graphic Survey PRELIMINARY ONLY NOT FOR CONSTRUCTION Sheet No: Project No: Drawn By: Date: Scale: 2022-06-27 JM / TL 2159 NTS A1.1 PID:013-097-971 IssueDate The owner is responsible to comply with the current addition of the BCBC, all city bylaws and regulations. Dimensions will take precedence over scaling. Plot Date:Oct 21, 20212159 V1.5 Architectural 2022-06-27.vwx Issued for Design Permit2021-10-05 Revised for Design Permit2022-06-27 Pavers Pavers Planting Lawn Planting Lawn Planting BIKE PARKING BIKE PARKING BIKE PARKING BIKE PARKING UP Landscape & Permeable Surface Plan Scale: 1:150 6.79 m2 Unit 1 Unit 2 Unit 3 Unit 4 8.75 m2 27.48 m2 13.62 m2 29.03 m2 11.86 m2 8.76 m2 17.28 m2 12.02 m2 29.03 m2 9.10 m2 8.32 m2 9.17 m2 9.17 m2 Private Outdoor Area Plan Scale: 1:150 UNIT 1 756.0 sq ft UNIT 2 969.9 sq ft UNIT 3 969.9 sq ft UNIT 4 756.0 sq ft BIKE PARKING BIKE PARKING BIKE PARKING BIKE PARKING UP Lot Coverage Plan Scale: 1:150 PRELIMINARY ONLY NOT FOR CONSTRUCTION NOT ISSUED FOR FOR CONSTRUCTION OR BUILDING PERMIT DIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGE TO SCALE WHEN PRINTED ON ARCH D (36" x 24") www.thomasdrafting.ca (604) 768-5504 34903 - Dew dney Trunk Road M ission BC V2V 6S2 Legal: Project Name: Civic: 4 PLEX 11410 207 ST Maple Ridge, BC LT 1; DL 277; NWD; PL NWP80557 Floor Area Diagrams PRELIMINARY ONLY NOT FOR CONSTRUCTION Sheet No: Project No: Drawn By: Date: Scale: 2022-06-27 JM / TL 2159 3/32" = 1'-0" A1.2 PID:013-097-971 IssueDate The owner is responsible to comply with the current addition of the BCBC, all city bylaws and regulations. Dimensions will take precedence over scaling. Plot Date:Oct 21, 20212159 V1.5 Architectural 2022-06-27.vwx Issued for Design Permit2021-10-05 Revised for Design Permit2022-06-27 BIKE PARKING BIKE PARKING BIKE PARKING BIKE PARKING UP UNIT 2 447.2 sq ft UNIT 3 447.2 sq ft UNIT 4 257.6 sq ft UNIT 1 258.4 sq ft MECH / STORAGE 79.9 sq ft MECH / STORAGE 83.2 sq ft MECH / STORAGE83.2 sq ft MECH / STORAGE 79.9 sq ft Basement FSR Area Plan Scale: 1:150 DN UNIT 1 707.9 sq ft UNIT 2 672.6 sq ft UNIT 3 672.6 sq ft UNIT 4 707.9 sq ft Main Floor FSR Area Plan Scale: 1:150 UNIT 1 811.4 sq ft UNIT 2 722.5 sq ft UNIT 3 722.5 sq ft UNIT 4 811.4 sq ft Upper Floor FSR Area Plan Scale: 1:150 Floor Space Ratio Total Lot Area 9795.2 SF 910.0 m2 Dwelling Unit 1 1777.7 SF 165.2 m2 0.18 1st Floor 258.4 SF 24.0 m2 0.03 2nd Floor 707.9 SF 65.8 m2 0.07 3nd Floor 811.4 SF 75.4 m2 0.08 Dwelling Unit 2 1842.2 SF 171.1 m2 0.19 1st Floor 447.2 SF 41.5 m2 0.05 2nd Floor 672.6 SF 62.5 m2 0.07 3nd Floor 722.5 SF 67.1 m2 0.07 Dwelling Unit 3 1842.2 SF 171.1 m2 0.19 1st Floor 447.2 SF 41.5 m2 0.05 2nd Floor 672.6 SF 62.5 m2 0.07 3nd Floor 722.5 SF 67.1 m2 0.07 Dwelling Unit 4 1776.9 SF 165.1 m2 0.18 1st Floor 257.6 SF 23.9 m2 0.03 2nd Floor 707.9 SF 65.8 m2 0.07 3nd Floor 811.4 SF 75.4 m2 0.08 Total Floor Space Ratio 7239.1 SF 672.5 m2 0.74 Difference -107.3 SF -10.0 m2 -0.01 Exemptions 1. Cladding and exterior solid wall systems up to a max. thickness of 0.165m 2. Common areas including amenity areas, recreational, storage, pools, stairwells, corridors, open sundecks, terraces, balconies, and bike storage lockers. 3. Any portion of a story used for mechanical or electrical service rooms. 4. Non-habitable portions of the building below average finished grade solely used for parking, storage, mechanical or electrical. 