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ADP 2017-11-15 Agenda.pdf
City of Maple Ridge ADVISORY DESIGN PANEL AGENDA Wednesday,November 15, 2017 4:00 pm Blaney Room, Maple Ridge City Hall 1.CALL TO ORDER 2.AGENDA APPROVAL 3.MINUTE ADOPTION –October 18, 2017 4.SUBMISSION MOTIONS 4:15 PM 5.PROJECT a.5.1 4:25 PM Development Permit No:2017-078-DP Applicant:Tekton Project Management, Jared and Wayne Bissky Project Architect:Wayne Bissky, AIBC Project Landscape Architect:Paul Whitehead, BCSLA Proposal:4 storey mixed use building, ground floor flexible space, 2 floors of office space and a top floor with 6 rental unitsLocation:22368 North Avenue, Town Centre Area File manager:Chee Chan b.5.2 5:20 PM Development Permit No:2016-055-DP Applicant:D Laird, Aplin & Martin Project Architect:Barnett Dembek Architects Inc Project Landscape Architect:M2 Landscape Architecture Proposal:54 Townhouse Units Location:23183 136 Avenue File manager:Michelle Baski c.5.3 5:50 PM Development Permit No:2017-267-DP Applicant Wensley Architecture (Barry Weih) Project Architect:Wensley Architecture (Barry Weih) Project Landscape Architect:TBD Proposal Exterior renovations to existing shopping centre Location:11990 207 Street File manager:A. Kopystynski Advisory Design Panel Agenda November 15, 2017 Page 2 6.NEW &UNFINISHED BUSINESS 7.INTERSECTIONS EVENT –Roger Amenyogbe 8.CORRESPONDENCE 9.ADJOURNMENT /rm Standard ADP Resolution clause options: 1)The application be supported as presented and the applicant proceed to Council for approval. 2)The application be supported and the following concerns be addressed as the design develops and submitted to Planning staff for follow-up: 3)The following concerns be addressed and digital versions of revised drawings &memo be submitted to Planning staff;and further that Planning staff forward this on to the Advisory Design Panel for information. 4)The proposal be re-submitted and presented at a future Advisory Design Panel meeting with the following concerns addressed: 5)That Council be advised that the Advisory Design Panel does not support this proposal for the following reasons: [~I I mapleridge.ca TO: FILE NO: SUBJECT: PURPOSE: City of Maple Ridge Advisory Design Pan el 2017-078-DP 22368 North Avenue MEETING DATE: November 15, 2017 An Advisory Design Panel {the "ADP") submission has been received for the above cited application and property to permit the construction of a four storey mixed use building to serve as the new head office of the Ridge Meadows Community Living Foundation (the Foundation). It will contain 906 m2 (9,750 ft2) of gross floor area of commercial office space over three storeys and six rental apartment units, 345 m2 {3,714 ft2) of gross floor area on the fourth floor. The Foundation provides programs and services for over 600 children and adults with developmental disabilities in Maple Ridge and Pitt Meadows. The rezoning application being processed in conjunction with this proposal was given First Reading by Council on April 25, 2017. This rezoning application is accompanied by an Official Community Plan (OCP) amendment to change the site's designation from Low-Rise Apartment to Town Centre Commercial to permit tl1is mixed use bu ilding. This site is being re-zoned to C-3 (Town Centre Commercial) to accommodate the proposal. The deve lopment perm it application made to the City is subject to Section 8.11 Town Centre Development Permit for the South of Lougheed (SOLO) Precinct. BACKGROUND: Applicant: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed : Surrounding Uses: North: South: East: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Tekton Project Management Lot 50 Except: Part Dedicated Road on Plan BCP 14057, Block 5, D.L.: 398, Group ·1, NWP155 APTL (Low-Rise Apartment) Town Centre Commercial RM-3 (High Density Apartment Residential) C-3 (Town Centre Commercial) Parking Lot (Office Use and Monthly Parking) C-3 (Town Centre Commercial) Town Centre Commercial Residential RS-1 (One Family Urban Residential) and RM-3 (High Density Apartment Residential) Port Haney Multi-Family, Commercial and Mixed Use Offices (Haney Professional Building) C-3 (Town Centre Commercial) Low-Rise Apartment Page 1 of 5 West: Use: Vacant (ad-hoc parking lot) Zone: RM-3 (High Density Apa rtment Residential) Designation: Low-Rise Apartment Existing Use of Property: Parking lot Proposed Use of Property: Office and residential uses 718 m2 (0.2 acres) Site Area: Access: Pedestrian access from North Avenue and 117 Avenue, Parking access from 117 Avenue Servicing: Urban Standard DEVELOPMENT PERMIT AREA: The development permit application made to the City prompting this submission to the ADP is subject to the Key Guidelines and the Design Guidelines of Section 8.11 Town Centre Development Permit for the SOLO Precinct. Key Guidelines: The following is a brief description and assessment of the proposal's compliance with the applicable Key Development Permit Guidelines: 1. Develop a diverse shopping, employment and residential district. 2. Create pedestrian-oriented streetscapes. 3. Enhance the quality, character and vibrancy of SOLO. 4. Maintain cohesive building styles. 5. Capitalize on important views. 6. Provide public outdoor space. 7. Provide climate appropriate landscaping and green features. 8. Maintain street interconnectivity. An explanation is attached in Appendix E, provided by the Architect, about how each of these Key Guidelines is addressed. 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 also attached in Appendix E to this memo. PLANNING COMMENTS: 1. Proposal: The proposal is for a four (4) storey mixed use bu ilding. The ground floor is to be used for flexible training, gallery or commercial space. The next two floors are for office space for the Ridge Meadows Community Living Foun dation. Six (6) renta l apartment units are located on the fourth floor, to be used to house clients of the Foundation. Off-street parking is located at ground level partially underneath and behind the building, and accessed from 117 Avenue. The landscaping on the site is minimal and confined to small bands along the western and eastern edges of the parking lot, as well as in planters on the second floor and third floor roof decks. The building fagade is covered by a combination of metal fascia and hardie panels. The building's fa~ade is accented by bright orange and blue colours to produce a contemporary design. Con crete bl ock fire wa lls on the east and west elevations of the building are interspersed with coloured blocks to break up the monotony of the large blank wa ll. Page 2 of 5 C 2. Context: The subject property is a rectangular shaped lot with street frontages on North Avenue and 117 Avenue. The lot slopes gently from the northeast to the southwest corner. The lot is almost entirely paved for use as a parking lot, but currently rests vacant. There are no trees on the lot, although a row of six mature trees sits at the edge of the adjacent property to the east. The north side of the subject property fronts onto North Avenue and private parking lots for short term and monthly parking, a hardware shop (Haney Home Hardware) and a cleaning business. A medical services building (Haney Professional Building) is located on the east side of the subject property. The south side of the property fronts on 117 Avenue and a mix of single family and low-rise multifamily residential buildings. The three properties to the west of the subject lot are vacant. 3. 0CP and Zoning Compliance: The subject site is being re-designated from Low-Rise Apartment to Town Centre Commercial to accommodate the proposed mixed-use building. The subject site is zoned RM-3 (High Density Apartment Residential) and Development Data Sheet (Appendix D) analyses the compliance of the project with the applicable zone regulations. The proposal has a density (Floor Space Ratio) of 0.43, which complies with the maximum density of 1.5. The following variances are being requested: • Relaxation of the front yard setback requirement of 7.5 m above the second storey to 0 m; • Relaxation of the side yard setback requirements (east and west sides) above the third storey of 4.5 m to 0 m; • Reduction in parking requirement from 31 to 20 spaces (see below); • Allowance of 20 small car parking spaces instead of 3 (see .below); • Reduction of number of handicapped parking spaces by 1 (see below). 4. Parking and bicycle storage: The required parking for the proposed use is analyzed in the Development Data Sheet (Appendix D). The actual calculation is as follows: Vehicle requirements: 1.2 concealed spaces per dwelling unit for apartment use and visitors 1 stall per 40 m2 gross floor area for office use Total 8 stalls (0 provided) 23 stalls (20 provided) 31 stalls (20 provided) The applicant is requesting a variance of 11 spaces. This variance is supportable. No parking spaces are required for the apartment units because it is expected that tenants will not be able to drive. Visitor parking can be accommodated in the off-street parking lot outside of business hours, and on-street otherwise. The Foundation and owner of the property has also tracked their Page 3 of 5 parking requirements and confirmed that 20 stalls are sufficient to meet the needs of their staff. Small car allowances: While only three parking stalls are allowed for small cars, all 20 stalls are sized for small cars. Disabled parking requirements: No spaces are provided for disabled parking, whereas the Off-street Parking and Loading Bylaw requires one space. Bicycle requirements At least one long term and one short term bicycle parking stall for assisted living arrangements are required. They are met by being able to store bicycles within the rental units. The commercial component of the building requires two long term and four short term bicycle parking spaces. The long term parking spaces are provided in the small room on the ground floor accessible from the rea r parking area. The four short term spaces are provided on bicycle racks in front of the building. 5. Enviro nmental. Sustainability & Stormwater Management: The site is almost entirely paved or built up. A planting bed and landscape screen is used to partially screen the parking lot from view from the east, west and south. Stormwater runoff from the parking lot surface is directed to the planting beds for biofiltration, after which it is captured in a detention tank for release into the City's stormwater system. While the roof the building would have been the only other opportunity for adding vegetation features, this is not provided due to high costs. The applicant has been asked to apply a white elastomer roof instead of conventional flat roofing material in order to reduce the urban heat island effect. Staff would appreciate any additional support or feedback from ADP about the suitability of a whi.te elastorneric_ roof covering material a_t this location ~rnd in this climate .. 6. Garbage/Recycling: A garbage and recycling storage area is located at the southeast corner of the property next to 117 Avenue. It is enclosed and hidden by a 1.8 m tall timber fence. The applicant has been asked to make the appearance of the enclosure reflect more of the principal building's contemporary design through colour and/or material choice. 7. Issu es requiring comments from ADP: Staff ask for the usual review and comments from the ADP. Additional, staff would appreciate additional comments regarding the following: • Proposed building colour scheme and fagade materials on the north and south elevations; • Design of the east and west wall elevations; • Design for the concealment of the garbage and recycling area; • Determining how a handicap parking space could be accommodated; • Suitability of a white elastomeric roof covering material in our climate. Page 4 of 5 8. Works along abutting roads: Works will be required as part of the Rezoning Servicing Agreement for this project. These works may include new curb, gutter, sidewalk, new sanitary sewer, water and storm sewer connections; street lighting on North Avenue; street trees on both frontages; under-ground wiring for utility services to be under-ground. 9. Off Site Upgrades, Utilities and Services: Road widening is required on 117 Avenue to a collector standard. CONCLUSION: The Planning Department requests that the Advisory Design Panel provide comments on the development proposal. The following appendices are attached hereto: Appendix A Subject map and Aerial Photo Appendix B Explanatory letter from Architect Appendix C ADP Submission Form Appendix D Development Data Sheet (signed by Architect) Appendix E DP Area Guidelines Checklist Appendix F Architectural and Landscaping Plans Page 5 of 5 Legend Stream ---Indefinite Creek N -River Scale: 1: 1,500 Major Rivers & Lakes APPENDIX A 22368 North Avenue PLANNING DEPARTMENT ---=~-:;;,.... l,tttl■ 2017-078-DP DATE: Aug 1, 2017 maple ridge.ca BY: JV AD P APPLICATION COVERING LETTER ARCHITECTURE URBAN DESIGN PLANNING INTERIOR DESIGN INC. Chee Chan City of Maple Ridge Planning Department 11995 Haney Place Maple Ridge, BC V2X 6A9 Wednesday, October 4, 2017 Covering Letter for Advisory Design Panel Applica- tion for: Our Project No.: 1636 Civic: 22368 North Avenue File No.: 2017-078-RZ Dear Chee, North Elevation ?.ua., .. We are requesting a Development Permit be issued on this properly to accommodate a four storey commercial/residen- tial building with a total floor area of 13,691 ft2. The property is currently zoned as RM-3 and we are requesting rhat it be rezoned to O (Town Centre Commercial). Our application is in general compliance with and meets the objectives of the OCP for this area. The first three floors are designed to accommodate the new head offices for the Ridge Meadows Association for Com- munity Living whose mission is, "to provide services and advocacy in the community that support children and adults with developmental issues and 1heir families." As part of their mission is to help their clients find housing, six apartments are also planned for the fourth floor.While the main floor Is extended out to North Avenue, the upper floors are stepped back partly clue to the issue with clearances from the hydro services, which has enabled us to express and distinguish the main floor public spaces from the offices and residential over. This also creates a "base" that helps anchor the building visually. The clients were int'erested in an industrial/contemporary look to the building. We have therefore used materials that reinforce this imagery while also introducing colourful accents to animate the exterior. The concrete block fire walls along the east and west elevations presented the opportunity to create a "digitized" graph- ic on both sides with smooth and rough textured block. The imagery can be loosely interpreted as a flock of birds rising en masse, expressing the idea of a group lifting together from their restraints to gain freedom and release as individuals. It is my interpretation of how RMACL helps their clients. That's what I was thinking about, but others can fnterpret it as they wish. The stormwater management strategy will meet the three lier stormwater management requirements as set out by the City. The lot will be graded and storm runoff will be directed to a detention tank and through an oil separator to allow for initial treatment. The onsite detention system will be capable of holding approximately 10.95m3 of detention volume. Drainage from the site will be released through a flow control manhole on the south end of the property to an existing storm sewer on 117th Avenue. We look forward to working with both staff and council on this application. Sincerely yours, Wayne Bissky, BA, C.Ed, MArch, Architect AIBC, MRAIC Wayne Stephen Bissky Architecture & Urban Design Inc. i 111 I ~ MAPLE RIDGE Bnt1sh Co umbia Re: 1636 2017-078-RZ -22368 North Avenue 1 of 1 mapleridge.ca Advisory Design Panel Submission Request Form The City of Maple Ridge Advisory Design Panel (ADP} meets monthly. Refer to the attached schedules for submission deadline dates and for the minimum submission requirements. Before making your submission, contact your File Manager to establish what constitutes a complete ADP submission package for your project. Forward your complete submission package for the ADP through your File Manager well in advance of the deadline date. Application Information: Wayne Bissky, MAIBC 2017-078-RZ Name of Applicant File number Address of site Current Zone 22368 North Avenue, Maple Ridge Proposed Zone C-3 --------------RM-3 Seeking to appear before the ADP on this date November 15, 2017 Architect Information: Submission will be presented to ADP by: Architect Wayne Bissky, Architect AIBC Landscape Architect Paul Whitehead BCSLA Other Professional (State Name & Role} _N_o_ne ______________ _ Note.: The Architects are required to prepare plans and to attend and to present all developments to the ADP that are in the Major Occupancy categories cited in the Table below taken from AIBC Bulletin 31 Buildings Requiring the Services of an Architect. For the entire bulletin, click here. Major Occupancy Types of Building or Parts of Building requiring the per the current Use services of an architect under section 60 of the Architects building codes Act. Group A (Part 3) Public Assembly -any one-storey building with an unsupported span exceeding 9 m or gross area exceeding 275 m2; -any building of more than one storey with gross area exceeding 235 m2; and -all schools, any size Group B (Part 3) Hospital, Sanatorium, or -any building (excluding veterinary hospital) with a Home for the capacity exceeding 12 beds Aged -any building with gross area exceeding 470 m2 Institutional Group C Residential Hotel or similar occupancy -any building containing 5 or more dwelling units -any building containing 11 or more guest rooms Group D & E Commercial -any building with gross area exceeding 470 m2 Group F (Fl: Part 3) Industrial -any building with gross area exceeding 470 m2 22368 North Avenue mapleridge.ca DEVELOPMENT DATA SHEET 2017-078-RZ APPENDIX D Existing /Proposed Zone ..:..R.:..;_M:..:..