5. Vertical floor to ceiling distance exceeds 4.27m, the resulting Gross Floor Area of that space shall be calculated twice. Lot Coverage Total Lot Area 9773.7 SF 908.0 m2 100.0%Allowed Fourplex Residential Dwelling Unit 1 756.0 SF 70.2 m2 7.7% Dwelling Unit 2 969.9 SF 90.1 m2 9.9% Dwelling Unit 3 969.9 SF 90.1 m2 9.9% Dwelling Unit 4 756.0 SF 70.2 m2 7.7% Total Coverage 3452.0 SF 320.7 m2 35.3%45.0% *Includes, but is not limited to, breezeway, carport, covered deck, shed, and portable storage shelter, but excludes eaves, roof overhang, pool, uncovered deck, porch, patio and unenclosed balcony. Private Outdoor Area Required:484.4 SF 45.0 m2 Fourplex Residential Dwelling Unit 1 605.0 SF 56.2 m2 Dwelling Unit 2 505.4 SF 47.0 m2 Dwelling Unit 3 505.5 SF 47.0 m2 Dwelling Unit 4 540.8 SF 50.2 m2 *PRIVATE OUTDOOR AREA means a Use providing an outdoor area adjacent to and accessible from a Habitable Room within a Dwelling Unit. Includes, but is not limited to a deck, porch, balcony or patio. Excludes areas used for Off-Street Parking, Off-Street Loading, and service driveways; areas with slopes greater than 5%; and any areas subject to a Section 219 Restrictive Covenant, unless otherwise permitted in this Bylaw. Private Outdoor Area(s) may form part of the Common Open Area requirements. Landscape & Permeable Surfaces Required:3909.5 SF 363.2 m2 40.0% 908.0 m2 Permeable Surfaces Pavers:1125.9 SF 104.6 m2 11.5% Lawn:989.2 SF 91.9 m2 10.1% Planting:1768.3 SF 164.3 m2 18.1% Total Coverage 3883.3 SF 360.8 m2 39.7% *Not less than 40% of the Lot Area of any Residential Zoned Lot, excluding an Apartment Residential Use, shall be maintained as a Landscaped area with a permeable surface. PRELIMINARY ONLY NOT FOR CONSTRUCTION NOT ISSUED FOR FOR CONSTRUCTION OR BUILDING PERMIT DIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGE TO SCALE WHEN PRINTED ON ARCH D (36" x 24") www.thomasdrafting.ca (604) 768-5504 34903 - Dew dney Trunk Road M ission BC V2V 6S2 Legal: Project Name: Civic: 4 PLEX 11410 207 ST Maple Ridge, BC LT 1; DL 277; NWD; PL NWP80557 Context Streetscape PRELIMINARY ONLY NOT FOR CONSTRUCTION Sheet No: Project No: Drawn By: Date: Scale: 2022-06-27 JM / TL 2159 1" = 10'-0" A1.3 PID:013-097-971 IssueDate The owner is responsible to comply with the current addition of the BCBC, all city bylaws and regulations. Dimensions will take precedence over scaling. Plot Date:Oct 21, 20212159 V1.5 Architectural 2022-06-27.vwx Issued for Design Permit2021-10-05 Revised for Design Permit2022-06-27 PLPLPL PL PL A B C D Streetscape 114 Ave. Scale: 1" = 10'-0" 20721 114 Ave.20733 114 Ave.Unit 4 207 Street 5'-0"29'-1"19'-712" 11407 207 Street 20747 114 Ave. PL PLPLPLPLPL 1 2 3 4 5 22'-0"20'-0"20'-0"22'-0" Existing Lane 114 Avenue 11428 207 Street Unit 1 Unit 2 Unit 3 Unit 4 Streetscape 207 Street Scale: 1" = 10'-0" 20704 Golf Lane Golf Lane 11384 207 Street PLPLPL PL PL 19'-712"29'-1"5'-0" 20721 114 Ave. 207 Street ABCD Streetscape Lane Scale: 1" = 10'-0" Unit 120733 114 Ave. 20747 114 Ave. 11431 207 Street EXISTING LANE 114 AVE 207 ST UNIT 1 UNIT 2 UNIT 3 UNIT 4 N 9:00 AM Maple RidgeMarch 21 9:00 AM PRELIMINARY ONLY NOT FOR CONSTRUCTION NOT ISSUED FOR FOR CONSTRUCTION OR BUILDING PERMIT DIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGE TO SCALE WHEN PRINTED ON ARCH D (36" x 24") www.thomasdrafting.ca (604) 768-5504 34903 - Dew dney Trunk Road M ission BC V2V 6S2 Legal: Project Name: Civic: 4 PLEX 11410 207 ST Maple Ridge, BC LT 1; DL 277; NWD; PL NWP80557 Solar Study PRELIMINARY ONLY NOT FOR CONSTRUCTION Sheet No: Project No: Drawn By: Date: Scale: 2022-06-27 JM / TL 2159 NTS A1.4 PID:013-097-971 IssueDate The owner is responsible to comply with the current addition of the BCBC, all city bylaws and regulations. Dimensions will take precedence over scaling. Plot Date:Oct 21, 20212159 V1.5 Architectural 2022-06-27.vwx Issued for Design Permit2021-10-05 Revised for Design Permit2022-06-27 MARCH EQUINOX EXISTING LANE 114 AVE 207 ST UNIT 1 UNIT 2 UNIT 3 UNIT 4 N 12:00 PM Maple RidgeMarch 21 12:00 PM EXISTING LANE 114 AVE 207 ST UNIT 1 UNIT 2 UNIT 3 UNIT 4 N 3:00 PM Maple RidgeMarch 21 3:00 PM N 9:00 AM Maple Ridge December 21 EXISTING LANE 114 AVE 207 ST UNIT 1 UNIT 2 UNIT 3 UNIT 4 9:00 AM DECEMBER SOLSTICE N 12:00 PM Maple Ridge December 21 EXISTING LANE 114 AVE 207 ST UNIT 1 UNIT 2 UNIT 3 UNIT 4 12:00 PM N 3:00 PM Maple Ridge December 21 EXISTING LANE 114 AVE 207 ST UNIT 1 UNIT 2 UNIT 3 UNIT 4 3:00 PM EXISTING