-..::.3...:../....::C'--3-=-------Date Prepared October 4, 2017 Required Development Data Minimum Required or Maximum Allowed Proposed (Complies or state variance needed) LOT AREA* {in square metres) Gross Total 186 m2 718.2 m2 (complies) Less Road/ Truncations Dedicated 0 0 Less Park/ Open Space Dedicated 0 0 Net Total 186 m2 718.2 m2 (complies) LOT COVERAGE (in % of net lot area) Buildings & Structures 90% or 647m2 60% or 425m2 (complies) Paved & Hard Surfaced Areas N/A NIA Landscaping N/A NIA Total Site Coverage complies SETBACKS ( in metres) Front (above Floor 2 onlv) 7.5m 0.0 m (variance requested) Rear 6.0m 12.41 m Side #1 (N,S,E, or W) Interior-East-above 3rd floor only 4.5m 0.0 m {variance requested) Side #2 (N,S,E, or W) lnterior-west-above3rdflooronlv 4.5m 0.0 m (variance requested) Side #3 (N, S, E or W) BUILDING HEIGHT (in metres/storeys) Principal None 4 Stories (complies) Accessory NA NA NUMBER OF RESIDENTIAL UNITS Bachelor NA 0 One Bedroom NA 6 Two Bedroom NA 0 Three Bedroom+ NA 0 Total NA 6 GROSS FLOOR AREA (in square metres) Residential 2,784.5 m2 345.7 m2 Retail Commercial NA Om2 Office Commercial NA 906.9 m2 Other Commercial (Type l NA Om2 Institutional NA Om2 Industrial NA Om2 TOTAL GROSS FLOOR AREA 2,784.5 m2 1,252.6 m2 * If the development site consists of more than one lot, lot dimensions pertain to the entire site. = 22368 North Avenue 20"17-078-RZ Required Development Data Minimum Required or I Maximum Allowed Proposed (Complies or variance needed?) DENSITY # of units/ha (gross) NA 0 # of units/ha (net) NA 0 Gross Floor Area NA 0 Floor Space Ratio (net) 2.3 FSA or 427.8m2 0.434 FSA or 311.6 m2 AMENITY SPACE (area in square metres) Common Activity Area 0m2 0m2 Useable Open Space Om2 31.6 m2 PARKING (number of spaces) Residential and Multi-Residential Uses 8 stalls O stalls (variance) Multi-Residential Town Centre (Bach Units) 0 0 Multi-Residential Town Centre (1 Bdr Units) 0 Multi-Residential Town Centre (Added Bdr) 0 0 Commercial Uses 23 stalls 20 stalls (variance) Educational & Assembly Uses 0 0 Institutional Use 0 0 Industrial Use 0 0 Business Park Uses 0 0 Comprehensive 0 0 Total Number of Parking Spaces for Uses Number of parking spaces for disabled 1 0 (variance) Number of spaces for visitors 0 0 TOTAL NUMBER OF PARKING SPACES 31 20 stalls (variance) Number and percentage small cars 3 100% all small (variance) Number and percentage tandem spaces 0 TOTAL OFF STREET LOADING SPACE(S) 1 BICYCLE PARKING (number of spaces) Short Term Bicycle Parking 4 4 Long Term Bicycle Parking 2 2 OTHER -state YES or NO for each. If YES describe on separate sheet. Heritage Site INo I Tree Survey/Assessment Provided I Yes (for offsite trees) Watercourse/Steep Slopes I No I Covenants, Stat ROW & Easements I No 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: Wayne Bissky Print Name (Please print form and sign above) NOTE: To be prepared by an Arch itect for ADP Submission or by an owner/agent (applicant) for Development Application. ~ M ·MiMl,HtW Town Cen,111 Development Permit Are.uidelines SO'!!f> (South of Lougheed) Precinct Pursuant with Section 8.11 of the Offic[al Community Plan, development in the Town Centre will be assessed against the following form and character and green building design guidelines. The guidefin•es apply to Ground- Oriented Multi Family; Low-Rise Apartment; Medium & High-Rise Apartment; Flexible Mixed-Use; Town Centre Commercial: Port Haney Multi-Family, Commercial & Waterfront; and Port Haney Heritage Adaptive Use. See the guidelines in Section 8.11 of the Official Community Plan for a detailed list and descriptions of development permit area guidelines. These guidelines are intended to aid in the review of development permits in the Town Centre and are to be completed by the architect of record for the project. The project will be reviewed for consistency with the guidelines by the Planning Department and the Advisory Design Panel. In the checklist, you are only required to address the guidelines with the icon that relates to your project: TCC = Town Centre Commercial (commercial developments only) MU = Mixed-Use (ground-oriented developments, with commercial on the ground level and either offices or residential above) MFR = Multi-Family Residential (ground-oriented developments and low-rise, medium-rise, and high-rise apartments) Pre_cinct Key Guidelines and Gr_een Building Design G_uidelines must also be completed for pr9jects within the Town Centre. Development and Design Objectives The following summarizes the development and design objectives for each section on the following checklist. A. Building Setbacks, Form, Mass and Height • To promote a cohesive building style and strong pedestrian oriented urban realm in Maple Ridge Town Centre by ensuring new buildings, renovations and/or additions have consistent architectural and urban design setbacks, form, mass, and height. • To help define the street and sidewalk areas as active public spaces. B. Building Fac;ades, Materials and Colour • To ensure additions, renovations and/or new infill projects in the Town Centre have a coherent architectural design concept where windows, doors, siding material and other fagade elements create a pleasing composition compatible with surrounding buildings, commercial and neighbourhood character. • To enhance the architectural and massing concepts of a building as well as the quality, character and vibrancy of the urban environment of the Town Centre through the use of harmonious, quality materials and colours. • To screen rooftop and ground mounted mechanical equipment and trash storage from public view and thereby ensure commercial and mixed-used buildings maintain an attractive appearance to the street. C. Building Site Considerations • To ensure public outdoor spaces are designed so that they improve use and activities, incorporate universal access, reduce vandalism, increase safety and provide more attractive, functional outdoor spaces in the Town Centre. • To provide street trees and landscape elements that reinforce the 'urban' character and vibrancy of the Town Centre, enrich the pedestrian friendly character of streets in the district, and integrate this important commercial and higher density residential area with the character and quality of the surrounding rel>idential neighbourhood. • To ensure parking lots are designed to be accessible, but do not intrude upon the surrounding residential area, nor the urban, pedestrian-oriented quality of the Town Centre. • To facilitate off-street parking and car storage at the rear of commercial and mixed-use buildings to maintain street inter-connectivity, traditional use of the lane as a service street, and to provide a secondary vehicular and pedestrian throughway in the Town Centre. • To ensure service loading and mechanical equipment is designed to protect the surrounding businesses and residential areas from unsightly, noisy and noxious environments. Maple Ridge Town Centre De11e/opment Permit Area Guidelines 1 Town C.e Development Permit Ar.Guidelines Checklist Meet Guidelines: Yes No Not Aoolicable ~.11.1:i8-'• .; IHHu1 ~ t!<...l~i:ilJ'l r!.alrt'-..J a u ~lfia-t.11. :s,:_1..~U~l"ITT:~fl_,,.-.~ ~=,C~<t",.:, .cu-"'-~/ •'._/.:;:r:.,--;t/"t! .-·-~~ ... ,,.-,':?~-·, ··r.~1~,t-:'§!\t , ·•, ..... , ... ,..,,.,,,..;"':!' A.I Bu ilding Mass and Form Al.l Maintain the mass and scale of buildings TCC MU MFR I I 1,/J □ Al.2 Enhance the block with corner commercial build ings TCC MU □ □ IZI Al.3 Accent corner buildings TCC MU MFR □ □ !Zl Al.4 Use pedestrian-scale design elements TCC MU QI I I □ Al.5 Feature pedeslrian amenities TCC MU MFR 0 I l I I Al.6 Design large buildings into smaller modules TCC MU MFR □ □ V I Al.7 Accommodate street-fronting units TCC MU MFR Q] □ □ Al.9 Ensure appropriate roofoitch TCC MU MFR l✓I I I □ Al.IO Use design elements to reduce roof mass and scale TCC MU MFR ~ I I I I A.2 Building He i2hts A2.l Vaiy building heights TCC MU MFR I I I I l✓I A2.2 Maintain ali_gnment of architectural features TCC MU MFR Q] □ □ A2.3 Integrate taller buildings TCC MU MFR □ □ QI A2.4 Step back taller buildings TCC MU MFR □ □ QI A2.5 Match building heights at the end of blocks TCC MU MFR □ □ QI A2.6 Manage phased development TCC MU MFR □ □ Ill A2.7 Protect views TCC MU MFR QI □ □ A.3 Building: Setbacks A3.l Place buildings to reinforce sidewalk activi.ly TCC MU MFR b2I □ □ A3.2 Situate building entrances for visibility TCC MU MFR I;?] □ □ A3.3 Provide adequate through ways and lighting TCC MU MFR i.;zJ □ □ A3.4 Provide clear sight lines from building foyers and lobbies to allow Q] □ □ visual surveillance TCC MU MFR A3.5 Separate residential entrances from commercial entrances MU □ 0 □ A3.6 Respect existing buildfogs TCCMU MFR □ □ ~ A3.7 Distinguish entrances with arrival areas and courtyards TCCMU MFR 0 □ □ A3.8 Locate ramps and entrances in areas that are highly visible TCCMU MFR QI □ □ Explain how the objectives for Building Setbacks, Form, Mass and Height are met. If you have selected "no" or "not applicable", explain why the guideline does not apply to your project or why it cannot be met. This is a new infill building. Most of the other buildings along this street are old and only one storey in height. This building will help set the tone and scale for how the area along North Avenue will develop. It is a fairly small building, so the design guidelines above for large and tall buildings are not applicable. This building is unique in that all of the residential units will be rented out exclusively to the clients of the Ridge Meadows Community Living Foundation (the developer), whose head offices will be located on the ·first through third floors. The residential units form an integral part of the Foundation's overall use of the building and therefore are not separate from the commercial entrance. Maple Ridge Town Centre 2 Development Permit Area Guidelines Cltecklist Town Ce°rlJ Development Permit Are.uidelines Checklist Meet Guidelines: Yes No Not A licable ~:,,, Clltl~ .i. . r;.u1v. 11'-'r;;;yllfiTt m .. , ru;,-.., ,., B.1 Buildin2: Fa~ade Bl.l Address both sides of the block with comer commercial buildings TCC MU □ □ QI Bl.2 Orient main entrances to face the sidewalk TCC MU MFR QI I □ Bl.3 Locate windows, doors, and entry features at the street level TCC MU MFR l✓I □ □ Bl.4 Use a mix of common facade patterns and elements TCC MU MFR QI □ □ Bl.5 Reflect original facades and building scale TCC MU MFR □ □ !;2] Bl.6 Respect original architectural elements TCC MU MFR □ □ lv'I B1.7 Respect old and new design TCC MU MFR □ □ QI Bl.8 Maintain the horizontal rhythm of the street wall TCC MU MFR ~ I □ Bl.9 Provide a visual division between the street level and uooer floors TCC MU MFR ~ □ □ Bl.IO Include continuous canopies, awnings or overhangs TCC MU QI □ □ B1.11 Ensure aooropriate placement and materials for awnings or canopies TCC MU VI □ □ B1.13 Use windows to provide 'eves on the street' TCC MU MFR i;zJ □ □ B1.14 Enhance the public realm TCC MU MFR QI □ □ Bl.15 Ensure signage reflects building scale; character, and materials TCC MU QI □ □ B.3 Building Materials B3.1 Enhance the public realm with hi~h quality materials and detailing • TCC MU MFR QI □ □ B3.2 Use materials consistently TCC MU MFR QI □ □ B3.3 Avoid the use of inaooropriate materials TCC MU MFR QI □ □ B3.6 Use a mix of quality materials TCC MU MFR QI □ □ B.4 Buildine Colours B4.1 Select appropriate colours TCC MU MFR Q] □ □ B4.2 Highlight architectural details, awnin_gs, and entrances TCC MU MFR QI □ □ 84.3 Ensure a cohesive. consistent colour palette TCC MU MFR QI □ □ B.5 Screenin2: and Stora2e B5.l Locate and enclose trash, composting, and recycling to keep □ QI □ out of site of general public TCC MU MFR B5.2 Screen mechanical equipment TCC MU MFR QI □ B5.3 Avoid conflict with nei2'hbouring prope1ties TCC MU MFR ~ I I B5.4 Locate building ventilation systems to minimize noise and exhaust TCC MU.,MFR QI I I Explain how the objectives for Building Fas;ades, Materials and Colour are met. If you have selected "no" or "not applicable", explain why the guideline does not apply to your project or why it cannot be met. This is a new infill building; the site has been empty and used as a de facto parking lot for years. We have no record of what the previous building looked like. None of the existing buildings nearby have any architectural features or character worth addressing, reflecting, or maintaining. Maple Ridge Town Centre 3 Development Permit Area Guidelines Checklist :: Town C.e Development Permit Ar(.Guidelines Checklist ~:tfilfirfil~• ·---111~-tl'I • ;n 11· Meet Guidelines: ~es No Not - r ble -""'.... C.1 Public Outdoor Soace and Hardscaoes Cl.I Provide public outdoor space TCC MU MFR Q] □ □ Cl.2 Ensure public outdoor space is highly visible TCC MU MFR QI □ □ Cl.3 Provide connections between buildings, sidewalks, and outdoor Q] □ □ open spaces TCC MU MFR Cl.4 Ensure universal access for all public spaces TCC MU MFR ~ I I □ Cl.6 Provide hardscape elements to enhance the street environment TCC MU MFR Q] □ □ Cl.7 Design hardscape elements as part of the building TCC MU MFR i;zJ □ □ Cl.8 [ntegrate pedestrian amenities with walls and/or landscaped areas TCC MU MFR □ □ □ Cl.9 Provide public art TCC MU MFR □ QI □ Cl.10 Ensure new elements complement existing TCC MU MFR Q] □ □ Cl.12 Provide smooth routes TCC MU MFR QI □ □ Cl.13 Ensure barrier-free access TCC MU MFR lll □ □ C.2 Parkin2 and Parkin!! Lots C2.l Provide required parking underground, where feasible TCC MU MFR □ □ Q] C2.2 Screen large surface parking lots while maintaining surveillance TCC MU MFR QI □ □ C2.3 Maximize oedestrfan safety within parking lots TCC MU MFR QI □ D C2.4 Provide visible signage TCC MU MFR QI □ □ C2.5 Consider developing undern:round parking garages TCC MU MFR □ QI □ C2.7 Locate parking lot equipment away from the public street TCC MU MFR □ Q] □ C.3 Lanes, Service and Loadine: Areas C3. l Use lanes for service, parking access and loading TCC MU MFR □ □ Ill C3.2 Utilize lanes as secondary vehicular and pedestrian throughwavs TCC MU MFR □ □ lll C3.3 Strengthen visual access of the lane TCC MU MFR □ □ Q] C3.5 Consider lanes as a community amenity TCC MU MFR □ □ lZl C3.7 Locate loading and service areas away from the street front TCCMU MFR VI □ □ C3.8 Separate loadin_g from parking and pedestrian paths TCC MU MFR □ □ Q] C3.9 Screen loading areas TCC MU □ □ Q] C.4 Street Trees and Landscape C4.2 Use the 1ight species TCC MU MFR Q] □ I I C4.8 Maintain sight lines TCC MU MFR lZl □ I I Explain how the objectives for Building Site Considerations are met. If you have selected "no" or "not applicable", explain why the guideline does not apply to your project or why it cannot be met. This is a new infill building. It fronts two avenues (North and 117th} but does not have access to any lanes. We have treated North Avenue as the street front and 117th as the rear lane. The building is quite small and the developer is a non-profit organization, so we do not have the budget to incorporate public art, although the treatment of both the east and west elevations will provide interesting street graphics until the adjacent sites are developed. The site is too small to warrant an underground parking structure. The garbage and recycling area will be enclosed with a landscaped trellis so that it is less visible. This is an office/residential building; no loading area is needed. Maple Ridge Town Centre 4 Development Permit Area Guidelines Checklist ~ @:fflffl4iiffi4.PM Town Cenl Development Permit Are.uidelines SOLO (Sou of Lougheed) Precinct Key Guidelines KEY GUIDELINE CONCEPTS 1. Develop a diverse shopping, employment and residential district a. Does proposed development help to establish SOLO as an important commercial, office and residential corridor in the Town Centre? • Consistent: Yes Q] No D Explain: There has been no new development on this street in many years. This new building will be a big step forward and hopefully a catalyst for change in the SOLO area. 2. Create pedestrian-oriented streetscapes b. Does the building's form and mass support a strong pedestrian-oriented urban realm and help define the street and sidewalk areas as active public spaces? Taller buildings should be stepped back podium style. • Consistent: Yes Q] No D Explain: This building steps back, podium style, from the first to the second floors and supports a pedestrian- oriented urban realm. 