LANE 114 AVE 207 ST UNIT 1 UNIT 2 UNIT 3 UNIT 4 N 9:00 AM Maple RidgeJune 21 9:00 AM JUNE SOLSTICE EXISTING LANE 114 AVE 207 ST UNIT 1 UNIT 2 UNIT 3 UNIT 4 N 12:00 PM Maple RidgeJune 21 12:00 PM EXISTING LANE 114 AVE 207 ST UNIT 1 UNIT 2 UNIT 3 UNIT 4 N 3:00 PM Maple RidgeJune 21 3:00 PM EXISTING LANE 114 AVE 207 ST UNIT 1 UNIT 2 UNIT 3 UNIT 4 N 9:00 AM Maple RidgeSeptember 21 9:00 AM SEPTEMBER EQUINOX EXISTING LANE 114 AVE 207 ST UNIT 1 UNIT 2 UNIT 3 UNIT 4 N 12:00 PM Maple RidgeSeptember 21 12:00 PM EXISTING LANE 114 AVE 207 ST UNIT 1 UNIT 2 UNIT 3 UNIT 4 N 3:00 PM Maple RidgeSeptember 21 3:00 PM Notes PRELIMINARY ONLY NOT FOR CONSTRUCTION NOT ISSUED FOR FOR CONSTRUCTION OR BUILDING PERMIT DIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGE TO SCALE WHEN PRINTED ON ARCH D (36" x 24") www.thomasdrafting.ca (604) 768-5504 34903 - Dew dney Trunk Road M ission BC V2V 6S2 Legal: Project Name: Civic: 4 PLEX 11410 207 ST Maple Ridge, BC LT 1; DL 277; NWD; PL NWP80557 Basement & Main Floor Plans PRELIMINARY ONLY NOT FOR CONSTRUCTION Sheet No: Project No: Drawn By: Date: Scale: 2022-06-27 JM / TL 2159 3/16" = 1'-0" A2.0 PID:013-097-971 IssueDate The owner is responsible to comply with the current addition of the BCBC, all city bylaws and regulations. Dimensions will take precedence over scaling. Plot Date:Oct 21, 20212159 V1.5 Architectural 2022-06-27.vwx Issued for Design Permit2021-10-05 Revised for Design Permit2022-06-27 Patio 15'10" x 10'2" BIKE PARKING FURN FURN HWT Garage 18'1" x 18'10" Entry 5'3" x 6'5" Office 14'8" x 12'4" Flex Room 10'11" x 11'10" Garage 18'10" x 19'1" Entry 5'0" x 6'5" Office / Flex 14'5" x 12'1" Pwdr 7'0" x 5'2" HWT Crawlspace access under landing PWDR 6'5" x 2'6" Crawlspace access under landing REFUSE 18'1" x 2'4" REFUSE 2'4" x 15'11" 0.30m 2.50m 2.50m 1.17m 5.50m 5.50m 1.15m 2.50m 2.50m 0.30m DN UP UP DN 6.47m 6.45m BIKE PARKING BIKE PARKING FURN FURN HWT Garage 18'1" x 18'10" Entry5'3" x 6'5" Office 14'8" x 12'4" Flex Room 10'11" x 11'10" Garage 18'10" x 19'1" Entry 5'0" x 6'5" Office / Flex 14'5" x 12'1" Pwdr 7'0" x 5'2" HWT Crawlspace access under landing PWDR6'5" x 2'6" Crawlspace access under landing REFUSE18'1" x 2'4" REFUSE 2'4" x 15'11" 0.30m 2.50m 2.50m 1.17m 5.50m 5.50m 1.15m 2.50m 2.50m 0.30m DN UP UP DN 6.47m 6.45m BIKE PARKING UP UP Unit 1 Unit 2 Unit 4 Unit 3 53'-812" 5'-0"29'-1"19'-712" 84'-0" 22'-0" 20'-0" 20'-0" 22'-0" Basement Floor Plan Scale: 1:65 A B C D 1 2 3 4 5 2A3.1 2A3.1 B A3.0 B A3.0 A A3.0 A A3.0 1A3.1 1A3.1 Deck 5'0" x 25'6" Dining 12'0" x 8'6" Kitchen13'6" x 8'6" Living13'0" x 14'6" UP DN Deck 15'8" x 20'0" Dining 12'1" x 8'6" Living 16'8" x 12'4" DN UP Shelf(Closet below) Shelf (Closet below) Pwdr 5'0" x 5'0" Pantry Pwdr5'0" x 5'0" Kitchen 13'6" x 8'6" Pantry Planter Box Planter Box Deck 5'0" x 25'6" Dining 12'0" x 8'6" Kitchen 13'6" x 8'6" Living 13'0" x 14'6" UP DN Deck 15'8" x 20'0" Dining 12'1" x 8'6" Living 16'8" x 12'4" DN UP Shelf (Closet below) Shelf(Closet below) Pwdr 5'0" x 5'0" Pantry Pwdr5'0" x 5'0" Kitchen 13'6" x 8'6" Pantry Planter Box Planter Box DN DN 8:12 8:12 8:12 8:12 53'-812" 5'-0"29'-1"19'-712" 84'-0" 22'-0" 20'-0" 20'-0" 22'-0" Main Floor Plan Scale: 1:65 A B C D 1 2 3 4 5 2A3.1 2A3.1 B A3.0 B A3.0 1A3.1 1A3.1 A B C D 1 2 3 4 5 PRELIMINARY ONLY NOT FOR CONSTRUCTION NOT ISSUED FOR FOR CONSTRUCTION OR BUILDING PERMIT DIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGE TO SCALE WHEN PRINTED ON ARCH D (36" x 24") www.thomasdrafting.ca (604) 768-5504 34903 - Dew dney Trunk Road M ission BC V2V 6S2 Legal: Project Name: Civic: 4 PLEX 11410 207 ST Maple Ridge, BC LT 1; DL 277; NWD; PL NWP80557 Upper Floor & Roof Plans PRELIMINARY ONLY NOT FOR CONSTRUCTION Sheet No: Project No: Drawn By: Date: Scale: 2022-06-27 JM / TL 2159 3/16" = 1'-0" A2.1 PID:013-097-971 IssueDate The owner is responsible to comply with the current addition of the BCBC, all city bylaws and regulations. Dimensions will take precedence over scaling. Plot Date:Oct 21, 20212159 V1.5 Architectural 2022-06-27.vwx Issued for Design Permit2021-10-05 Revised for Design Permit2022-06-27 DW Bedroom 1 10'8" x 12'1"Master Bedroom 11'11" x 10'10" Ensuite 5'0" x 10'0" Bath 7'6" x 5'0" DN Master Bedroom 13'11" x 12'4"Bedroom 2 11'6" x 9'4" Bedroom 1 10'1" x 9'4" Bath 7'5" x 5'0" Ensuite7'6" x 5'0" DW WIC 6'6" x 6'5" WIC 7'6" x 4'11" Bedroom 2 10'8" x 11'5" DN DW Bedroom 1 10'8" x 12'1"Master Bedroom 11'11" x 10'10" Ensuite 5'0" x 10'0" Bath7'6" x 5'0" DN Master Bedroom 13'11" x 12'4"Bedroom 2 11'6" x 9'4" Bedroom 110'1" x 9'4" Bath 7'5" x 5'0" Ensuite7'6" x 5'0" DW WIC 6'6" x 6'5" WIC7'6" x 4'11" Bedroom 210'8" x 11'5" DN Open to Below 6:12 6:12 6:12 6:12 6:12 6:12 6:12 6:12 53'-812" 5'-0"29'-1"19'-712" 84'-0" 22'-0" 20'-0" 20'-0" 22'-0" Upper Floor Plan Scale: 1:65 A B C D 1 2 3 4 5 2A3.1 2A3.1 B A3.0 B A3.0 1A3.1 1A3.1 8:12 8:12 4:12 5:12 12:12 12:12 4:12 6:12 6:12 8:12 8:12 8:12 8:12 8:12 4:12 5:12 12:12 12:12 4:12 6:12 6:12 8:12 8:12 8:12 14:12 14:12 14:1214:1214:1214:1214:1214:12 14:1214:12 14:1214:1214:1214:1214:1214:12 14:1214:12 1'-0" 1'-0" 1'-6" 2'-0" 1'-0" 4'-0" 1'-0" 2'-0" 53'-812" 5'-0"29'-1"19'-712" 84'-0" 22'-0" 20'-0" 20'-0" 22'-0" Roof Plan Scale: 1:65 A B C D 1 2 3 4 5 2A3.1 2A3.1 B A3.0 B A3.0 1A3.1 1A3.1 67'11" T/O 1st Floor Subfloor 20.69m 59'0" T/O Basement Slab 17.98m 76'9" T/O 2nd Floor Subfloor 23.40m 84'10" US of Truss 25.86m 6'-1018" 8'-034" 8'-1078" 8'-1078" 9.97m 91'8" Roof Peak 27.95m Mid-point Between Highest Ridge and Highest Eave Building Section A Scale: 1:65 2 A3.1 2'-6" 1'-11" 2'-6"4'-5" PL PL P / 18.94 m P / 18.94 m 2'-9" 1'-1118" 1 2 3 4 5 PRELIMINARY ONLY NOT FOR CONSTRUCTION NOT ISSUED FOR FOR CONSTRUCTION OR BUILDING PERMIT DIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGE TO SCALE WHEN PRINTED ON ARCH D (36" x 24") www.thomasdrafting.ca (604) 768-5504 34903 - Dew dney Trunk Road M ission BC V2V 6S2 Legal: Project Name: Civic: 4 PLEX 11410 207 ST Maple Ridge, BC LT 1; DL 277; NWD; PL NWP80557 Sections PRELIMINARY ONLY NOT FOR CONSTRUCTION Sheet No: Project No: Drawn By: Date: Scale: 2022-06-27 JM / TL 2159 3/16" = 1'-0" A3.0 PID:013-097-971 IssueDate The owner is responsible to comply with the current addition of the BCBC, all city bylaws and regulations. Dimensions will take precedence over scaling. Plot Date:Oct 21, 20212159 V1.5 Architectural 2022-06-27.vwx Issued for Design Permit2021-10-05 Revised for Design Permit2022-06-27 67'11" T/O 1st Floor Subfloor 20.69m 59'0" T/O Basement Slab 17.98m 76'9" T/O 2nd Floor Subfloor 23.40m 84'10" US of Truss 25.86m 6'-1018" 8'-034" 8'-1078" 8'-1078" 9.97m 91'8" Roof Peak 27.95m Mid-point Between Highest Ridge and Highest Eave 84'-0" Building Section B Scale: 1:65 GarageOffice KitchenLiving Bedroom 2BathroomWICEnsuite Office Kitchen Pwdr Living Bedroom 2 Bathroom WICEnsuite 1 2 3 4 5 PL PL 2 A3.1 Pwdr UNIT 1 Average Grade 19.04m 1.06m 1.65m Garage Average Grade 19.13m 1.15m 1.56m Average Grade 19.13m 1.15m 1.56m Average Grade 19.04m 1.06m 1.65m 22'-0"20'-0"20'-0"22'-0" UNIT 2 UNIT 3 UNIT 4 Average Finished Grade Unit PT A PT B PT C PT D Average Grade 1 18.94 m 18.94 m 18.94 m 19.32 m 19.04 m 2 19.32 m 18.94 m 18.94 m 19.32 m 19.13 m 3 19.32 m 18.94 m 18.94 m 19.32 m 19.13 m 4 19.32 m 18.94 m 18.94 m 18.94 m 19.04 m 67'11" T/O 1st Floor Subfloor 20.69m 59'0" T/O Basement Slab 17.98m 76'9" T/O 2nd Floor Subfloor 23.40m 84'10" US of Truss 25.86m 6'-1018" 8'-034" 8'-1078" 8'-1078" 9.97m 91'8" Roof Peak 27.95m Mid-point Between Highest Ridgeand Highest Eave 53'-812" Building Section 2 Scale: 3/16" = 1'-0" 19'-712"29'-1"5'-0" Garage Entry Pwdr Dining Bathroom WIC Ensuite Crawlspace BA C D PL PL 2.10m 2.10m B A3.0 PRELIMINARY ONLY NOT FOR CONSTRUCTION NOT ISSUED FOR FOR CONSTRUCTION OR BUILDING PERMIT DIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGE TO SCALE WHEN PRINTED ON ARCH D (36" x 24") www.thomasdrafting.ca (604) 768-5504 34903 - Dew dney Trunk Road M ission BC V2V 6S2 Legal: Project Name: Civic: 4 PLEX 11410 207 ST Maple Ridge, BC LT 1; DL 277; NWD; PL NWP80557 Sections PRELIMINARY ONLY NOT FOR CONSTRUCTION Sheet No: Project No: Drawn By: Date: Scale: 2022-06-27 JM / TL 2159 3/16" = 1'-0" A3.1 PID:013-097-971 IssueDate The owner is responsible to comply with the current addition of the BCBC, all city bylaws and regulations. Dimensions will take precedence over scaling. Plot Date:Oct 21, 20212159 V1.5 Architectural 2022-06-27.vwx Issued for Design Permit2021-10-05 Revised for Design Permit2022-06-27 A B C D 67'11" T/O 1st Floor Subfloor 20.69m 59'0" T/O Basement Slab 17.98m 76'9"T/O 2nd Floor Subfloor23.40m 84'10" US of Truss 25.86m 6'-1018" 8'-034" 8'-1078" 8'-1078" 9.97m 91'8" Roof Peak 27.95m Mid-point Between Highest Ridgeand Highest Eave Building Section 1 Scale: 3/16" = 1'-0" B A3.0 53'-812" 19'-712"14'-7"14'-6"5'-0" Pwdr Entry Garage Dining Bathroom Bedroom 1 PL PL 2 5 11 8 22'-0"20'-0"20'-0"22'-0" West Elevation Scale: 1:65 1 2 3 4 5 PL PL 67'11" T/O 1st Floor Subfloor 20.69m 59'0" T/O Basement Slab 17.98m 76'9" T/O 2nd Floor Subfloor 23.40m 84'10" US of Truss 25.86m 6'-1018" 8'-034" 8'-1078" 8'-1078" 9.97m 91'8" Roof Peak 27.95m Mid-point Between Highest Ridgeand Highest Eave 12 8 12 8 12 6 12 6 12 8 12 8 12 6 12 6 12 8 12 8 E / 18.82 m P / 18.94 m E / 18.86 m P / 18.94 m A A3.0 1 2 3 4 5 68 910711 22'-0"20'-0"20'-0"22'-0" East Elevation Scale: 1:65 12345 PLPL 67'11" T/O 1st Floor Subfloor 20.69m 59'0" T/O Basement Slab 17.98m 76'9" T/O 2nd Floor Subfloor 23.40m 84'10" US of Truss 25.86m 6'-1018" 8'-034" 8'-1078" 8'-1078" 9.97m 91'8" Roof Peak 27.95m Mid-point Between Highest Ridgeand Highest Eave 12 6 12 6 12 8 12 8 12 9 12 14 E / 18.94 m P / 18.94 m E / 18.81 m P / 18.94 m A A3.0 1 3 4 5 711 8 106 19'-712"29'-1"5'-0" South Elevation Scale: 1:65 DCBA PL PL 67'11" T/O 1st Floor Subfloor 20.69m 59'0" T/O Basement Slab 17.98m 76'9" T/O 2nd Floor Subfloor 23.40m 84'10" US of Truss 25.86m 6'-1018" 8'-034" 8'-1078" 8'-1078" 9.97m 91'8" Roof Peak 27.95m Mid-point Between Highest Ridge and Highest Eave 12 8 12 6 12 14 E / 18.86 m P / 18.94 m E / 18.94 m P / 18.94 m 1 A3.0 1 3 4 58 9 10711 5'-0"29'-1"19'-712"ABCD North Elevation Scale: 1:65 PL PL 12 6 12 8 12 14 E / 18.81 m P / 18.94 m E / 18.82 m P / 18.94 m 1 A3.0 1 3 58 9 10 1147 PRELIMINARY ONLY NOT FOR CONSTRUCTION NOT ISSUED FOR FOR CONSTRUCTION OR BUILDING PERMIT DIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGE TO SCALE WHEN PRINTED ON ARCH D (36" x 24") www.thomasdrafting.ca (604) 768-5504 34903 - Dew dney Trunk Road M ission BC V2V 6S2 Legal: Project Name: Civic: 4 PLEX 11410 207 ST Maple Ridge, BC LT 1; DL 277; NWD; PL NWP80557 Elevations PRELIMINARY ONLY NOT FOR CONSTRUCTION Sheet No: Project No: Drawn By: Date: Scale: 2022-06-27 JM / TL 2159 3/16" = 1'-0" A4.0 PID:013-097-971 IssueDate The owner is responsible to comply with the current addition of the BCBC, all city bylaws and regulations. Dimensions will take precedence over scaling. Plot Date:Oct 21, 20212159 V1.5 Architectural 2022-06-27.vwx Issued for Design Permit2021-10-05 Revised for Design Permit2022-06-27 Exterior Finishes: #Description Material 1 Landscaping Allan Blocks Allan Block, Heritage Series White Walnut 2 Brick Veneer Brampton Brick, Wheatland Velour 3 Aluminum Guardrail Vista Railings, Gloss White 4 Vinyl Window Cascadia Windows, Rainware White 5 Asphalt Shingles Xtreme Roofing Fiberglass Shingles, Charcoal Grey 6 2x8 Fascia Board Benjamin Moore,Chantilly Lace 7 2x8 Barge Board Benjamin Moore,Chantilly Lace 8 Shingles Hardie Straight Edge Panel, Light Mist 9 Sloped Vented Soffit Perforated Metal Soffit, White 10 Prefinished Aluminum Gutter Weatherguard Gutters, White 11 Horizontal Cladding Hardie Plank Select Cedar Mill, Boothbay Blue *All Materials as per above or approved equal PRELIMINARY ONLY NOT FOR CONSTRUCTION NOT