3. Enhance the quality, character and vibrancy of the Town Centre c. Does proposed development promote the quality, character, and vibrancy of the urban environment? • Consistent: Yes QI No D Explain: !his building will be bright and welcoming, pulling activity from Lougheed Highway and 224th Street into the SOLO area. d. Are colours consistent and materials of sustainable quality? • Consistent: Yes i;zJ No D Explain: The developer has requested a industrial/contemporary look on the building and introduced colourful accents to animate the exterior. The exterior materials will be easy to maintain and age well. 4. Maintain cohesive building styles e. Is there consistency with other new buildings in the precinct in terms of architecture, building setbacks, form, mass, and height? • Consistent: Yes D No D N/ A Q] Explain: There are no other new buildings nearby. This building will set the tone for new development on the Avenue. 5. Capitalize on important views f. Does proposed new development capitalize on mountain and/or river views? • Consistent: Yes Q] No D Not Applicable D E la· . The upper floors will likely have views to the Fraser River and we have added a generous deck on the xp m. south side of the third floor from which users can enjoy the view. g. Have the important views of existing buildings been considered in relation to the proposed development? • Consistent: Yes D No D Not Applicable QI Explain: There are no important views of existing buildings from this site. Maple Ridge Town Centre DP Part I: Key Guideline Concepts for the SOLO Precinct 5 ~ Town C.e Development Permit Ara Guidelines SOLO (South of Lougheed) Precinct~ Guidelines M :fflffl4ih5§ 6. Provide public outdoor space h. Are public spaces designed to accommodate a range of activities, incorporate universal access, reduce vandalism, and increase safety? • Consistent: Yes i;zJ No D Explain: The main public space is along North Avenue. This building will encourage more pedestrian activity in this area. 7. Provide climate appropriate landscaping and green features 1. Are landscape elements designed to enrich the pedestrian environment, moderate the internal building climate, manage stormwater on site, and reference the architectural quality of the building(s)? • Consistent: Yes !;Zl No D Trees will be provided along the east and west property lines. Because this is a very small site, Explain: there is limited opportunity for planting. We have also added planting beyond the wheel stops in the parking. 8. Maintain street interconnectivity . . . j. Does proposed development maintain street interconnectivity and the use of the lane as a service street and secondary vehicular and pedestrian throughway? • Consistent: Yes O No D Not Applicable !;21 Explain: This building is not adjacent to a lane. This site does not require any dedication and must be used entirely to make the project feasible for the owner. There is therefore limited opportunity to create a pedestrian zone. k. Is required parking provided underground? • Consistent: Yes D No bl] Explain: Th. • • II d d k. 1s site 1s too sma to accommo ate an undergroun par ing structure. Maple Ridge Town Centre DP Part/: Key Guideline Concepts for the SOLO Precinct 6 ~ Town Ceqa Development Permit Are.uidelines '~reen Building Techniques M ifflffl4+'114P A. Building Setbacks, Form, Mass, and Height Al.8 Design flexible ground-floor unit spaces in commercial and mixed-use buildings. • Consistent: Yes Ill No D Explain: The project has been designed to allow virtually any type of tenant in the main floor. The owner intends to use the ground floor unit spaces as an art gallery and a meeting space. There will be retractible wall dividing the two spaces. Al.1 I Accommodate roof gardens, trellises, and green features. • Consistent: Yes D No Q] Explain: This project is too small to financially accommodate these features. However, there will be two large decks, located on the second and third floors with modest landscape features on them. A2.8 Site buildings to capitalize on daylight and solar opportunities. • Consistent: Yes i;zJ No D Explain: Extensive use of glazing has been shown on the exterior design. A2.9 Protect solar access to surrounding buildings and minimize wind tunnel effects. • Consistent: Yes Q] No D Explain: The adjacent sites are used for parking and/or are empty lots. B. Building Fa~ades, Materials, and Colour B 1.12 Use exterior shading devices to block summer sun. • Consistent: Yes Ill No D Explain: Overhangs have been included on the south side to minimize direct summer sun. 82.1 Design outdoor lighting to minimize light pollution. • Consistent: Yes~ No D Explain: Lighting on the exterior iH either soffit lighting washing down the face of the building or fixtures directing light below, rather than facing outward to surrounding properties. 82.2 Encourage energy efficient lighting. • Consistent: Yes 0 No D Explain: Energy efficient lighting on timers will be used. 83 .4 Select environmentally responsible building materials. • Consistent: Yes Ql No D Explain: Environmentally responsible building materials will be used. 83 .5 Minimize the use of unsustainable building materials. • Consistent: Yes bl] No D Explain: We do not plan on using any unsustainable building materials. Maple Ridge Town Centre Green Building Design Guidelines 7 Town C.e Development Permit A:r:,Guidelines Green Building Techniqu B3.7 Consider life-cycle cost. • Consistent: Yes Q] No D Explain: We will do so. C. Building Site Considerations Cl .5 Locate outdoor plazas to capture the sun. • Consistent: Yes D No ~ Explain: The building is oriented to the north. The site and budget too small to incorporate outdoor plazas that capture the sun. Cl .11 Use materials that are functional, durable and include recycled or salvaged content. • Consistent: Yes bl] No D Explain: We will do so. C 1.14 Encourage use of infiltration techniques. • Consistent: Yes D No Q] Explain: The soils do not permit infiltration. C2.6 Locate adequate priority parking in visible areas convenient to entrances. • Consistent: Yes QI No D Explain: Parking will be permitted along North Avenue in front of the building as well as in the back, very close to the doors. C2.8 Use penneable pavement and infiltration devices on appropriate sites. • Consistent: Yes D No Qi C2.9 Explain: The soils do not permit infiltration. Provide shade trees and landscaping. • Consistent: Yes ~ No D Explain: Shade trees are provided along the east and west sides of the property. C2. IO Provide secure and sheltered bicycle storage facilities for short-term uses. • Consistent: Yes Q] No D Explain: The short term bike storage is located under the front canopy at the front of the building C2.1 l Provide long-term bicycle parking. • Consistent: Yes ~ No D E l . . The long term bike storage is provided on the south side of the main floor for the commercial xp am. and storage rooms within the residential units permit bike storage. Maple Ridge Town Centre Green Building Design Guidelines 8 Town Ceo-Development Permit Are.uidelines ~reen Building Techniques C2.12 Provide end-of-trip facilities. • Consistent: Yes D No~ Explain· All of the commercial areas in this building will be owner-occupied. Currently, they do not want to include • showers, however if they choose to do so in the future, showers could be added as tenant improvements. C3.4 Minimize impervious paving of the lane. • Consistent: Yes bZ] No D Explain: Impervious pavement has been minimized as much as possible without compromising the feasibility of this very urban project. C3.6 Respect existing grades. • Consistent: Yes bZ] No D Explain: We will do so. C4. l Plant street trees. • Consistent: Yes !;z] No D Explain: If there is room in the City right of way, street trees will be provided. C4.3 Minimize use of high maintenance plants. • Consistent: Yes Ill No D Explain: Low maintenance planting will be provided. C4.4 Maximize the use of native and climate appropriate species. • Consistent: Yes J;Z! No D Explain: Native and climate appropriate species will be provided. C4.5 Consider the inclusion of community gardens. • Consistent: Yes D No Q] Explain: There is no room on this small site for community gardens. C4.6 Design and place landscape to facilitate year round moderation of the internal building climate. • Consistent: Yes J;Z! No D Explain: The trees lining the east and west property lines can help moderate the internal building climate by providing shade. C4.7 Minimize erosion potential. • Consistent: Yes bZJ No D Explain: It is unlikely that there will be any erosion on this site. Maple Ridge Town Centre 9 Green Building Design Guidelines ' Town C.e Development Permit A~,Guidelines , Green Building Techniqu C4.9 Provide adequate landscape maintenance. • Consistent: Yes Q] No D Explain: The developer will be the owner and occupant of the building; maintenance is assured. C4. l O Consider incorporating landscape plantings for green features. • Consistent: Yes D No Q] C4.11 Explain: There is too little landscaping on this small site and development to include landscaped green features. Incorporate low impact stonnwater features. • Consistent: Yes bZ] No D Explain: Detention is being provided. C4.12 Consider rainwater collection for re-use. • Consistent: Yes D No Q] C4.13 Explain: This is not currently being planned. Use natural plantings and green space to support habitat. • Consistent: Yes bZI No D Explain: The natural plantings on this small site will support habitat. C4. l 4 Retain existing mature trees. • Consistent: Yes bZ] No D . There are no existing trees on this site. There are, however, six trees on the adjacent property. The existing Explam: trees will be protected with tree protection fencing and the developer will work to maintain these trees during construction. Maple Ridge Town Centre Green Building Design Guidelines 10 Bnt1~h Columbia Town Centre Development Permit Area Guidelines Guide for Advisory Design Panel Members Re: 1636 FOR ADVISORY DESIGN PANEL MEMBERS 2017-078-RZ II 22368 North Avenue Pursuant with Section 8.11 of the Official Community Plan, development in the Town Centre will be assessed against the Maple Ridge Town Centre Area Development Permit Guidelines. See the guidelines in Section 8.11 of the Official Community Plan for the full list and description of development permit guidelines. This checklist is intended to aid in the Advisory Design panel in the review of Town Centre development applications (either in collective discussion during monthly meetings or individually). PART II: SECTION OBJECTIVES A. Building Setbacks, Form, Mass, and Height a. Promote a cohesive building expression and strong pedestrian oriented urban realm in Maple Ridge Town Centre by ensuring new buildings, renovations and/or additions have consistent architectural and urban design setbacks, form, mass, and height. • Consistent: Yes bZ] No D There has been no new development activity in this area in many years. This new building is a big step forward Explain: and will hopefully be a catalyst for change.This building will help set the tone and scale for how the area along North Avenue will develop. b. Help define the street and sidewalk areas as active public spaces. • Consistent: Yes bZ] No D Explain: This building steps back, podium style, from the first to the second floors and supports a pedestrian- oriented urban realm. It will be bright and welcoming, pulling activity from Lougheed Highway and 224th Street into the SOLO area. c. Provide a consistent and complementary scale of building form in accordance with the Development Permit Area Guidelines. • Consistent: Yes bZ] No D Explain: This new building maximizes the density while keeping a four storey human scale expression to the street, stepping back from the first to second floors. B. Building Fai;ades, Materials and Colour d. Ensure additions, renovations and/or new infill projects in the Town Centre have a coherent architectural design concept where windows, doors, siding material and other fac;ade elements create a pleasing composition compatible with surrounding buildings, commercial and neighbourhood character. • Consistent: Yes~ No D Explain: The developer has requested a contemporary look on the building and we introduced colourful accents to animate the exterior. The exterior materials will be easy to maintain and age well. This is a new infill building. Most of the other buildings along this street are old and only one storey in height. e. Enhance the architectural and massing concept of a building as well as the quality, character and vibrancy of the urban environment of the Town Centre through the use ofhannonious, quality materials and colours. • Consistent: Yes bZ] No D Explain: The materials proposed are clean and simple, creating an inviting and open expression to the community. Maple Ridge Town Centre DP Part /I: Section Objectives Checklist 1 ~ M ·Mffli@MGHfM Town Centre Development Permit Area Guidelines Guide for Advisory Design Panel Members f. Screen rooftop and ground mounted mechanical equipment and trash storage from public view and thereby ensure commercial and mixed-use buildings maintain an attractive appearance to the street. • Consistent: Yes bl] No D E 1 .. A wood garbage enclosure is shown on the landscape plans to ensure an attractive appearance on xp am. the street. If mechanical equipment is placed on the roof, it can be screen from public view. C. Building Site Considerations g. Ensure public outdoor spaces are designed so that they improve use and activities, incorporate universal access, reduce vandalism, increase safety and provide more attractive, functional outdoor spaces in the Town Centre. • Consistent: Yes Q] No D Explain: The main public space is along North Avenue. This building will encourage more pedestrian activity in this area. The covered parking area will have fencing around it to reduce the potential of vandalism. h. Provide street trees and landscape elements that reinforce the 'urban' character and vibrancy of the Town Centre, enrich the pedestrian friendly character of the streets in the district, and integrate this important commercial and higher density residential area with the character and quality of the surrounding residential neighbourhood. • Consistent: Yes Q] No D Explain: Trees onsite are provided along the west side of the property. If there is room in the road right of way for street trees, they will be incorporated. 1. Ensure parking lots are designed to be accessible, but do not intrude upon the surrounding residential area, nor the urban, pedestrian-oriented quality of the Town Centre. • Consistent: Yes Qi No D Explain: The parking is provided off of 117th Avenue and is a pedestrian-oriented and simple layout. j. Ensure service loading and mechanical equipment are designed to protect the surrounding businesses and residential areas from unsightly, noisy, and noxious environments. • Consistent: Yes Q] No D Explain: This is a office and residential building , not loading area is required. k. Ensure outdoor spaces consider appropriate orientation for solar access and human comfort, in accordance with the Development Permit Guidelines. • Consistent: Yes Q] No D Explain: Two outdoor decks have been provided; one of which is on south side of the third floor and will enjoy solar access. FURTHER COMMENTS: Maple Ridge Town Centre DP Part II: Section Objectives Checklist 2 \.. PRELIMINARY ONLY NOT FOR CONSTRUCTION Floor Area Ratios GFA ..... Commerelal Total ,_, 1.B56 SF 1,856 SF ,-2 4,289 SF 4,289 SF f100<3 3,617 SF 3.617 SF Floor4 0 SF 3,721 SF TOl•l. 9,762 SF 13,483 SF Ridge Meadows Community Living Foundation Development Permit Drawings • Date. 2017, October 4 4:.1;4:58 PM File nam6: 1636 2017-07-31 Ardliteciural OP w,x List of Reguested Variances Net Area Ratio of NET to GFA Type Required Requested 0/ Unit Common Rosidcntial Commorcial Total Common Rcsidenllal Commercial Rosidentlal Parking Stalls 1,2/Unil 746 SF 0 SF 1,110 SF 1.856 SF 402 % 00% 598% Cofflerdal Parking Stalls 23 Stalls 20 Stalls 330SF 0 SF 3,958 SF 4,288 SF 7,7% 00% 923% Small Car Parking Slalls 2 Stalls 20 Stalls 332 SF 0 SF 3,286 SF 3,618 SF 92% 00% 908% 367 SF J,354 SF OSF 3,721 SF 9.9% 90,1 % 00% Long Term Bike Slall 2 Stalls 1 Stall 1,775 SF 3,354 SF 8,354 SF 13,483 SF 132% 24,9 % 620% Setbacks for Front Yard 6,0m OOm Sc.~dcs Interior Yard 4~5m OOm Area Reconciliation 2-ooe C-3 Reconciliation Town Cenlre Commercial Net Residential NET Commercial GFA Exisling / Required Proposed/ Provided Floor1 Floor2 Floor 3 Floor4 Total: O's CD 'IS' \;...,. -;. ..... 00 m2 OOm2 OOm2 311-6 m2 311.6m2 0 SF 1031 m2 OSF 367 7m2 0 SF 305 3 m2 3,354 SF 00 m2 3,354 SF 7761 m2 , .. I I .. 1,110SF 172,4m2 1,856 SF 3,958 SF 396 5m2 4,289 SF 3,286 SF 336 Om2 3,617 SF 0 SF 345.7 m2 3.721 SF 8,354 SF 1,252 6 m2 13,483 SF CIBC Brar.ch & A RBC Roy.i LoLArea: LotWidlh: lot Depth: 18i,Jd»g H<!ont. • or residential units: Gruu Commercial Alea: 186 m2 2,002.1 sq fl 718 2 m2 Gm 27m Na Height Reslricllon 4 Storeys 6 Unils 906 9 m2 7,730,9 sq n 9.762_0 sq fl R•~•l FSR: 1.ss1.9m2 17,7B1sqrt 311.6m2 3.354sqfl Ratio: Difference: Setbacks FronLSelback: Rear Setback: Exterior Side Yard Setback: lnlerior Side Yard Selhack: 2 300 1,340.J m2 Setr>Kb Above Floor 2 Apartment Fronl & Rear Selback: $tjb11Cia Above Floor 3 lnlerior Side Yard Setback: Parking Requiremenls Residenlial: Offices: Total Parking Stalls: 1,200 1 /40m2 Handicap Acr..esslble Parking: 1/50 Slalls Small Parking Stalls Allowed: 0 1 / Uml Bicyc,t RcquiremenlS Residimlia\ Long Term: 1 /4 Units Short Term: 6 /20 Unils Bicycle Requiremenls Commercial Long Tetm: 1 l750m2 Short Term: 6/1500m2 Usi.Qt Qrawinqs DPD O Cover Sheel &; Project Oala OP1.0 Site Plan&; Exisling Sita Sun,ey DP1.1 GFA & NFACalculalions OP2,0 Main a Secondfloor Plans DP2 1 Ttiird & Fourttifloor Plans OP3 0 Building Sections DP4, 1 Building Elevations OP5,0 Birds Eye view S01.Jth West 14,427 sq fl = 0 Om =60m =O.Om = 0 Om = 7 5 m =45m 7 2stalts 22 7slalls 28 stalls Ostalls J stalls 1 5 stalls 1,8s1alls 1,2 st.alls ~.&all.ilt OPS, 1 PerspectiWl Vignette Looking North East Sheets in Set OA34 OOm a.om oo m OOm 0.0 m O,Om Osta11s 20slalls 20 stalls O stalls 20 sta1Js 2 slaJs 2,,... 1stalls ~lls_ Variance Variance Variance Variance Variance Variance Stored 1n unil Variance Tim Hortons El lj11 ~ .,:;!~ I G ... 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Anne Avenue, Maple Ridge, BC Phone: 60◄-46]-2509 fa,: 604-◄6J-◄501 ./ ~~ !;:t r;J.1 ~f G ,. #t 9 I lti'" ,; 9•J• Lot 49 i' ,(I' "'" •l ,e,"' ,, 1' -~'i- .f-" ~~. ,,-;, 0 <I' ,, 1'' ~ ,/ ~ PRELIMINARY ONLY NOT FOR CONSTRUCTION ;; 1'l ~.')~ 0 ,;/' North A venue ~~ • 1 A$-'lC!r Pu•ir.9 Lttf ., . J Lot 50 <!i "' ,;,"} o/'r} 17 7th A venue ~ :r_ .-,,.P "' •' '· • \ '.ll a ·<Iii._' i ii "{ ~ 1;~ ~· .e ~ ~,... ,/ ,/..,1. 0 .. l ,?' -lc5\ ,, _y_ a,.., = •l .f' ',Lot 105 t 9· ·. ~t""J ,,. 0 . Existing Offsite Tree Table Read in coniuclion wilh Arbonsl Report. ......... Common Name Counl DBH ~l,,int, Permit Remover Surveyed Tag os, European Ash OS2 European Ash 0S3 European Ash 0S4 European Ash oss European Ash OS& European Ash f('llaJ CounL PT= Permil Tree (DBH > 20cm) ST= S,gnilicant Tree (OBH > 50cm) Im) o 23 0_35 ' 023 ' 0,29 I 0,31 I DAB Im) -Retain 6 00 PT Re\ain Yes 6 00 PT Re!ain Yes 6.00 PT Retain Yes 600 PT Relain Yes 6,00 PT Relain Yes 6,00 PT Retain Yes STS = S1gnmcan1 Tree Stand (DBH > 50cm of 2 trees wilhin HJm} - / I I 9•· ,, ,, ,'f' 1' ~ ...,~r; cf' "-~ ' I ~~ 1·. f ~ Legend: @ s,,,~, Co,,r,o1 1/o,wm>!'lr + T•e11: (Ti~d ~, ;,oi11r 01 l:11/•y lnlo i"1,r V':lc•nr::) &Wl'd [ltv.,f,01 iZJ Coren &is.:,, ~itch (S•clt) _..I..L_ ~df/'P' Of ~~hell 8 t:;,,t Hydtanf :;.q ~rt !t1<;R«li0fl Oicm/Jtr ~ lc1an ~ch Q-n'. lr.;mp Sr:,ndofo C IJonhOI• To "" ~ (t) [l:) Power ~Oir, fl~-~~, 'tilfAtJOl'II WOii!\' '/el.-e s..,, ::CS'lol"" Cr,s Jr'tl" SCALE: !P_ : 250 ~ 1'!_ ~m I. ~ T ,T ¢' ~ ~~i.:;i':'r, 't,j, Cv..:.e .µ ~ -t--~'' J,' c.,o ,ii· Benchmark Notes: --¢ -,/ -r,'9 'l,':r:. -9,-<(} 'J'lf' Elevations Ate Geoderic Referred to Monumen f: 85H074C Monumen t Devotion: 12.426m Located At: Haney By-Pass East Ol 224th St1eel Client: Ridge Meadows Community _l-!ving Foundation Drawing Title: Survey Pion Of Lot 50 Scale: I: 250 Ctrlifi~d Corr~c{ This22nd0ay Of Mar 20/7 Project: 717th A venue Maple Ridge, BC Except Port Dedicated Road On Plan BCP/4057 Block 5 Oistricl Lot 398 Group 1 New Westminster District Plan 155 Dote: Mor 22 2017 Of File: MRI 7-765fopo 1 Mb~ 6CIS -- n-.,., ,:,n17 A11n,~c:r 1 9:08:57 AM File name: 1636 2017-07-31 Archilecll1ral DP vwx Ol'-'ENSKJNS MO SPACES AAl!NoffWfll. suwl.Cl TO CHA: ! !!! \ . ' I I ;_V ~ fl ······~ ·a I I !I 1,j.! ·-.:a I l',- 1 ,t .., I j ll ,c: \ i»., --• ___ ,p,o_ '"--- "'1ftl ' , ..... . "'""' rth Building Footprint MFE: 31.30m " I ' I l .. .... ~~=~~~, I I I . "·,~f • , .. ,t . SubJect Site ·, 22368 North Av.enue·. L\>I 50, Block~. District Lot.398 ' NWD, Pl! NWP155 • . i ~ _@Par~ S'l'nfl!_ . I . ~~,:!-..: ;:il '.~~ "'\-_ __, r -......._\ . ·.,, ~,f.~--.:··\,?.;;·····~- ·" -,,, .............. , ................ .. E!udf!O -b fMt../ e.-:i~=~~r::=• • I 0S2 117th Avenue / Proposed Sit;!'~~~ (f) .. _ ~· ISSUED DRAWINGS ~P§UqH 1~la1 ·1-, ~ :.·ljJ~! I f,, ii 1 •!!HU itlzflf 1Jlti :: h1ttj~I i11ht~ l Ji~~§• 1ilJi5 o 1•t1th Ji ~ '"! n1fj; < [ if1• j ~ '11i.r ·1·1 ~1~-1 ~ 1 r. ..,zl;; a.1. -- _J u <{ ~ 0:: >, (!) c:: • -:::J ~ Cl) C (!) cc -0: u5 Q) -en 0) C ~ Cl) ·x w >-i ~ z (/)Q (/) mz coo~ z~w W a,O """ I::io 0....aiY w w 1--lJJ!z C/)~- w0(.9 zwz >-t:z <( Iz >~'.J ><a. ,..., '5-1 ~ ~ z a. ci ,: z ~ :§ " -~ a ,ri g " g :§ 1 " 0 0: i ! ii I r~H! !~.t] J~f!I ~n , H,.U :2017-10--04 As Noc.a WB/JM 1636 DP1.0 l I l, ., Gross Area 1856 SQ ft ~I ., I " I Ll ]1 I, ~ ~ ;,". LJ, l~ I .=ij ' ~ , i ' GF~Ftoor 1 , r.:1132"•r-o-A1 r-··-··-··-··-·-··-··-··-·1 • LLI LI l Floor 3 Gross Area 3617 SQ ft ... [JI~ r ~[1 1 7 i f ·[ .L r 1 j i GFA Floor 3 ( AJ Scl;te.31.J2'"•r.O-- Date: 2017, October 4 3:45:12 PM File name. 1636 2017-07-31 Arcl"liteclural DP,vw,c PRELIMINARY ONLY NOT FOR CONSTRUCTION Floor Area Ratios Area Reconciliation GFA Nel Area Ratio of NET lo GFA r-··-··-··-··--·-··-·-··---1 I ::i= = .00,2 1 ·J= I ·, =!= sArea ~ : ◄289sQft 11==-===ll I I I -~~===a I f?L .J9 1 i i r-·-··-··-··-··-··-··-·-.. , -l 1 ~ 1 ·1 ___ j _ ·1_ \JG r --! GFA Floor4 ""'"":im·~ ,·.a-( A4 Float "'-t Floo,2 F-l , .... Tot.i; Comm<!rcial Total Common Residential Commercial Total 1,856 SF 1.ass SF 746 SF OSF 1,llOSF 1,856 SF 4,269 SF 4.289 SF 330SF 0 SF 3,956 SF 4,288 SF 3,617 SF 3 617 SF 332 SF 0 SF 3,286 SF 3,616 SF 0 SF 3,721 SF 367 SF 3,354 SF O SF 3,721 SF 9,762 SF 13.483 SF 1.775 SF 3,354 SF 8,354 SF 13,483 SF ·--.. --··--··--··--··-----!· ·•1 ~ I ~ I i Uolt1 758 sq fl .___j ''--' 10 I 11 , Unit2 352 SQ fl ~ ~ ;,". ';! ~ Common 402% 77% 92% 9_9% 132% "I I ,II I: I Ill I 11! u ! I ,I □, ' r-··-··-··-·-··-··-··-··-.. 1 • lj l ! ' J NetAre[a .1288-sq I I i m ·1 o! I i Net Residenlial NET Commercial GFA Residential Commercial 00% 00% 00% 901 % 24_9% 59,8 % 92,3% 90,8% 00% 620% ·-· ,_2 F ... 3 0.0m2 O,Om2 o.Om2 OSF 1031m2 1,110SF 172Am2 1,856SF 0 SF 367 7 m2 3,958 SF 398.5 m2 4,289 SF 0 SF 305 3 m2 3.286 SF 336 0 m2 3,617 SF F'Oor 4 311 6 rn2 3,354 SF 0,0 m2 0 SF 345 7 m2 3,721 SF Toiat-311 6 m2 3,354 SF 776.1 m2 8,354 SF 1,252.6 m2 13,483 SF 1-·-··-~ II , ··-··-··-·-··-··-·1 JI , ~ P-0 '11 F11X1f2 ~. 3958sq II ~ II I ' ~ L •.,J ~-I. C n 1 (I ~ _tl,i I _ . I i i ~ ...,., r-··-··-··-··-··-··-··-··---, • i T a t ], .. j \.. l j~ r LLJ ~ ISSUED DRAWINGS • '"~!"ill" -r;IA¾;ii"ii ilU HHIH !HP1l;Jt_ii ••'jS • 1,s ,H.-:•11 111 ;;,•►ti t-,h reahit ,~1ts ! ,,~ • J J: ~!aJ1r .. t1 g •·R1u1l11 Hh,41H~j •• u l~&U: &~~"611.st'l.l ...J u <x:: ~ 0::: <{ ~ LL 0 z~ 06~ :::J <{ (.) LL CO <.'Jo >-~ :,.::z Cl)'2 U) t3z a50~ z~~ UJ~o:: ::t:::>Q O..o00: w I:' f--Wz (I)~-... Wuc, zwz >-t:z c:x: G~ >O:.J ><:a. IPn,j,1<11D -· i ~ ~ " ~ c:: I ~ i ~ ! i mi 51llg i H!H 2017-10-04 AsNatkt WBIJM 16.36 DP1.1 Q ~ 0 "U N 0 18 s: : ~. 17 ::i ~ ~ • O ~ -, "i ""C J ; m ::i ~1 I I I 6 I I ·I I I ' 8 I I I I I I I ·- -+ - -- - - - ~- --- - - ~ I ~1 I I I ·- · - · · · · · · · h I I : I I I I I I I I I I I I 0 :: I I I ·· ·· · · · · ·~ · J : : l __ _ _ _ L __ _ _ _ +- - - - - - - + - - - , I I I I I I I I I I I ~, 16 I 15 I 14 13 1 i I , I • • t !i' IS ' ~ WA Y N E ST E P H E N BI S S K Y i Ir AR C H I T E C T U R E & UR B A N DE S I G N IN C . B PL A N N I N G IN T E R I O R DE S I G N 12 .... ......... . . f ; l l ~ l i ~ • ... . . D l.., . c . , : L, l1 ; , i-n rr1 ·~ 1• I ::. . t t= , .,, - - -• - - - -- A 0 ' Ma i n & Se c o n d Fl o o r Pl a n s nr 'll f -- -a i ; ~ _ · :i, i It, _ .. -- - - - - - -- - - - - . ., "\~ 'if ; °:h . ~ f ·H ·l. 11-1 r·r i :.0 RM A C L Civ i c Ad d r a u : No civ i c Ad d r e s s (B e tw e e n 11 7 t h an d No r t h ) ,. U• T ;u 0 s. 0 CD " " ~2 0 4 22 3 2 0 L o u g h e e d Hig h w a y " 0: Ma p l o Rid g e , BC V2 X 2T 4 Le g a l Ad d r e s s : Lo l 5 0 , Bic e k 5, Dis t r i c l lo l 39 8 , NW □, PL NW P 1 5 5 ph 6 0 4 - 4 6 7 - B J O D l a • 6 0 4 - 4 G 7 • 8 3 0 S "' ~ E-m a il: b:n . k r @ l a l u 5 o e l ; " i[ We b J ,le : WW ' N .bis . s k y a J < : h i l e c i u 1 e . c . a PIO # : 01 1 - 5 3 9 - 5 4 2 I I ' I 1--I I i I Co p y , i g M Re~ 1 1 1 V 1 1 d Fu r l h e r !o AIB C By l a w 2B ( 3 ) all p\; m s li~ e t c h e s dra w i n g s !J ( a p h l c r n p r o s e n l a l i o n s a n d s p e c i r i c a t i o n s p r e p a r e d b y l h e arc h l e c . t a r e an d a l all t i m e s1 0 , n a i n l h eo x c l u s i v o p r o p o r t y al Wa y n e Slo p n c n BIH k y A.r c h i t e i : 1 u r 1 1 UJb a J \ De s 1 9 n , Pb r n · n g . ar d lm o r i o r Oe ~ i g n ard c;i n r o l be us e d lo r .-m y olh e r p r o j e c : 1 ors o ld 0r0 1 r m m J ! c r s . i l e ( o r a s p a r l o t a s a l e olp r c µ e r l y ) b y a n y p a r l y o l h e r ! h a n W S B w i l h o u l l h e wt1 l l 8 J \ c.o n s e n l or WS B Wn U o n dh n o n s i o n s sh a l l h~ v e pre c e d e n t u a v e r s e . i t e d d i I T l B n s i o n 1 a n d c a n t J i h a n s a n l h o ja b Tl~ a f f , c e s h ~ l l b e (n/o r m e d a l o n y va r i a t i o n s k 0 1 n l l 1 e rlim e n s i o n s an d mn t J ~ l o r s she w n on Ulo dri1 W 9 l g s ""C J :: 0 m r ~ z ► :: 0 -< 0 z r -< z 0 -l ,, 0 ::0 0 0 z (/ ) -l :: 0 C 0 -l 6 z f\O " rf 11".f' IS j -- - - , t . +i- -= =- =_=_ =·_·- = _-~ ----u- ___ __ __ _ .1 . _· - ··- -· +- - - - - -, - .i i a i i i l : i i i iiw i i i ! i l i ! ~ l' 't -, .. 0 ./ / ~ · ·~ =-:;I ... . . . . . 15 ,.,, ' :: , , :er ' i, . g' .. ~ -. . - ~·- 0 • ... u-- r - , 1 11- , 1 - - 1 ~ ~--•• ,, ,;; '•, .. __ D - I -t - - ~ - - -- • -- 1: l ! l i l ! l l ; I I Q ' l ! D l i l l : , I ·-- ··- - ·· L- - ··-- · ·-- ·· I ~ ... "r' ,t/ ' .• ·· - - ··-- ·· -- ··- - ·•-- - - - - - , w~ , _,, _ "T l 0 C: ;:: : i . :: ; ; "T l 0 0 ~ -, • -0 :; 0,) :J ;, WA Y N E ST E P H E N BI S S K Y AR C H I T E C T U R E & UR B A N DE SIGN 1r,, , c , PLA NN I N G IN T E R I OR DE S I G N 020 4 2 2 J 2 0 L o u g h o o d H i g h Y r . 1 y , Map le Rid ge , 8 C V2X 2T4 ph 6 0 4 - 4 6 7 -8JO O l ; i . • 6 0 4 c467-8 J O S E•ma il: ~is$ k y@ l e l u 5 n e l Wd l ~e : Yt)) W b'Jt i ' f f i t r c h !R d m o gp Th i r d & Fo u r t h Fl o o r Pl a n s :· · ·1 NU T I . •• • ··· - - ·· - • .J . • - • - - "a ( ( ( !l = = = = " = = = =: ! : : d ~ - r, ... . . . 1 .. . ' t, RM A C L Civ i c Ad d ress : No civ i c Ad dres s (Betw e e n 11 71h and No r t h) Leg al Add r ess : Lo l 50, Blo ck 5, Distri c t lo l 39 8 , NV v D , PL NV Y P 15 5 PIO#. 011 -5 3 9 -54 2 CO j > V U gh \ Re s o r , 0 0 Fu llhal lo A IB C By l i v , 2 8 (3 ), nl pL1 n ssk e l c h e s d1 aw1 n g s , gra p h 10re pm s e n l a l i o 1 1 s a1K l sp e c i n e.1 1ia ns p 1 e p m e,J by lh C ! ar~h i l tc:1 am am . I o\ all lime s rc m ~in lhe excl u s i v e P1 D p f 1 1 \y or W1 yne Slo µ h e n Bos. s ky A1c h i 1 oc 1 u10, Urba 1 1 Oo l l l ' J ' l , Pb n m r i g 0 au d lnle1io r De sig n a,K l cm , 11 01 lie use d 1111 :in, oth l l rpfo j e c l ,otr o ld o roll11 roll f < i r s : i le fm : , s p a ,t ol:1 s . i tc ol 1)1 ' O µ O 11'V ) by :in v p~rl y o\l o e r lh ou WS B w~ h o u l th o v1 1 i l l on co1 1 s e n 1 or WS B W11 l l en dl11 1 0 ns i 0 n s sh ; i ll ho vo pm cc ~onco ave , se i i lo~ ~11 n e 1 1 5 j 011a im d co n dilio n~ C>n th o jo l l Th rs off i c e sh: 1 1 1 lie in f o r m e d al ~u v y;u ia ho n s ham 111 0 d1 m l ! I I Slon s andam d .1io ns r J 1ov A 1 0 l l lh8 d 1i1 V.lln!, S -0 ;; o m r ~ z )> ;; o -< 0 z ~ z 0 .. , "T l 0 ;; o () 0 z (/ ) ;t i C 0 .. , 0 z 0 ~ r;; I z ,. ll z ;;; ~ 2 0 ~ 3 0 -u w 0 I ,, ' ' ' !! l I.;' ... , ~ I' -" " r u Q 1, "'- - 0 I CD C: 0: 5· '° !\ ' (/ ) I ro •• 0 ~= 'I Q ' ::: : , h , CD !:. . 0: 5· ' .. .. .. .. .. .. .. .. .. .. .. .... . . . . . . . . . . . '- ... . . . . . . , ... .... , ... . . . . . ,, ' ' ' ., , , I ~ I d I tn = ~ ' ~ ·' ·' ,, ~ ' '' '' "' ' ' " ' ' '' ' '' ' ., , , ,' , , • ' ~ ·' rn ·' C/ l " er < ·' ru ru ·' ~Q 32 " -0 " \i l " - 0 - '' ' .... , ... . . . . . . . . ,, ' ., · ,, , , , , ., ... , '- ' ' 1, ' C: ~ ' ~ ' S: ~ ... ~ "1 ~ I"' - ' ' "" ' " ' ' l'- ~ ' ' 1, ·' ~ ~ I~ ~ ~ [" " , " ~ ' ~ ' ' I I ' C: i- C/l ~ ,. ~ 13 ' 0 I' \ ' ~ I ' ' ~ ' ' ' ' ~ ' ' " I' ~ ~ ~: l ~ 1, \: ' I '' ' ' ' ' ' ' ' C/l C/l C ~ "m ' ~ ' a- ru < ' ~ @ ~;r ' ' s ' '~ [ ~ ' "' = i - - ml ~I ~ ... ~ .. ' ' ' ... . ' ... . . . . . ' ... . . . . . . . . . . . . . ' ., '\, , ,. ~" - ' ' ' ' ' ' ' ' ' ... . . . . . . . . . . . .. .. .. .. .. .. .. .. .. .. .. .. 1a. o · • - e• r i' j l fl , M Ii 1· I I I I ·· - -· ·- - ··- - ·· -- · · - - · ·- - ·· -- ··- - ,/ C: ¾ !: l 0 0 '" 3 ~ ~ - -- ·- n ~ 0 i ~ WA Y N E ST E P H E N BI S S K Y Bu i l d i n g Se c t i o n s • p AR C H I T E C T U R E & UR B A N DE SIG N INC i5 PL A N N I N G IN T E R I O R DE S I G N ll l i ' I M » < R G ~ l~ 1 I: ~G , ) W ~ ~ : ~ ~ ~ f -- _. . , C . , . ,DIM i .. ,., .. . ._ _ P ! : nl1 2 dla . c M• " ' • ,:: RM A C L Civ i c Ad d r es s: No civ i c Ad d r e s s (B e t w e e n 11 7 t h an d No r t h ) Le g a l Ad d r e s s : La l 50 , Blo c k 5, Ois l r i c t Lo t 3 9 B , NW D . PL NW P 1 5 5 PI O # : 01 1 - 5 3 9 - 5 4 2 Ca p y r i g h l R e s e r v e d fil f " - •A I C I C ~n t ~ l • .. , . ,•II M : r a . ~ V ~- - ~ .. . . . . . . "1 - #O o l l d .. . . . . "' .. . . . -· .. ~~ " ~ ... . ~~ ~ ~ : = . ~ ,, . . _ . , , _ L l l l ' W d C 1 1 . C d b .. . . . . . . . . . .,, . .. ~t = ~ :" w : ' i . w ' t : . =. :: ' . = ~l t t f l .. . . . ~~ - • i o t ,. 'h - . l l l l ' l c l t ~ - .. . . . . . ,. . , ~ .. . . . . . . .. . . . . . ~~ . , . _ .. . . . "" " " " 1n "' C gJ 0 i 2 "' "' -0 :: u m r ~ z )> ~ 0 z r -< z 0 -- i ,, 0 :: u () 0 z (/ ) -- i JJ C () -- i 0 z '- ·, ·II ~: ~1 I • Oescnplion Aluminum Windows Chain link fence CMU Rough (Pallern) CMU Smooth {Field) Delachable Melal Canopy Exposed Concrete Exterior Light Fixture Extruded Acrylic Signage Hardie P anal A 10 Hardie Panel B 11 Hardie Panel C 12 Melal Fascia A 13 Melal Fascia B 14 Melal Gutter-& Downspouts 15 Metal Pickel Railing 16 Mela[ Railing 17 Melal through wall llashlng 18 Painled Concrete Column 19 SBS Toreh On Roofing 20 Verllcal Melal Cladding 21 Vinyl Windows PRELIMINARY ONLY NOT FOR C_QNSJRU~TIO_N ~ I I Ht,1 ---r--z ,~ -~ l·g ~ r I i ~ ~-~ M y •. • -n . ' .,--. ' . -~. -n· ' _---0 ·.5 •, -;,!I@ ® . '! ' 1 East Elevation Sew.; 1:64 Colour C1 c, C3 :-, ; --tt;-.- Udl, .... , .... u~-- •~!_ -, I i ,_, ~---I ,l'°"c,tPll r.;..ii,"'- I . ~·-I I IUL ... ii,; ... L,~ ·=~.--·~ - ij;".~~, C ••• • =. " .!.~-1.-l -·-rfil ~~...--j ~"'"''"''""''""''"' North Elevation .sc.•e.1:64 cs C2 c, cs C1 C1 J . ··-:-I ll ::ilD D I I I □ □ I I I I I I I I I C1 cs C2 C1 ,;;-rJ;J ; ¼.~f..~~--1 Cl Colour Finishes 'ID~• ;1 I &nt-..ilnMOol'(t•B/;\0.~21:3,8,10 ..... min.,_. •ll<!IC-"'JIIM~-30 Benj,arnln Moor.-· Yd/lt:H,Mofi!:cld 21.$5--'lO ~~-8nc:11,RQd20IS4,.10 Berv,:lrrln MO<Wo • SntH,1fall ~a 21_....,10 f C ... ~ !.~~,-~ -1· ,._ .... 'i'-;;;--© r ~;;""I South Elevation Scale1:G:i West Elevation Scale: 1:64 DiiM :de 10 sci\LE WHC:N PRJl\"TEO Oh' AAl.;i·f'O°(:lt' ,-l,,l"'J ~ ·r-® I _18) 6 ) ISSUED DRAWINGS i l [H!ljU Jk ,!i•• lJ ••r Jifll ~ f t1!~:iJ h ; I 'f h.J I ,z !lh!tunJ it!jf t ii ;i' I tlhJh-JH j mi-~!1:, 1 ~f~, p · I r, ,1 1 ·b 1 ! hiJ1~Jt. _J u <!: ~ 0::: Cl) C: 0 :;::; cu > al uJ 0) C: 32 ::i co ~ >--~ z Cf)<;}_ CfJ1:] ai □ z~W wa:i □ I~~ a. ""' w ~ f--Ulz Cl)~- w0~ zwz >-t=z <{ l:z S ~:s <(0. Dal■; lscale Drawn "'"'°"'"' :sh~ C ! " " 0: . ti "I i~lj'; i;~!.i f~~A! of< n~ ofe.h 2017-10-04 As Noled WBIJM 1636 DP4.1 PRELIMINARY ONL y NOT FOR CONSTRUCTION -ISSUED DRAWINGS -r • -..I As Noted WB/JM 1636 DP5.0 PI\.CeS ARe " T F!NM. U8J CTTO Archileclura\ DP,vwlt File name: 1636 2017-07-31 • 0 -0 (J 1 1 0. i5 ~ ~ m ~ " ~ . ~ • ~ ~ ~ z ~ 0 ii: WA Y N E ST E P H E N BI S S K Y AR C H I T E C T U R E & UR B A N DE S I G N IN C PL A N N I N G IN T E R I O R DE S I G N .1 1 2 ~ ' . ' - 3 2 0 L o u ! ] h c 0 d H i g l > w a " ) I Ma 1 J l c Rld { J o BC V2 X 2T 4 µh 60 , 4 - 1 6 7 ,83 0 0 l11 ,6( ) , , l .. 