ISSUED FOR FOR CONSTRUCTION OR BUILDING PERMIT DIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGE TO SCALE WHEN PRINTED ON ARCH D (36" x 24") www.thomasdrafting.ca (604) 768-5504 34903 - Dew dney Trunk Road M ission BC V2V 6S2 Legal: Project Name: Civic: 4 PLEX 11410 207 ST Maple Ridge, BC LT 1; DL 277; NWD; PL NWP80557 Renderings PRELIMINARY ONLY NOT FOR CONSTRUCTION Sheet No: Project No: Drawn By: Date: Scale: 2022-06-27 JM / TL 2159 NTS A5.0 PID:013-097-971 IssueDate The owner is responsible to comply with the current addition of the BCBC, all city bylaws and regulations. Dimensions will take precedence over scaling. Plot Date:Oct 21, 20212159 V1.5 Architectural 2022-06-27.vwx Issued for Design Permit2021-10-05 Revised for Design Permit2022-06-27 VIEW FROM 207th & LANE LOOKING EAST VIEW FROM LANE LOOKING SOUTH VIEW FROM 207th & LANE LOOKING SOUTH EAST VIEW FROM 207th LOOKING EAST V i s i t o r S t a l l Patio 15'10" x 10'2" 19 .05 18 .83300Ø D e c i d 18 .85300Ø D e c i d 18 .85300Ø D e c i d 18 .85300Ø D e c i d 18 .751000Ø Conifer18 .86300Ø Conifer400Ø Conifer18 .871000Ø Conifer18 .84800Ø Conifer19 .01800Ø Conifer300Ø Conifer18 .87 18 .91 18 .87 2X600Ø Conifer300Ø D e c i d He d g e FURN FURN HWT Garage 18'1" x 21'3" Entry 5'3" x 6'5" DN UP Office 14'8" x 12'4" Flex Room 10'11" x 11'10" Garage 20'5" x 19'1" Entry 5'0" x 6'5" UP DN Office / Flex 14'5" x 12'1" Pwdr 7'0" x 5'2" HWT Crawlspace access under landing PWDR 6'5" x 2'6" Crawlspace access under landing FURN FURN HWT Garage 18'1" x 21'3" Entry5'3" x 6'5" DN UP Office 14'8" x 12'4" Flex Room 10'11" x 11'10" Garage20'5" x 19'1" Entry 5'0" x 6'5" UP DN Office / Flex 14'5" x 12'1" Pwdr 7'0" x 5'2" HWT Crawlspace access under landing PWDR 6'5" x 2'6" Crawlspace access under landing UP UP Unit 1 Unit 2 Unit 4 Unit 3 Road Dedication 4.5m2 Road Dedication 16.3m2 6.0m View Corridor 7.5m View Corridor Visitor / Delivery 9.1 8 % 10 % TOS 19.28m TOS 18.18m UP 1 2 UP DN 3 TOS 20.16m TOS 20.16m 2 4 UP UP UP UP UP 3.0 0 m 36 .9 1 m 23.24m 39 .9 4 m 23.28m 3 3 2 1 1 1 Patio 20'4" x 13'0" E / 18.86 m P / 18.94 m E / 18.94 m P / 18.94 m E / 18.82 m P / 18.94 m E / 18.81 m P / 18.94 m Ex i s t i n g M u n i c i p a l S i d e w a l k 18.72 m 18.96 m 19.08 m 19m18.82 m 18.85 m 18 .89 m 18.9m18 .72 m 18.7m18 .68 m 18 .65 m 18.64 m 18.65 m 18.66 m 18.67 m 18.8m18.75 m 18 .71 m 18.8m18.89 m 18.9m19.04 m 19m 18.9m19.11m19 .05 m 18 .89 m 18.83 m 18.85 m 18.82 m 18 .79 m 18.86 m 18 .92 m 18.77 m 18 .77 m 18 .75 m 18 .75 m 18.76 m 18.85 m 18.77 m 18 .83 m 19.03 m 19 .05 m 18.87 m 18 .83 m 18.85 m 18 .85 m 18 .85 m 18.91 m 18 .92 m 18.75 m 18.92 m 18 .92 m 18.94 m 18.88 m 18.83 m 18.84 m 18 .86 m 18 .87 m 18.87 m 18 .84 m 19.01 m 18.85 m 18.83 m 18 .88 m 18.9m18.86 m 18.83 m 18.8m18.82 m 18.77 m 18 .83 m 18.93 m 18 .84 m 18 .91 m 18 .87 m 18 .87 m 18 .77 m 18 .86 m 18.85 m E / 18.94 m P / 18.94 m E / 18.95 m P / 18.95 m E / 19.13 m P / 19.13 m E / 18.88 m P / 18.88 m Proposed Municipal Sidewalk Slab 18.20m Slab 18.20m Legend 1. 2. 3. 4. Unit Sign Raised Patio Sunken Patio Privacy Screen 2 TOS 18.18m TOS 18.18m Patio Patio Patio Patio Patio 200Ø SAN 150Ø D.I LAWN BASIN LAWN BASIN EX. CB EX. CB Hs Hs Au Pt Au Hs Pt Au Au v Au v v v Au Hs Au v v vvvv Au Au TREE #310 TREE #308 TREE #300TREE #311 TREE #302 TREE #OS1 Retain 10'20'40' 2m 5m 10m 0' SCALE AS NOTED DRAWING NUMBER DRAWING PROJECT CLIENT ISSUE/REVISIONDATE 2118 DRAWN PROJECT NUMBER PACW # All drawings remain the property of Greenway Landscape Architecture. Use for any purpose and reproduction only by written consent. Greenway Landscape Architecture 2280 Park Crescent Coquitlam BC V3J 6T4 T 604 461 9120 E paul@greenwayla.ca Landscape Plan L-1.0 Paul Whitehead RBCSLA Registered Landscape Architect #246 NORTH 4 Plex 11410 207 Street Maple Ridge BC 1. Landscape Concept scale 1: 1001 Decks over garage refer to Deck Planter Boxes drawing Upper patio Terraced retaining walls with