1G7 - 8 J O S Em a i l lm . s k y@ le 1u s n o 1 Wc l l s •te ww w b 1 s s k ii:ar c h i lec 1 m11 ca Pe r s p e c t i v e Vi g n e t t e RM A C L Lo o k i n g No r t h Ea s t Civ i c /\ d dro s s : No civ i c Ad d r e s s (B e t w e e n 11 7 U 1 an d No r th) Le g a l Ad d r e s s : Lo! fiO . Blo c k 5, Dis t , i c l Lo i 39 6 , NW D , PL NW P 1 5 5 PID /J: 01 1 - 5 3 9 -54 2 F1 1 1 l h e r to AIBC By l a w 28 ( 3 ) dU pl.i n s !< \(o ! IC hu li tlt, " 1 W lfl9 5 ~~ r , : , : ~ t ~ ~ ~ ~ : ~ ~ : 1 ~ : ~ ~ ; ~ 1~~:s ~~~'~ ; ~ : • , :• : ~r ~ ~ ;:c ~ r ~:i : ::~ ol W:i ~ n o Slc p l 1 c n [3 , ss ~ y A1c l , 1 l o c l 1 1 1 t . • U1b.1 n 1J c ~ 1 g n Pli . 1 1 1 , 1 1 1 9 , JIi i i lnlo r i n, Ou" I I " .11 1 t g c;1 n n o 1 In , u~ c 1 1 ro , an y olll c rp 10 1 e c t .m !> O l c l o rol~lu , s . ,lc(o r a s 1 1 : u tul; 1,.:i1 c or 111 11pu 1 l y ) tly ;m y 11> 1 t ly Olh c r !h i l l , ws u w~ h o u l ltlll" w, ~ w n co n s e n ! ol ws n Wnn e n tl1 1 1 1 c n s K l n~ ,;h,11 1 ha v e 1,>1 1 ? cct 1 e n c a °" '" sc . : i le f l !llm . - n ~ N :m ~ ;m c 1 c1> n i M o o n ~ UII lho ,o i , Tl,.c , l f , c ~ s h ; i l l t , a t t t l o m 1 ul l c l;w , y Vit r t ~ h O l l S lrom \ l ' l e llm mn$1 0 f 1 S .11 1 ( 1 cc n l l 1 ( 1 0 n s sl1ow n on lhQ dr a w 1T1 ! J 5 in "' ~ CJ I 2 i'6 \ PRELIMINARY ONLY NOT FOR CONSTRUCTION ,. ~,!u-Existing Sidewalk -.--., .. L I I 11o;~;'!~~ve Building Footprint L MFE: 31.30m " ,. Subject Site 22368 North Avenue bl--~Second Floor Roof Deck Refer to drawing this page I I E,t • -----+-¼------+-----Pedestrian unit paving Running Bond pattern, desert sand colour blend, 60mm thick Bicycle Racks· two ------· 1----------'-----Pedestrian unit paving Runing Bond pattern, desert sand colour blend, 60mm thick _ _, _______ Existing trees on neighbouring property Protect root.s during construction. Reier to arborfst report and recommendations. ,-------.,,..,,, Lot 50, Block 5, District Lot 398:=,---------I Retaining wall with railing Refer to architectural drawings NWD, PL NWP155 20 Pilll<ln Slolls , .---==:::..------Third Floor Roof Deck Refer to drawing this page 1-.....1._...,_ __ ..::,~-----Extent of building above Refer to third floor roof deck drawing Planting bed Continuous soil trench 450 deep !Ow planling after Ci.Jib stop planting within parking stall depth Protec1 tree roots during excavation as directed by arborist Planting bed --.;,-..ol!II..J:I ----------ij-a---Jl--l;f.~l--006--....!:~-----Aspl'Jall paving Continuous soil trench 600 deep Landscape Plan ~ Scalc..1.100 :-,;; 117th Avenue Date: 2017 October 3 2 47:16 PM File name: 1636 2017-07-27 Archileclural v2017 vwx i,,.,.,1--2-=------+----Pad rv'.ouMled Transformer Place gravel apron around all sides, with timber --' --• edge to separate to planting bed. '---..QP--------------Refuse Enclosure JI D Timber posts and panels, with double swing gate Refer to details sheet L2.1 Materials Legend Bicycle Rack: painted metal, 2 bike capacity Unit Paving: standard paver by Abbotsford Pavers Running bond pattern, Desert Sand colour blend Rooftop Patios: hydrapressed slab by Abbotsford Pavers 18" x 18" natural colour Planter Box: aluminum frame and synthetic timber slats Rutherford by Wishbone Industries 2' and 3' wide x 6' long x 26" tall CD Second Floor Roof Deck 1 ------Sc a I e 1 : 100 metric I I b I i ~1-_T_h_ir_d_F_lo_o_r_R_o_o_f _D_e_c_k ____ _ \.::_} Scale 1 : 100 metric PLANT LIST -RMACL 22368 North Avenue updaled July 31. 2017 0 • ·- Rooliop patJos Planter tiox·es with shrubs and groundcovers Rutherford Planter3' x6' x26" tall by Wishbone Industries Aluminum frame with synthetic lumber sides. Synthetic IOmber decking on pede"Slals Parapet wall with ranlng: refer to atchliectural drawings Paving: 450 square slab, natural colOlH CJ '. L QTY. BOTANICALNAME COMMON NAME SIZE SPACING + ,;,, :REES Acer rubrum 'Armstrong' Armslrong Red Maple 8cm cal, B&B Multi slem SYMBOL QTY. BOTANICAL NAME COMMON NAME SIZE SPACING SHRUBS Hydrangea macrophylla Pieris japonica Big Leal Hydrangea #2 pol Lily-of-the-valley Pieris #2 pot Polentilla lruiticosa Red Ace Prunus laurocerasus Zabeliana Salix purpurea 'Nana' Vaccinium ovatum Red Ace Shrubby Cinquefoil #2 pot Zabel Cherry Laurel #5 pol Purple Willow /11 pol Evergreen Huckleberry #5 pot GROUND COVERS 53 Gaullheria shallon 43 Hyperlcum calycinum PERENNIALS Ep O 2 Echinacea purpurea'Magnus' He e 3 Hemerocallis 'Happy Returns' Salal St Johnswort N1 pol #1 pol 3 Pennisetum alopecuroides 'Hameln' Magnus Purple Coneflower Happy Returns Daylily Hameln Fountain Grass Mexican Feather Grass #1 pot #1 pot #1 pol #1 pot 12 Stipa lenuissima PLANT LIST -RMACL -Roof Deck Planter Boxes updated July 31, 2017 SYMBOL QTY BOTANICAL NAME COMMON NAME SHRUBS Magnolia x Betty Betty Magnolia tl 36 Buxus m. Winter Gem Asian Boxwood 2 @ 4 Rhododendron Blue Diamond Blue Rhoda (med·low) Sarcococca h. Humilis Himalayan Sweet Box GROUND COVERS QAu 9 Arctostaphylos uva-ursl ORNAMENTAL GRASSES Stipa tenuissima NOTES: Kinnikinnick Mexican Feather Grass SIZE SPACING 1.5m tall specimen #1 pol 400oc #2 pot 600 0 C #2 pot 600 o.c #1 pot 400cc #1 pot 400 o,c, 750 o.c. 500 o C 650 O.C~ 600 o,c. 750 0 C 900 o c. 500 o.c 300 o,c 450 o.c 500 o.c 500 o.c 300 o,c 1) In case al dl:iaep.ancy te:wCttn Paot nun-,bcn. O/"l 1hl$ llsl and en tt)e p-lan, the ·tauc, ..'.!.be.H pr'evail. 2) All planring 51111ll bO In acc0tclaJ>cO w,lh 8CSl.A(BCLNA l.andscap<> Sror.~ard, lntW odillon 3) All malote,,,noc shall iu, In oteo<donco ,.;m BCSLAJ8CLNA L:andscai:o Slalldard, lates< o<J/1lon 4) All plMtlr--9 beds: •SO scil plus 75mm ot d-mpcso<f C'll"nlc: mulch ol oppnM,<I Oll.tiol, 5) Planter boxes and soil as per specilication. T ~WHEN ISSUED DRAWINGS •t ...... OEVElOPMENT FEAMrT IJ'l'II 04!\l'B(lflt4"f IP !,I ~!§ 1 .. 1 '~ . 1: ! tt!h i ~ !'! ....I () <( ~ 0: C cu a.. Q) C. cu (.) C/l "'O C cu ....J ~ ~ ;;: ;: z ~ ci f ; j § :: u n . ~ H H 5 ~ i ~ 0 • . , ~ "J L1.0 "'"' I 0 " 0 a: Do not cut leader 50mm0 x 2400 PT wooden slakes. Align wi1h prevailing winds, 50mm wide fabric strapping Faslen 10 post Rool Ball: Cul back burlap and wireba.skel, Aoolball a1 original elevalion -50mm mulch PRELIMINARY ONLY NOT FOR CONSTRUCTION Edge Reslrainl all aaOt._l --~ Where no solid reslraIn1 exIsls, install Edge-Pro plaslic edge DS av11Ulll:i?,o lr(lffl ,i'.tx,Ql~Cr;inc;re1e, PtO(hJCUI (GO,I 852 4967), t.lSII ,,,..,...,,~ 2c5t'm, ..-.ap• IIIXt"& Qlodt )Or~JIOC\P9«S~0tei~$W:es ~Oif'lt sand __ ..::::,.,___r_::=''=op=evlo=d=,a~m:.._--,t-/c_ o as reo.:immended by paver manulaclurer -•-tz::;:,-;;;;;,:;::,:..;:;-~:;:!.c!';•.·Z:':":::'.;i;~~,;z;;~t,1:::;;1==;:;:=;;.---1a,,~dcr,gSand Noe< 0 o ·Ga o G: C 30mm ~m malClmum 0. 0 c -•-=---~~~'::ra~~~~O~i:~epth continuous vehicle areas: as recommended by engineer Compact to 95% SPD fMn geotexlile slabiliza1ion fabric For vehicle areas as recommended by engineer ampCUOf"I! 5':bgrllld.- S.w o.Jl pa....,.. Gs r,aquwl'd lot tia:r k ~ c.At _. nol be occ,:p1ed. ~~:';~ ~~=~~~=::~c:;~rZ:~~ awroved equivalenl eonpac, aa 65'A SPO Olll.1'fooomtnt.tldtdb'J~•Me, 0 Unit Paving 4 1-------=-------- 1cm = 10cm 2342 300 Growing medium. all sides and bottom. 750 deep conlinuous trench Form dish for wa1ering ·M-'= ;a.. r."'~ E 0 iil Compacled soil pedeslal note: 'Ml.lt'lldpll1 flllin0.l.ld$ P'"llil. r,.,. pi so bo'2x rootball ciarneter, minimum :mo soil a1~$c:Ni,Yjides&ndbottom. 0 Tree Planting 1 ,--------'~---1cm ~ 20cm Shih planl l0U1lQn if rock is eTK,QUtt:t,ed No"-t: Cut ror slope planting. 300 /-.,. Remove any damaged stems ~~~f=:-~': ~:n=~~and break ~::1~r!xar::.:"~~~- 300mm Growing medium Mix as specified 50mm mulch Keep 100mm from slem Form dish for wa1ering FIi r,;w llklpe planting Compact, Tct)l#iKi with 50mm mulch. Blend new and existing soils at edge ol planting pit --Scarify bottom and sides 100mm 11'!.w,,mg and' plant m:iwUll1 In occOfd~• With lattsl BCSt.AISO.NA Landscape Standard, ~I depth 300mm fo, ,m11lf/ml!dium :lh-1Jbs plus 300mm wcund ~ sides. SO, dep\.tl targlt: WUM 4S0tnm depth p:Us 450mm around all .lldo:I.. Planting 5Qi d~\11 to bl! conun..,ous in pl::inMg be<n. @ Shrub Planting 1cm = 10cm P~n'"'fl Reier 10 planting plans Reier lo drawings for layou1 Con:rfle CUlb ICop ,..__,um pa't\ng :o support curb stop as cictemufM!d t)¥ cMi engmeer ---:r----"------fi'-'--'-'=a.!...~:!/!i~'g-_}::,_-_-_-_--=_.;_ __ -_-_-:_--_;:::.:;..;_=j --Aof)N!i paving and base by others ..---------T1<!!11 soil trench 600 deep x 750 wide x area shown on plan Manually excava1e to locale existing lree rools. -,d pro1ecl during earthwork. ® Planting Strip in Parking lot 3 1---~-'----=--lcm = 10cm Date: 2017, October 3 2 47:42 PM File name: 1636 2017-07-27 Archileclura\ v2017 vwx Planter box with aluminum frame and synthetic timber slats. Rutherford 3' and 2' wide x 6' long x 26" tall, as manufactured by Wishbone Industries. ~ Rooftop Planter Box ~1------'----no-ttos-cale IM IONS ANO PACES AR ~ Flt,IAL. No $.uGJ , ~ lhcap ... "Vert iopt&II :l' • • wilh2" x6 Bonomrail:2 S\a1s3/4 "x6" "x-4" -4000: 600 oeep a;nnte t"""--,, -· ite - le. as I I 1 Ir,,, I> M II : I -"' .: '>' ,, i.\ llr""11t\'A."\48• I I South Elevation t 2337 Crown above g-ade k> shed wal on 150 deplh grav Fooling depth 10 be modified lo su local lros1 condilions, as .Jpplicab Footings for gale posts lo be sized requued lo supporl gates ~ t -· =· __._.._ compe1enl subg rade -~ Typical Section Refus·e Enclosure Tlmbl!t"lcnce enol0surcalldgaIes • 1,8m tall x 2.6m x2.6m Ge~s (two) wllh IOcking latch,~ bOI~ spri119 loaded support wheels. -and ne&.11'/ duly ~inges. Parnl colour 10 ma\ch building 1rlm All wood 10 be p,essure.ueatod 11emfir, pa!nJ r:olout IO ma1c/\ building, All haidw""' lo i,,, cenllleal0< usewilh Ple.,...o lre.ite<I lumb\lr. Double gales ----....,_ ~µ:.., -H-.. II [I 1-1 \ \ West Elevation -Gates hinges -heavy du11 tir.a bctlffng, ~ ~ side locking cane boll, o,• t'IO(q In CJO(l,et('!O pAWIQ lockl"W""''"""'•"""yY""'y Provide stiop drawings and hardware samples for approval. ~fBSl~ ~~ Proposed o.:increte paving ---"-,,--------~ 100mm lhick, medium broom linlsh, tooled edges -............._ Control Joints bolh ways, 5 o c max.imum typical "' Plan 3 yard container ® Refuse Enclosure 1.8m Tall 6 f----------1: 20 metric ISSUED DRAWINGS ,r.,.t tHtVUOPMUfl 1k'F,I\UIII "71'1 bEYO.OAr.11:N1'PS'W'Jl _j u <( ~ 0:: J!!. 'ci:j -Q) 0 Q) a. ctl (.) en -0 C: ctl _j ,. Scai,, lbw• ?ro,W l:0 2017-05-29 As Noted P~CW 1710 L2.1 ( !~i■M mapleridge.ca • TO: FILE NO: SUBJECT: PURPOSE: City of Maple Ridge Advisory Design Panel 2016-055-DP 23183 136 Avenue MEETING DATE: November 15, 2017 An Advisory Design Panel application has been submitted for the above-referenced property to permit the construction of a multi-family townhouse development with 54 units in the RM-1 (Townhouse Residential) zone. The rezoning application supporting this proposal was given first reading by Council on April 26, 2016. This application needs an Official Community Plan (OCP) amendment to adjust the conservation boundary around Cattell Brook. A Wildfire Protection Development Permit, Development Variance Permit, and Watercourse Protection Development Permit will also accompany this application for the area around Cattell Brook. r- BACKGROUND: Applicant: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses: North: South: East: D. Laird, Aplin and Martin Consultants Ltd. Lot 2, Section 32, Township 12, NWD Plan EPP70286 Medium/High Density Residential, Conservation Medium/High Density Residential, Conservation· (new boundaries) A-2 (Upland Agricultural) RM-1 (Townhouse Residential) Use: Multi-Family Residential Zone: RM-1 (Townhouse Residential) Designation: Medium/High Density Residential, Conservation Use: Single Family Residential Zone: RS-3 (One Family Rural Residential) Designation: ·Low/Medium Density Residential, Ecocluster, and Conservation Use: Zone: Designation: Single Family Residential (under application for Commercial, Single Family and Multi-Family) RS-3 (One Family Rural Residential) Medium Density Residential, Low Density Residential, Open Space West: Use: Single Family Residential Zone: Designation: Existing Use of Property: Proposed _Use of Property: Site Area: Access: A-2 (Upland Agricultural) Conservation, Civic Single Family Residential Townhouse 1.4 hectares (3.5 acres) 136 Avenue Page 1 of 4 Servicing requirement: Urban Standard PLANNING COMMENTS: Official Community Plan The development site is located within the Blaney Hamlet of the Sil ver Valley Area Plan and is currently designated Medium/High Density Residential and Conservation. The Medium/High Density Residential designation provides for single family, intensive residential and townhouse forms of development and aligns with the proposed RM-1 (Townhouse Residential) zone. For the proposed development an OCP amendment will be required to adjust the boundary of the area to be designated Conservation for protection of the watercourse. The applicant is proposing a 54 unit townhouse development on the subject property (see Appendices A and 8). The applicant has requested ADP to review the development (see Appendix 0) and they have provided the following information: a Design Rationale (see Appendfx D), a Submission Checklist (see Appendix E), a Development Data Sheet (see Appendix F), and the completed the Multi-Family Residential Development Permit Guidelines Checklist (see Appendix G). Zoning Bylaw: The current application proposes to rezone the property from A-2 (Upland Agricultural} to RM-1 (Townhouse Residential) to permit a 54 unit townhouse development. The applicant is seeking variances for the front, rear, and side yard setbacks, landscape screening around parking spaces, distance from parking spaces to required windows, and distance of bu ildings from each other. Details of the pr0posed variances are summarized in the Design Rationale. DEVELOPMENT PERMIT AREA: A Multi-Family Development Permit is required for all new Multi-Family development on land designated for Multi-Family development. The purpose of a Multi-Family Development Perm it is to enhance existing neighbourhoods with compatible housing styles that meet diverse needs and minimize potential conflicts on neighbouring land uses. The Key Guideline Concepts with a description of how the project complies is summarized below: • 1. New development into established areas should respect private spaces, and incorporate local neighbourhood elements in building form, height, architectural features and massing. ''The proposed townhouse development is located near surrounding townhouse developments with very similar massing, density and material finishes. The building heights, form and architectural features are very alike, but the proposed development has been designed to have its own identity." 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 higher density developments. "All surrounding buildings are residential units with very similar massing and density." 3. Large scale developments should be clustered and given architectural separation to foster a sense of community, and improve visual attractiveness. "All side elevations of the buildings that can be seen from the main stree't have been enhanced by creating more visual elements, such as windows and smaller roof elements projecting slightly outward from the side facades. This creates more interest and better visual elements from the Page 2 of 4 ( streets. All buildings have incorporated similar design features and roof elements creating a sense of unity." 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. "The majority of the parking stalls have been tucked between buildings, which enables less of the parking stalls to be seen from the street. Landscaping and shrubs surround these stalls to create a buffer and a more appealing view from the buildings. All landscape features used on the site have a natural appearance, such as the shrubs, stones, stepping Jogs and climbing rocks. This enables all these site elements to integrate and create a balance between the nat_ural wood finishes and colours used on all the building facades. Retaining walls have been used throughout the site to manage the slope of the land. These retaining walls provide an area for more landscape planting and shrubs." Parking and Bicycle Storal!e The Maple Ridge Off-Street Parking and Loading Bylaw No. 4350 -1990 requires that the RM-1 (Townhouse Residential) zone provide two off-street parking spaces per dwelling unit, plus 0.2 spaces per dwelling unit designated for visitors. As there are 54 dwelling units proposed, 108 resident parking spaces are required and provided through double-car garages. Eleven visitor parking spaces are required and 2 spaces for the disabled are to be provided for developments that require 76 -125 spaces. The applicant is providing 12 visitor parking spaces, two of which are for people with disabilities (see Appendix H). A bike rack is provided at the outdoor amenity area. Garbage/Recycling Garbage and recycling can be stored in the garage of each unit and will be collected via the internal strata road. Offsite Upgrades Road widening and improvements to the Silver Valley arterial standard are required on both the 136 Avenue and 232 Street frontages. The existing lane constructed in the 137 Avenue road allowance can remain as is. No access is allowed from 137 Avenue, other than for an emergency fire access. Approximately 5 m of road dedication is required along the north side of 136 Avenue, and corner truncations at the intersections will be required. Barrier type concrete curb, gutter, and sidewalks are required for both 136 Avenue and 232 Street. The sanitary sewer and storm sewer will need to be constructed along the 232 Street frontage of the development. . Environmental. Sustainability and Stormwater Management Stormwater management details and sustainability practices are outlined in the Design Rationale. Page 3 of4 CONCLUSION: The Planning Department requests that the Advisory Design Panel provide comments on the development proposal. Prepared by: Michelle Baski, Planner 1 The following appendices are attached hereto: Appendix A Subject map Appendix B Ortho Map Appendix C ADP Submission Request Form Appendix D Design Rationale Appendix E ADP Submission Checklist Development Data Sheet Appendix F Appendix G Appendix H Multi-Family Development Permit Area Guidelines Checklist Architectural and Landscaping Plans Page 4 of 4 I 17 I \ \ \ \ --, / ( I N Legend -stream ~-Ditch Centreline -Edge of River ~ -Indefinite Creek ~ River Centreline • -·, • Lake or Reservoir River I I I ' f-"' APPENDIX A SILVER VALLEY RD 13702 l I 13616 I I 13602 (PUMP STATION) ' I I I \ 13586 I ' ! I I \ I \ 1~546 I I 23183 136 AVENUE PLANNING DEPARTMENT mapleridge.ca -Major Rivers & Lakes FILE: 2016-055-RZ S:ale: 1 :2,500 DATE: Aug 3, 2017 -,u,U"IC-~-=--...... ...,.,~-..==---~~~~--------=== ...... ~~--.,,,,.J'-=,-~--~-~~-~=-=-=~---~~-=-"""'~ BY:PC Scale: 1 :2,500 23183 136 AVENUE FILE: 2016-055-RZ DATE: Aug 3, 2017 BY:PC APPENDIXC ,~-=·1r ·: ~.-..,., I mapleridge.ca Advisory Design Panel Submission Request Form The City of Maple Ridge Advisory Design Panel (ADP) meets monthly. Refer to the attached schedules for submission deadline dates and for the minimum submission requirements. Before making your submission, contact your File Manager to establish what constitutes a complete ADP submission package for your project. Forward your complete submission package for the ADP through your File Manager well in advance of the deadline date. Application Information: Name of Applicant 2016-055-DP File number Address of site Cu rrent Zone 23183 136 Ave, 13691 and 13653 232ndrutre..el- _P_,fl.i_~_-1 ___ Proposed Zone _R_M_-1 ____ _ Seeking to appear before the ADP on this date _______ _ Architect Information: Submission will be presented to ADP by: Architect Lance Barnett ----------------- Landscape Architect _P_r_e_s_to_n_T_o_y __________ _ Other Professional (State Name & Role) David Laird -Civil Engineer Note.: The Architects are required to prepare plans and to attend and to present all developments to the ADP that are in the Major Occupancy categories cited in the Table below taken from AIBC Bulletin 31 Buildings Requiring the Services of an Architect. For the entire bulletin, click here. Major Occupancy Types of Building or Parts of Building requiring the per the current Use services of an architect under section 60 of the Architects building codes Act. Group A (Part 3) Public Assembly -any one-storey building with an unsupported span exceeding 9 m or gross area exceeding 275 m2; -any building of more than one storey with gross area exceeding 235 m2; and -all schools, any size Group B (Part 3) Hospital, Sanatorium, or -any building (excluding veterinary hospital) with a Home for the capacity exceeding 12 beds Aged -any building with gross area exceeding 470 m2 Institutional Group C Residential Hotel or similar occupancy -any building containing 5 or more dwelling units -any building containing 11 or more guest rooms Group D & E Commercial -any building with gross area exceeding 470 m2 Group F (Fl: Part 3) Industrial -any building with gross area exceeding 470 m2 , .. ba ·rn .ett. de-mbek A R C H I T E C T S I" N C. ,· .• •' . Unit 135' ~ 7536 -130 Street..Sl!rrey, ~c V3W 1 HS . (604) 597-7100 Fax: (~04)'5~7-2099 email: mail@bdarkit_ex,co.m Princi.pal: Lane~ Barnett, Architect, AAA, Architect AlBC, RA (AZ), LEED®.-. Principal: Maciej Dembek, Archit~ct, MA, Architect A)BC, LEED® • • ' ' .. \ .. BD ARCH FILE: 16005 •. O~tober20,,20P City o(Maple Ridge .·· . • Planning ang Develppmeilt ·Department • : Building Division -~ • • ·11995 H.aney Place, ... ' 1'1aple Ridge, B:C. : •• · V2X 6A9 .Ati6ntion: • File Manager: Michelle J3aslci (Planner) , • • • ' .I ~ . ' •. ,· •. . . . ' .·· - APPENDIX D .... . '. 'Re: .ADP su,bniissfon -_project rati~nale for .23183 136Ayen~e-~nd 13691 ~ 13653 232 Street -Maple Ridge~ l. P~oject descrfotion and desig':1. rationale: . • -:Qie p.rqposed: rp.u~ti-resid~nti~1·.t~whh9~~e 'development is sitllated ~t the nortli-':est' corn~r ~f 232". street and 136t_h Avenue 11:1 the Silver Valley area. of Maple Ridge. The. ID;aIP, entrance 1s . , accessed from 136th Averttie, The subject site faies three streets. :A ·puqlic ·park and trail flanks . the eI1,tiie west edge of the site. • • . . ·, ,• .. The site_ cont~ms eleven ,wood· framed _b~ildi;gs, hicluding. fifty-four t~ee an:d :four b~drqom townhouse tes.idential units and two· roads have been desigri.ed :·on •. tbe site.in the north/-south • , di1:ection to t~e adv-antage of the r·ectangular shap,ed site: ·A fire . truck;-emergency ~ccess turnaround h?S been provided 'at the north.,.west portion of the site, ans.I aiso incorporates' a th(ee . meter wide fire fighter emergency access pathway. •. . . • , ' ' . . . .. . . ·~ An access. pathway tbro_ugl{ the center of the site has-also been pn;>Vided between buildings 6 and 7, as well as from µie east sidewalj.( along 232nd• streyt, between buildings 3-and 4. ,Suffi.1;:i~nt' p~~ng has be·en ·inc;orporat¢d ori the · site, which meeu; the. required .parking _by-law. Two • • • .disabJed, pai;king stalls are proyided, along with twelve visitor parking stalls. The .units located in buildings 9 and _10 c.an'also accommod~te_additionaLpaiKing at ·their front .driveways. • ' . . . . ' ' • I •. A large ·outdoor amenity area sits. bet-we.en buildings # 10 • and # 11 at th~ central ~est portion of the site,. and includes multiple play.structures, equipment and landsqapirig for,the residents use. This outdoor ·area. is also in close proxirhity to the adjacent public pai:k l;!.nd trail, therefore ... • I • • C providing an extended outdoor recreational • area and appealing views· ,from the neighbouring. units. This outdo9r amenity area can easily be accessed from all buildings throughout the site. . . The proP,~sed builcµngs_ are tV{o storeys in hyight at the street side and three storeys •in height along the g!3-rage entry/ inner site roads. A deck (supported by wood columns), ,has· been designed • above the garage entry side creating_more interest along the·rear ~l~vation of the buildings. The' main entrarlce~ to the units are located at grade: and-are :easily identified. A horizontal eutry canopy is placed above e~ch main doorway at ·the. entrances accessed from the streetside, and all entrances at the r~ar units have been cl~arly identified by plac~g a small shed roof overtop of the • doors_. These horiz~mtal : entry .featur¢s can easily be ·identified a.gairist the vertical ~lements • present on all building elevations an.sf provides a pedestrian fri~ndly interface to tp.e street. . _.., ' . . . . Several .othei: design features have been included on aU _building elevations to p6rtray a sense of the pedestrian scale. Blank exteiior walll? ofthe_ elevati_ons have been brok~n-tJ.P b'y using varying and contrasting cladding :finishes, and inc9rporating. hm;izontal trim boards at the floo:rs .• The use • of additional ·elements such as rafter tails and knee braces add to the visual inter~st. . . • . . _, ·:. ' ' . . •• . . ) •.• • : • Architecturally, these buildings featw·e· natural materials aiid·finishes, and the use of high quality. building materials is being proposed in this • development. The siding materials. consist of· a · variety of "Hardie" products ~hich are highly durabk, non-~omliustible and visually appealing. The .horizontal. hatdie: plank is being ·shown at the gi,·ounq. and m.ain ·floor p6xtions of the elevations and the hardie shingles are being used for the '.upper levels of the ~uildings. A brezµc in siding materials enable t.he ;vertical elements of each ·urut ·to clearly stand out These· vertical • elements contain har'dje panel sidii;ig which surround the. windows. creating a contrast for all the . building elevations. • Large operable windows are being proposed to utilize•.· the high levels of natural light as: well as provide. views to the street fronts and surrounding areas. The windows are of a residential scale aµd have 2x6. wood trims -~s a highlight rriateriaL All unit e~try doors.have a large tempered glass pap.el as an additional safety feature. • • ' . The visual elements presen~ within the· bui}ding elevatio~s ·step witq. e?,ch individi:Ial w:µt, due to the steep .grade ch~ge on site .. The stepping of these units break up the mass of th~ buildings and create a distjnctive individual t.uµticlentity. • • The units ln buildings i, 2; 3 and 4 have been design~d to allow for direct individual pedestrian access and ~~ve direct a~cess onto the main street. Retaining walls, plantings and shrubbery have· •been plaC\;':9 between these W1its en'.ating _more privacy, a softer streetscape.and a more attracµve visual vi~w from the.street. A large qoulder wall has also been placeg. along the west ec;lge of the site in order to control the .steep grade slope, keeping a natural appearance throughout the . development.and also to create pnvacy for ~e ~its overloolq.ng tjie park_. 2. DP compliance.and checklist: • • J . The Official Community Plan "indicates th~t the subJ~Ct property is designated· for townhop~e and • two. family reside;ntial, baj.ldings. The subject property abuts residential townhouse~ to the .north, . . upland agriculture to the west and one · ':family rural residential to the east and south. The : • proposed devefop1I1~P.t consisting_ of_ fifty four townhouse units wbul(;l be· consistent wit~ _the OCP designation: anq. would keep in cnnte~ with the surroundi_ng developments. • - • : The su_bject property is 2.857-Ac, (11 , -562 ni2) and is co~sisterit with a medium to high density • townhouse ,ione. The units witl$. the develqpme~t' l'ange from· 1,321.2 s.f. (122.7 m2) for the smaller, :'A' typ~ $ts, to 2,403.7 • s.f .. (2233.3 m2) .for the large1' 'C-' type units. All units • p:roposed in this development-contain double garages,. Thy. prop9sed ~ite cove11age including all buildings and structures is 40.4%. Of tlie remaining site-area,_33'.8% is pavedi cfr hard surfaces and 25.8% is useable green space. • • -• ·• • • -• ,·The subject site <;~n~ a road ·de~cati~)ll (5017.65 s.f. (466.16 ~), on the south ;prtiop. of the -~~te at'136th Avenue. Twq cornet truncations have-also been ·proVIded at _th~ south east comer and • . north east ~orner ofthe!site. • • • ··1 • A devel'op.ment data shee~ has been1:ille4 out and atta_yhed·with.~e submissi~n p~ckage. -.. • . . . . : . . . . The project complies with the z0ning-by..:l~w1 parlcing-a,rid-Cicy by.-laws, and a few variances will need to be applied to 'the following.ite¢s listed v.rithin the zo.iung by-law.under.section 8."Other Regulati.o~s''.. The:varianc·es i-equir~d ate-fo;ted. belove • . • · 8. OTHER REGULATIONS: a) An ~ccessory ojfstr'eet parking use, when not concealed, shall be bpunded by a . landscape _screen of 11ot less than one me ire: in height. • Th~ lands~aping 09~ultant has pro:vicied a 1 :2sm ht~ h¢dge screen (strawbe:rry . tree) surrounding ~ off-street visitor parkjng stal\s, where app!icable. Th~ere are · . some stalls between buildin-gs :with less than 18" width from driveway edge to ,stall edge, therefore there is not enough room to plant. In.these. cases, they have shown dra1n rock g;ravel as an alt~rnative. • -• b) -An accessory off street pa;-king ttse ~.hall be s.ited_so.that the su,face of such use at· ground level, including a dr.iveway for such use, is not within an arc of3 metres in radius • • measured from tke nearest sur/a_ce.of a required window. • . • . . . . ,• -. ' .. - , • ■ A,.driveway ls locat_ed within a.Jm arc to a:windowat units #38 .and #39 of building 7 ahd 8, at parlcing staffno. 9 • -- ■ A drive:-,vay is located, within a 3m ate fo a window at units; #28 and #29 -of building 5 and 6 at stail ~10. • • • ' ., . • A driveway is located within a 3m'arc to a window at unit #53 at builcling·11 at ." . ~tall no .. 6 . • Therefore a variance is required. c) All buUdingsfor two family residential use or townhouse '-use shall be sited s~ that there . wzll be a continuous 90 degree hdrizontal brc une.ncumbered _b){ buildings dn the sq,me lot· of a radius not less·than::. • • . • i) : 15 metres from the centre of all requir.ed wi11:dows in a living· room: ' • ' - ■• Buildings 1, 2, 3 an~ 4 living.room windows are: located approx. 12.6~ to • . 12.8m to buildings 5, 6, 7 & 8. • . • • • -~ : Building 5 livmg room windows are located approx. 9.9m from bmlcling . 11. , ' ' )' ' • .Building 7 and 8 li-Ving room-wfodows are located approx. 14:9~ frmn • • • , building 9 and 10. • ; Therefore a variance· is required. ii) .. _ 10 m:eh'es fro,n th~ centre of all other required windows_: other than 'ci hving room/ ■• . 13uildirigs 5 and 6 ar~ located approx. 9 .9m from b1:tilding 11. Therefore a variance is required: • A '1'MW.ti, family Development Permit Arei:t Guidelines Checklist'' has been provided ~ith the _ submis.sion. Please. refer to the checklist' -the project_ complies withthe Development Permit guidelines within the Offiaial Community plan. 3. Stor~water/· Rainwater Manageme~t Strategies: rivil: . Please refer to the at1~che4 provided.document·r~garding the three tier approach to Storm Water . Manageme!)-t, provided by Aplin & Martin Coll!?uljants Ltd. • .. The stor;m water approach will discharge·via a stonnceptor manhole to an existing stonn sewer • on 136~ Ave, which in turn drains to the Cattell Brook. The storin captor m;:tµho1e will .proyide water quality and will ats·o act as a velocity break No additional downstream erosion will 9ccur as gi_ result.of this ¢levelopinent. An underground d~tention tank is located at the south west ~ . . ' . portion of the ~ite. ' . Landscape,: The Landscape _c~msultant hf!$ pr9vided permeable pavers for all .visitor parking stalls:, whicp. will provide infiltration for stor-';ll ·~ater. A rock gardeni dry stream bed placed at th~ amenity area will also provide management_ of rain water: • _ 4. Public Art/ Amenities: :'An outdoor amenity area· 9f 3,145, s·.f. (292 m2) has ~een·pro~ided at the ceritral-wesf portiori of ."t)le site 'and· f1;:atw:es natt;IIal play· eiem.ents ·such ·as a playhouse, teepee, cJ_i,mbing rqck, stepping lqgs, ba1anqe log_ and seating under a trellis. • •• < I The. outdoor amenity aTea is i:p close prorimity to adjacent park area and trail system:.· . . . . ~ . ' -~ ' S. • _Sus~ainability pract_ices: . ' ' . . -The use . ·pf s~stainabl~ practices can be seen throughout· th~: d.evelopnient and-includ~s ·the · following: • • • .. • . • ' t! The co_nstruction qf the buildings will use locally source.d construction mat~rials, power smart appliances and ·1ow VOC interi_or fihishiiig material, glues and cattlking. • • • •• ' , • ._ ·4Q% (minimum), of th~ construction· ~aterials will be ~amifactured and 'supplied .within 800km ofthe·project. • . . . : • •• • CSA (Canadian Sta11dards _Association) cei:tified framing luinber and :ijnger jointed studs._ . •• • Th~ project gl.µin~ system for dqQrs and winclows will be· argon gas sealed units • with L.o~ -E -coating to NAF_S.-80 and will _ me~t_ or exceed· ~~ Energy • Act requirements stipulated in CSA-A440-04. • • • • -' . . . . -• .. -_ All walls and qeili_ngs will be insulated in G,bnf or:tri.ance with the requirements of • ASI:IRAE90:.I-20~d, Climate Zone 4.