planting railing along top of upper wall rain barrel if downspout available 114 Ave Narrow columnar trees screen to neighbour Off site landscape Street trees and lawn Existing conifer trees - to be removed Conflict with lane improvements Fence along East property line 1.8m tall timber refer to details page Lane 20 7 S t Deck 5'0" x 25'6" Dining12'0" x 8'6" 13'6" x 8'6" Deck 15'8" x 20'0" Dining 12'1" x 8'6" Planter Box Pwdr 5'0" x 5'0" Kitchen 13'6" x 8'6" Planter Box Dining 12'0" x 8'6" Deck 15'8" x 20'0" Dining 12'1" x 8'6" Planter Box Kitchen 13'6" x 8'6" Planter Box Unit 2 Unit 3 Hs Hs Au Pt Hs Hs Au Pt Au Au Au Au Deck Planter Boxes scale 1: 1002 Concrete pathway paving off site Patio paving - upper and lower broomed finish concrete with tooled joints PLANT LIST - 11410 207 Street 4-Plex June 21, 2022 SYMBOL TOTAL BOTANICAL NAME COMMON NAME SIZE SPACING TREES 4 Acer palmatum Osakazuki Green Japanese Maple 2.5m tall, multi stem 4 Fraxinus sylvatica Dawyck Gold Goldleaf Beech (columnar)6cm Cal, WB 2 Styrax japonica Japanese Snowbell 6cm Cal, WB • Utility street tree selection to be confirmed with the City 4 Parrotia persica Inges Ruby Vase Ruby Vase Persian Ironwood 6cm Cal, WB • utility street tree selection to be confirmed with the City 1 Picea omorika Serbian Spruce 2.0m tall, WB 8 Thuja occidentalis Smaragd Emerald Green Cedar 1.8m tall SHRUBS 35 Azalea japonica Gumpo Pink Dwarf Pink Azalea #2 pot 750 o.c. 22 Buxus Winter Gem Winter Gem Boxwood #2 pot 450 o.c. 13 Calluna vulgaris Pink Heather #1 pot 450 o.c. 30 Hydrangea macrophylla Big Leaf Hydrangea #1 pot 750 o.c. 29 Polystichum munitum Western Sword Fern #1 pot 600 o.c 6 Potentilla fruiticosa Red Ace Red Ace Shrubby Cinquefoil #1 pot 650 o.c. 39 Prunus laurocerasus Zabeliana Zabel Cherry Laurel #3 pot 450 o.c. 32 Rhododendron 'Ramapo'Dwarf Red Rhodo #1 pot 750 o.c 25 Rhododendron Vulcan Red Vulcan Rhododendron #2 pot 900 o.c 7 Sarcococca H. Humilis Himalayan Sweet Box #1 pot 450 o.c. 14 Skimmia j. macrophylla M + F Skimmia (male and female)#5 pot 900 o.c. 32 Spiraea x Bumalda Gold Flame Gold Flame Spirea #1 pot 900 o.c. 6 Vaccinium ovatum Evergreen Huckleberry #2 pot 900 o.c. GROUND COVERS Arctostaphylos uva-ursi VJ Vancouver Jade Kinnikinick #1 pot 450 o.c Pachysandra terminalis Japanese Spurge 10cm pot 300 o.c PERENNIALS 42 Hemerocallis 'Happy Returns'Happy Returns Daylily #1 pot 450 o.c Hosta sieboldiana 'Elegans'Elegans Plantain Lily #1 pot 500 o.c 38 Pennisetum alopecuroides 'Hameln'Hameln Fountain Grass #1 pot 500o.c. NOTES: 1) In case of discrepancy between plant numbers on this list and on the plan, the plan shall prevail. 2) All planting shall be in accordance with BCSLA/BCLNA Landscape Standard, latest edition. 3) All planting beds: 450mm depth growing medium, mulch with 75mm of decomposed hem/fir bark. 4) Lawn areas: 300mm depth growing medium with sand based sod turf. 5) Street trees: smaller utility tree species specified due to existing overhead utilities. Astilbe chinensis Chinese Astilbe #1 pot 450 o.c Stipa tenuissima Mexican Feather Grass #1 pot 300 o.c Gaultheria shallon Salal #1 pot 500 o.c. Taxus x Media Brownii Brown's Yew 1.2m tall, B&B500 o.c. Rudbeckia fulgida 'Goldstrum'Black-Eyed Susan #1 pot 450 o.c Echinacea purpurea 'Magnus'Magnus Purple Coneflower #1 pot 450 o.c He Hs Au v Pt Screens under overhang Planter boxes - 3' x 4' x 27" high refer to details pageExisting conifer tree - retain Root protection as recommended by arborist Oct 6.21 Rezoning/Development Permit SEAL Seal Date: June 21, 2022 Stairs with metal handrail broomed finish concrete with tooled joints Steps and railing to meet Building Code Retaining walls to sunken patios CIP concrete with chamfered edges Metal railing refer to details page Driveway Permeable or standard unit paving Driveway Permeable or standard unit paving Upper patio Terraced retaining walls with planting railing along top of upper wall rain barrel