· . • • Durableimateriais such as hardie board siding .. . . . • All ~nterio:r fimshes· _and 'µiat~rials will meet the '9-r~en Label standards for low emitting" materials. • • ' ~ ' -•-.Site _lightmg-~ill be desi~ned to · maintain safe leve.l~ w~le · avoiding "light . _spillage". . • • The landscaping is _ one • aspect which shows • the . use. of deciduous trees having been provided for 'both ~hade and the allowance of sunlight for shrubs an~ ._ • I .. ,·· groundcover. • Permeab_l~ pavers have been used in selected area throughout the ·site for water management: Grasscrete fu.rishes • at the north. potions· of·the road turn-arounds have also been specified, which are more sustainable thqn typical concrete or asphalt. I • The natural play elements at the • OlTtc:lo'or amenity area will include the use of recycled wood materials. • • • • Ele~tri~ car charging statio~ wilJ be provided fo; ~t least"°one. visitor parking • sp·ac~ and all gc)rages will •.be pre-wii;ed to allow for ~tur~ installation of electric car charging outlets. 6 .. Crime Prevention Through Environmental Design (CPTED}: • Th~ proposed. townhouse development _incorporates the principles of Crime Prevention· Through · Environmental Design (CPTED) as follows: •• • • •• • • • ' . ' , , ~ • Site lighting' will be provided from .exterior fi~es mbµnted on' the building, as well as from boilard lighting adjacent to the· parking area and outdoor amenity area. • . All sidewalks~ amenity areas, and· internal street ~re viewed directly • from windows within the project, providing visual · surveillance from 'the residential. units. This is often referred io as providing "eyes on·th~ street'' .. • • • Landscaping: is designed ·to have low sh.J;ub planting under uppet tree canopies with.?U open space betwe~n to allow for sight lines from -both standing and seated persons. Plants .are selected with this in ..rriind, and are to be mainra.iJ+ed to -keep vision lines free. • • -• • • The close proximity of the building to the street means there is minimal visually obstructing plan~ material between the public realm and the building. •• • Addhional infonnati.on regarding the .proposed development is prov:id~d within tl1e drawing package attached. -Any ·oth~r questions; ~oncems 0r • comments regarding this .devel0pment· application ~sill b'e directed towards myself. • . c· . . . . • . . Yours trui' ' '. • Barnett De APPENDIX E I~ 11111a1 ADP Submission Checklist mapleridge.ca This checklist is being provided to you by your File Manager, to assist in preparing the materials for submission to the Advisory Design Panel. Please refer to the AD P Submission Form and the AD..P. 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. ~{:b~-~'hNXE~~~--=----6~~~·~~--t __ oa:-20/1::r Print name Date Submission Requirefuents: Required l Submission Materials (File Manager to Provid~ indicate if required) A. ADP Submission Form (Submitted and signed by Architect) ~ [f B. Covering Letter including explanations about: 1. Project description/analysis (Detailed information Required) 0 ~ 2. Design rationale (Detailed information Required) 13/ a-------- 3. Statement in brief about the following: / a. DP l<ey Concepts Compliance lia/ 0( b. DP Guideline Compliance B' ua" C. 3-tier stormwater management strategy . 0' [a"/ d. Public Art/ Amenities, etc. IB/ ~ / / e. Sustainability practices ~ g / f. Other □ □ C. Site and Neighbourhood Context 1. Context Plan -Existing/proposed buildings and trees, cg/ vegetation, roads, existing/ proposed grading, and other 0 major features within the site, on the abutting properties and along the road allowances/ lanes. / / 2. Photographs of site and surroundings. [~f 9" D. Develof:!ment Permit Area Checklist ✓ (Note: The Architect is responsible to describe how the project ~/ complies with each guidelines, or if not applicable, a description of why not applicable. Please use fillable forms on line.) City of Maple Ridge ADP Submission Checklist (Page 2) E. Architectural Plans (Site and Building(s}): 1. Site Plan and layout 2. Site sections 3. Streetscape elevation • ,.i!£ ; · J 4. Streetscape elevations with landscaping and boulevard trees ~ ~; superimposed . .·~. . ._fz, 5. Shadow analysis .:.·A_✓,. j D 6. Lighting analysis (on building and on site) -:~· .'~.-.';~ 0 _;--) U'f>"'..,:o r----7-.-F-lo_o_r_P-la_n_s_f_o_r_a_ll _le_v_e_ls-, -in-c-lu_d_i n_g_u_n_d_e-rg_r_o_u-nd-a-nd-ro_o_f_t_o_ps--t---:-:~ ,,-'-~"'~1 C'c·.;;,,,.-__ :.'-:--~}-.ib.""'~[i---121-----:.-r----1 8. Waste collection /recycling (inside of buildings) .... • --~-. 0 ~ 9. Storage, including bicycle storage (inside and outside) :,._\ :, -~-:: ;·,; ~ . 10. Building elevation (all sides) -~:.:•:~:;~.--• :~ 13/ 11. Signage (attached to building and free standing) : .~;'._ • :,_ .. :,i ~ 12. Colours and materials , • : -~~: J ~ 13. Material board 15. 3D renderings of the site and/or building(s) with associated :. ::l!J ·:· :·.-:~~ D landscaping , .. , ___ , ,c;._.,sr, 1. Landscaping plan and layout with specifications and planting .. -.: ·' ,:~-'. .. , details .-.-· ·:·;,: • •. ••• ;,,_;; 2. Landscaping details, including locations for public art, signage, :::'_.: ____ ·:.·,· :_:_:': . .J __ gl ___ ··,,i ·7. • : ..... ___ :J,· lighting, play and other amenity areas -,, ~ 3. Waste collection /Recycling (exterior areas/structures) ,, :::J~(:--,_;-) 4. Details for pedestrian and amenity features being provided ?. _: :-,JJf~"; .. ~ 5. Details for hard surfacing areas/ patterns :'./~ -~--_i( : ... , ...... ' /., izr f--6_._T_re_e_re_t_e_nt_io_n_an_d_m_a_n_ag_e_m_en_t_p_l_an _________ -l-!.;;~:.......,.-·-:-:o·.·,::,~~-~·~~·-;;,;,--·~/_....:,,:J'-'t,j--~-....,"",-.;;)-----i· .. ~"""J, c) 7. Site sections to show lot grading, drainage, landscaping and • ·\.~" • • • ~ relationship to adjacent grades/ City boulevards/ lanes • • . "·.""~ .... :./. _J_ 8. Preliminary storm water management plan (Note: This plan .-··-U97~ . · j ~ must have been accepted by the Environmental Planner) ·:~ .. :.;;,: ... -,/ .. :·~ 9. Pedestrian, bicycle, equestrian path interconnections • ••.. <@J· ~ .. ; -'i IIJ/.,. G. Green Building/Sustainability Initiatives ~ :~\ ~ -• --•:=,i:,.c; ' H. Other tl Rev. October 14, 2015 □ □ I •. APPENDIX F ( l ~N■ {, . ! _.. .J -· :~ mapleridge.ca DEVELOPMENT DATA SHEET Existing /Proposed Zone _R_M_-1 _______ Date Prepared 20 October 2017 Required Development Data Minimum Required or Maximum Allowed Proposed (Complies or state variance p eeded) . LOT AREA* (in square metres) Gross Total 152 617.7 s.f. (14,178.65 m2) Less Road/ Truncations Dedicated 5,017.68 s.f. (466.16 m2) Less Park/ Open Space Dedicated 23,145.8 s.f. (2,150.3 m2) Net Total 124,454.22 s.f. (11,562.17 m2) . LOT COVERAGE (in% of net lot area) ' Buildings & Structures 40.4 % Paved & Hard Surfaced Areas 33.8% Landscaping 25.8% Total Site Coverage 100% SETBACKS ( in metres) Front 7.5 m 1,5 m Rear 7.5m 4.1 m Side #1 (N,S,E, or W) 7.5m 4.0 m adjacent to 232nd street (bldg 1 -4) Side #2 (N,S,E, or W) 7.5m 2.15 m adjacent to park (north bldg 10)) Side #3 (N, S, E or W) 7.5m 4.0 m (bldg 9 & 10) s ioe -tJ:.'f. ,.!5rn ,3 ,I IY"I l _b~-11'). BUILDING HEIGHT (i n metres/storeys) Principal 11.0 m maximum I 10.0 m Accessory I NUMBER OF RESIDENTIAL UNITS ' Bachelor One Bedroom Two Bedroom Three Bedroom+ 54 units Total 54 units . GROSS FLOOR AREA (in square metres) Residential 78,925.2 s.f. (7331.6 m2) Retail Commercial Office Commercial Other Commercial (Type ) I nstitutiona I Industrial TOTAL GROSS FLOOR AREA 78,925.2 s.f. (7331.6 m2) * If the development site consists of more than one lot, lot dimensions pertain to the entire site. Required Development Data Minimum Required or Proposed (Complies or Maximum Allowed variance needed?) DENSITY # of units/ha (gross) 38.08 u.p.h # of units/ha (net) 46.7 u.p.h Gross Floor Area 78,925.2 s.f. (7331.6 m2) Floor Space Ratio (net) 0.6 0.63 AMENITY SPACE (area in square metres) Common Activity Area 5m2 per unit= 270 m2 (min.) 3,145 s.f. (292 m2) Useable Open Space 45m2 per unit= 2, 430 m2 (min.) I 29,204.4 s.f. (2,713.18 m2) PARKING (number of spaces) Residential and Multi-Residential Uses 108 stalls Multi-Residential Town Centre (Bach Units) Multi-Residential Town Centre (1 Bdr Units) Muiti-Residential Town Centre (Added Bdr) Commercial Uses Educational & Assembly Uses I Institutional Use ' Industrial Use Business Park Uses . Comprehensive Total Number of Parking Spaces for Uses Number of parking spaces for disabled 2 stalls Number of spaces for visitors 12 stalls TOTAL NUMBER OF PARKING SPACES 120 Number and percentage small cars Number and percentage tandem spaces TOTAL OFF STREET LOADING SPACE(S) BICYCLE PARKING (number of spaces) . ~ Short Term Bicycle Pa rking 10 Long Term Bicycle Parking OTHER -state YES or NO for each. If YES describe o·n separate sheet. Heritage Site I I Tree Survey/ Assessment Provided I yes Watercourse/Steep Slopes jyes I Covenants, Stat ROW & Easements I - I hereby certify that all the above information is true and correct. I acknowledge that any er7 or omissions are the sole responsibility of the undersigned and not the Development a 1// Environmental Services Department. 1 Prepared by: b:AkCE., ~~ / Print Name (Pleasi print form and ~ NOTE: To be prepared by an Architect for ADP Submission or by an owner/agent applicant) for Development Application. APPENDIXG • .. -! 1~•-mapleridge.ca 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 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. Describe how this project and the design complies The proposed townhouse development is located near surrounding townhouse developments with very similar massing, density and material finishes. The building heights, form and architectural features are very alike, but,the proposed development has been designed to have its own identity. Not applicable -All surrounding buildings are residential units with very similar massing and density. 1 ' . Key Guideline Concepts (Continued) 3. Large scale developments should be All side elevations of the buildings that ca n be seen from clustered and given architectural the main street, have been enhanced by creating more separation to foster a sense of vis ual elements such as wind ows and smaller roof community, and improve visual elemen ts projecting slightly outward from the side facades. attractiveness. This creates more interest and better visual elements from the streets. All buildings have incorporated similar design featu res and roof elements crea ting a sense of unity. 4. Pedestrian circulation should be The majority of the parking stalls have been tucked between buildings, encouraged with attractive streetscapes which enables less of the parking stalls to be seen from the street. attained through landscaping, Landscaping and shrubs surround these stalls to create a buffer and a architectural details, appropriate lighting more appealing view from the buildings. All landscape features used on and by directing parking underground the site have a natural appearance, such as the shrubs, stones, stepping logs and climbing rocks. This enables all these site elements to where possible or away from public view integrate and create a balance between the natural wood finishes and through screened parking structures or colours used on all the building facades. Retaining walls have been surface parking located to the rear of the used throughout the site, to manage the slope of the land. These property. retaining walls provide an area for more landscape planting and shrubs. Guidelines 8.7.1 A Describe how the proposed design complies with each of the Building Design, Massing and Siting listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. Design and siting of buildings should take The buildings have been oriented in the north/ south direction to take advant-age advantage of natural features or views of the rectangular shaped site. These buildings have been designed to include and should enhance privacy and views to the street and to the nefghbouring park. All private patios/ balconies face away from the main street to provide privacy. Privacy screens have also been livability. implemented between units. The buildings have been designed to step, following the slope of the land. 2. Residential buildings should front or The units in buildings 1, 2, 3 & 4 have been designed to appear to front onto public roads through the use of appropriate allow for direct individual pedestrian access and have treatment of exteriors, through direct direct access onto the main street. Retaining walls, pedestrian access to individual units from plantings and shrubbery have been placed between the public street/sidewalk, or through these units creating more privacy, a softer streetscape the provision of pedestrian walkways and a more attractive visual view from the street. These linked to the street. Street frontages buildings are also two storeys in height at the street side should be emphasized by incorporating and three storeys in height along the inner site roads/ differentiated front, side and rear garage entry. The garage building elevations have oriented facades, with a minimum two incorporated a deck above the garage door, creating storey facade on the fronting street to more interest along the rear elevation . The fron t entry at foster a human scale. Buildings that are the rear units have been clearly identified by placing a designed with an end wall or unit small roof overtop of the doors. All natural wood finishes adjacent to a public street should design have been used for all building elevations, keeping a the end unit with the pedestrian entry consistent look throughout the residential development. facing the street. At significant intersections, the definition of corners should be reinforced by buildings that front on both streets and incorporate corner cuts. 2 Guidelines 8.7.1 A (Continued) 3. Higher density dwellings should be sited The residential townhouse development is located on a adjacent to major streets in order to corner site with the main entrance off 136th Avenue. All minimize access problems and to provide units facing the main streets have individual direct a transition to lower density uses. access to the pedestrian walkway and street. 4. Multi-family developments adjacent to a) The townhouse development has been designed according to lower density or single detached the slope of the land. The buildings incorporate both two and three residential dwellings should: stories in height at grade. The residential units within the area are a) be consistent in form and massing with either single family or multi-family units, and the proposed building the surrounding area; heights are consistent with the surrounding residential community. b) be sited adjacent to major streets to b) The proposed development is sited on a corner lot, facing three provide a transition to lower density streets. uses; c) concentrate density to the centre of the c) This residential development reflects the same density within development or towards a non-the surrounding units. residential boundary and locate lower density components adjacent to lower d) The buildings within the proposed development vary from two density residential uses; storeys at the main street, to three storeys in height at the middle d) create a transition in building mass and and rear portion of the site. form towards the setbacks of the e) Access to the site is located off 136th Avenue. adjacent neighbourhood; e) minimize access conflicts; f) The proposed development is surrounded by three streets, f) be designed to maximize privacy and therefore limiting the proximity to any adjoining site. A park flanks minimize views onto adjoining sites, the west portion of the site. A retaining wall and picket fence has particularly for portions of the been designed to provide privacy. Refer to landscape drawings for development abutting the side yards of fence details. adjacent single detached residential uses. 5. Larger buildings, roof forms and building a) b) All individual units within each building step down frontages should include design accordingly, following the slope of the ground. All units elements and features to: contain the same features and are broken up as the building a) provide variation in the facades to help steps, enabling a distinctive individual identity. reduce the visual length of individual buildings; c) Each unit's front elevation has been designed with a main b) have the appearance of a series of vertical element (windows).The main entrance to each unit smaller buildings, or as identifiable parts from the street is clearly identified by a horizontal element - of a larger concept; and canopy. This creates a visual balance to the design of the c) incorporate components that express elevations. The side elevations facing the main streets, have strong unit identity and incorporate been enhanced incorporating elements such as windows, direct access to grade for ground-floor and small gable projections from the main facade. units. 