if downspout available lawn lawn lawn lawn Retaining walls to raised patio CIP concrete with chamfered edges Stone clad on sides visible to street Metal railing refer to details page Rain barrel Locate at downspout if available. Rain barrel Locate at downspout if available. Rain barrel Locate at downspout if available. Visitor / delivery parking Permeable unit paving Detention Tank lawn 2.Jun 21.22 Rezoning/Development Permit SCALE AS NOTED DRAWING NUMBER DRAWING PROJECT CLIENT ISSUE/REVISIONDATE 2118 DRAWN PROJECT NUMBER PACW # All drawings remain the property of Greenway Landscape Architecture. Use for any purpose and reproduction only by written consent. Greenway Landscape Architecture 2280 Park Crescent Coquitlam BC V3J 6T4 T 604 461 9120 E paul@greenwayla.ca Landscape Details L-2.0 Paul Whitehead RBCSLA Registered Landscape Architect #246draftSeptember 22, 20214 Plex 11410 207 Street Maple Ridge BC Oct 6.21 Rezoning/Development Permit1. SEAL Seal Date: June 21, 2022 4 6' / 1.8m Timber Fence 1 : 10 1829 varies to 2440 18 2 9 Post 4”x4” (89 x 89) PT Timber Paint with solid stain Pickets 3/4” (19mm) thick 3” (70mm) and 5” (113mm) wide varying height Paint with solid stain gap - 4” max Post footing 12”Ø x 28” deep (4” gravel all sides) Crushed gravel with cement powder 4” depth clear crush below footing, compacted. Slope top. competent subgrade Post cap 138 x 138 PT Timber Paint with solid stain Cap board 4”x2” (89 x 38) PT Timber Paint with solid stain Top rail 6”x2” (138 x 38) PT Timber Paint with solid stain Mid and bottom rail 4”x2” (89 x 38) PT Timber Paint with solid stain Outside mid rail 4”x3/4” (89 x 19) PT Timber Paint with solid stain Fence Post - Typical Section Synthetic wooden slats and grey metal frame As manufactured by Wishbone Industries or alternate. Rutherford 3' x 4' x 27" tall 5 Planter Box Not to scale Handrail Notes: 1.All pipe to be 43mmØ Schedule 40, A53 Grade A quality or better. 2.All welded construction, all coped connections, all joints to be seal-welded, ground smooth. 3.Completed assembly to be hot-dip galvanized after manufacturing, prepared and primed as necessary for powder coat finish, colour as selected by architect. 4.All field welds and repairs to be ground smooth, primed with two coats zinc rich primer (Galvacon), and painted to match powder coat finish. 5.Shop drawings required for handrail manufacture and finish, submitted for approval before fabrication and installation. Confirm all dimensions and installation requirements in the field prior to preparing shop drawings. Handrail to be building code compliant, adjust layout and design as required. 6.Note that handrails will be different for each stair. Concrete Notes: 1.Refer to structural engineering drawings and recommendations. 2.All exposed concrete to be architectural quality finish with light sandblast for all exposed concrete (smooth form finish) unless specified otherwise on details. 3.Positive drainage all areas, including 2% slope for treads and landings. 4.Step nosing to be 12mmR troweled non slip safety profile with 4 grooves. 5.Exposed concrete corners (horizontal and vertical) to be 25mm chamfer @45°. Metal handrail 43mm ø steel pipe To satisfaction of building code. 174mm riser w/ 19mm rake 295mm tread w/ 2% slope measured nose to nose Nosing: 12mm radius w/ tooled tactile warning strip Tread: light broom finish, tooled edges Base gravel 150mm depth 19mm minus compacted to 95% SPD patio pathway or patio Competent fill compacted to 95% SPD 1 Concrete Steps 1cm = 20cm Va r i e s m a x 6 0 0 e x p o s e d planting bed planting bed patio Guard rail Refer to architectural drawings 2 Walls at Raised Patios 1cm = 20cm Concrete Planter Walls Stone clad when visible from street Va r i e s m a x 6 0 0 e x p o s e d patio 3 Wall at Sunken Patios 1cm = 20cm Guard rail Refer to architectural drawings Concrete Planter Walls planting bed 2.Jun 21.22 Rezoning/Development Permit