3 Guidelines 8.7.1 A (Continued) 6. New multi-family developments should a) The proposed development incorporates decks/ balconies at the rear side of use design themes, architectural the buildings, as well as recessed elements at the rear entries. The building features and elements of the facades also include projections from the main plane of the facade creating more visual interest. surrounding neighbourhood by incorporating common elements such as b) The placement, size and shape of all windows throughout the development are form, scale, massing and proportion into consistent for all units. This enables all units and buildings to create a uniform look. the design as a means to reinforce c) The majority of the parking stalls have been tucked between buildings. Shrubs neighbourhood stability. Examples have beeri placed surrounding these stalls acting as a buffer from the unit lo the include: parking stall. This also,aids in limiting the sight lines to the parking. Additional a) the articulation of facades, using where parking has been provided near the main entrance for ease of access. The garages lo each unit have been placed along the r.ear side of the building, and appropriate, elements such as porches, are not visible from the main street. chimneys, projections, recesses, and d) Strong gable roof lines have been used for the buildings. Each unit roof steps balconies; down mimicking the slope of the grade. Additional roof elements are present at b) the placement, size, shape and number the front and rear elevations. These roof elements angle upwards, creating a of doors and windows; more inviting appearance. c) the location and visual appearance of e) Soft landscaping -shrubbery has been pla~d at various locations surrounding garages and/or parking facilities; the units. Hard landscaping has been used ior the parking stalls and for some d) the selection of appropriate and areas between buildings. The soft landscaping has been placed alongside the pavers etc, enabling the hard edges to be softened. A few retaining walls have compatible roof forms; and been added to the design to aid In dealing with the sloped grade. Refer to e) the design of hard and soft lands caping. landscape drawings. 7. The exposed undersides of balconies and The canopies providing protection to each unit's main porches that are visible from a street or public walkway should be covered with entrance are comprised of painted steel. All other exterior finishes to provide a finished balconies/ porches have been located on the rear appearance to public view. elevations, which are not visible from the public/ main street. 8. Developments are encouraged to use Sustainable features for this project wi ll include the use the Leadership in Energy and Environmental Design (LEEDS) standards of locally sourced construction materials, power sm art in the design of buildings. Techniques appliances and low voe interior finishing material , such as rain gardens, vegetated swales, glues and caulking. 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 Although they are similar in terms of the architectural encouraged to provide visual interest and avoid significant repetition either language, each individual unit is clearly identified. All within a row of townhouses, or between unit entries and pathways are separated rather than adjacent rows of units. coupled. 4 Guidelines 8.7.1 A (Continued) 10. Garage doors should not face public a) b) Garage doors face away from the public streets. streets. Where front facing garage doors Entrances to the units on the inner streets have been designed are unavoidable, the impact of garage between garages and have been setback from the front facade, doors on the public realm should be creating more interest in the elevation. A deck has been placed over mitigated by: the garage door. This enables to deck to become a more prominent a) designing residential units with enough feature of the elevation. width to include attractive entrances c) Entrances at the rear side of the building have been located and windows between garages; between garage doors, and step according to the grade. A roof b) recessing garage doors behind the main element is also provided over each entry clearly identifying the entry building fac;ade; point. c) keeping a sufficient width in residential d) Grouping of the garage doors would not work as well on the units to allow the creation of attractive proposed site, as the slope of the grade varies greatly. entrances and fenestration between garages. e) The living, dining,kitchen and bedroom areas have been d) grouping garage doors in pairs between designed on either side of the buildings overlooking the streets. adjacent units to allow building f) The buildings facing 232nd street have their entrances facing the entrances and facades more prominence street, whereas all other unit entrances are located to the rear on the street; streets within the complex. All entrances have been separated by e) providing interior spaces that overlook windows or garage doors, clearly identifying each unit. The unit the street; entrances will also been clearly identified, and painted a distinct f) separating and orienting unit entrances colour which is easily seen. Refer to the rendered elevation to the street; drawings. g) providing individual pedestrian g) The buildings facing 232nd street have direct individual walkways walkways linked to the street; to the main street. h) including design details such as transom windows or glazing in garage doors; h) Transom windows have been used at some of the main i) a comprehensive landscape plan that entrances to the units. Glazing has only been incorporated into the identifies how the visual impact of garage doors at the 'B' and 'C' type units. garage doors from the street will be mitigated. i) Garage doors have not been designed facing the main streets. 11. Landscaping of rooftops is encouraged No rooftop gardens have been incorporated, but an where possible, to provide shared or outdoor amenity area is provided in the center of the private outdoor space for residents and to provide attractive views for residents west portion of the site. This outdoor amenity area is and passersby. adjacent to the park area, and has been designed with both soft and hard landscaping features, as well as wood curved pergola. These elements provide visual interest and can be seen from the street. Refer to landscape drawing§,. s Guidelines 8.7.1 B Vehicle Access, Parking and Circulation 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. 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. The majority of the parking stalls have been located between buildings, minimizing the street impact. Landscaping has been provide around these stalls to provide a buffer between the stall and the residential unit. As mentioned above, the majority of the parking stalls have been located between bu il dings. Pavers have been used for the parking stalls, creating a variety of materials for the road surfaces. Trees and soft landscaping flank either side of the parking area. 3. Developments with large parking areas should provide a direct pedestrian Large parking areas are not applicable for this site. 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 Not applicable for this site design 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. 6 ( \_ Guidelines 8.7.1 B (Continued) 5. Locate parking spaces allocated for people with disabilities as close as Th~ disability parking stall has been placed near the possible to the main entrance to a main entrance to the site. building. 6. Crime Prevention through Environmental Design (CPTED) principles Not applicable should be incorporated into the design of all parking facilities with convenient safe, identifiable and universal!; ::,rrPcccihlP access routes to building entrances, lobbies or other principal !E 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 Not applicable 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 Pavers have been used for all parking stalls. The integrating a variety of paving materials pavers have been designed using a herringbone such as concrete, decorative pavers, etc. pattern, which will create an alternative surface or by using alternate surface treatments. treatment/ distinction between parking stall and the roads. 9. Road grades, streets, lanes, and driveways should conform to the The sl?pe of the land on the site varies. The roadways existing grades as closely as possible to and driveways have been designed to ensure minimal ensure minimal disruption of slopes and disruption to the existing grades. vegetation. On steep terrain, roads should be aligned, wherever possible, to run parallel rather than counter to, natural contours and existing gr~des. 7 1. a) Guidelines 8.7.1 C Landscaping and Open Space Landscaping both within and outside the development should: 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 f) g) public road and privacy areas; soften the transition between land uses; adjacent provide a buffer between residential and Describe how the proposed design q:implies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. a) Pedestrian pathways and walkways throughout the site have been clearly indicated. This is carried out by the different surface material used for these walkways. b) Private spaces have been identified t:iy incorporating a wooden fence between each residence, and are located at the rear of the buildings. Semf-prjvate spaces use soft and hard landscaping features to outline these areas. Public spaces, such as the outdoor amenity area has been located at the west central portlon of the site and has pathways to the area which are distinctly designed. c) Private outdoor spaces have been designed incorporating a wooden fence between residences, as well as the use of landscaping shrubs and trees. d) The streetscape of the site Is designed to have a positive visual appearance which is pleasing to the publfc eye. This ls carried out by the use of architectural elements, variety of building finishes and landscaping. e) All buildings have been setback from the streets with ample space for landscaping to act as a buffer between the public and private space. non-residential land uses; f) Soft landscaping is present at the adjacent boundaries of the site, as Well as a h) create interesting views and focal points curved retaining wall with landscaping has been designed along the main street softening the edge of the site. into and out of the site; i) 2. 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. 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. h) Interesting elements such as the curved retaining wall, with landscaping, as well as the outdoor amenity area containing a variety of natural finTshes and structures, create a visual path into the site. Windows have been provided at all units to create a view from the site to the main streets and public areas. i) The scale and massing of the proposed development is very similar to the surrounding buildings and communiUes and consists of two and three storey buildings. As shown on landscape and civil drawings 3. Street trees will be a required As shown on landscape drawings 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. 8 / r 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. The _orientation and design of the buildings will allow for daylight to enter from at least two sides of each unit. Drought resistant planting will be used throughout the development. All sidewalks that are in close proximity to streets have been designed to continue through with no interruptions. A site sign/ entry feature is located at the corner of the site. 7. Any portion of a building site left vacant for future development should be Not applicable 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. 9 Cl 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. Exist ing 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. Preservation of the existing natural environment will occur on the west portion of the site behind the established environmental setback. As per landscape drawings Permeable paver's have been used at all visitor parking spaces as part of the water management strategy. 11. The height and location of a landscape a) a 6' high fence has been located between all private spaces and the public screen should ensure that: park area. a) privacy to adjacent adequately protected; properties is b} driving site lines adjacent roads, parking lots; and are maintained from manoeuvring aisles, 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. b) The buildings have been designed in such a way to minimize the sight lines from the roads. Landscaping elements have also been incorporated to act as a buffer. c) The streetscape of the site is designed to have a positive visual appearance which is pleasing to the public eye. This is carried out by the use of architectural elements, variety of building finishes as well as hard and soft landscaping features. Impervious paved surfaces have only been used for the required use, otherwise soft landscaping elements have been provided. 10 \ Guidelines 8.7.1 D Universally Accessible Design i: 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) ci2ariy 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 l.Sm x 1.Sm (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 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. 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. All sidewalks are wide enough to accommodate a wheelchair, and are fully accessible. a) All buildings contain individual unit entries and will have the unit number displayed at the front entry. b) Not applicable -Townhouse Development c) There are no accessible units required for this residential townhouse development. All units have been designed based on part 9 of the B.C.B.C 2012 edition, and all unit entrances meet this required code. The 'A' type units are designed with an exterior levelled area width of 3'-10" (1.17m), and an interior levelled area of 3'-8" (1.12m) x 5'-2" (1.57m). The 'B' type units are designed with and exterior levelled area of 4'-1 0" (1 .47m) x 4'-10" (1.47m) and an interior dimension width of 4'-6" (1 .37m). The 'C' type units are provided with an exterior levelled area of 3'-0" (0.91m) x 7'-8" (2.34m). d) Exterior lighting and power-assisted door openers will be provided per unit. 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. Not applicable 2. The design of a roof, placement of Not applicable mechanical units and satellite dishes, etc. should take into account views of the roof from adjacent buildings. 11 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. Garbage and recycling is carried out privately. No communal garbage container is required on the site. 4. Service areas should be internalized Not applicable 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 Not applicable 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 Not applicable 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 constructed attenuation: be designed and Sound a)AII units will be separated by a 1 hr party wall with an maximize STC 57 min. rating. a) between units; b) between public roads and units; and c) between adjacent land uses and units. b) Residential units have been placed within the setbacks from the main streets, and also contain some landscaping elements which aid in buffering any sound . 12 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 A freestanding 6' high sign has been located at the Ridge Sign Bylaw. In the event of a corner of 136th street and 232nd street. Refer to conflict between the Maple Ridge Sign landscape drawings. Bylaw and these guidelines, the latter shall take precedent. 2. Signage design, materials and message The signage design uses the natural finishes which. should be integrated and complement corresponds to the natural finishes used on all bu1ld1ng the scale and architectural,detaH of the elevations. Refer to landscape drawings. building. 3. Pedestrian level lighting is encouraged along all pedestrian routes and pedestrian plazas. The lighting should be pedestrian f~cused. 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 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. Pedestrian lighting is provided, refer to Landscape drawings. Refer to Landscape drawings 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. A bicycle area is provided at the pathway entrance to the outdoor amenity area, and is well-lit. Refer to landscape drawings. 13 Project Information To be completed by the Architect on record for this project: File Number Date prepared: Architect Print Name 14 54 UNIT TOV'-!NHOUSE DEVELOPMENT 136TH AVENUE 4 232 ST, MAPLE RIDGE, B.C.. ADVISORY DESIGN PANEL -BOOKLET APPENDIX H IOfAS GAINED AHO CON\'ERSM>N lHEREOflNlOANY WA1ERIAl.f"ORl4 CANAOACOP'IRICtiTACTR.SC.1!170 ~ m I'. ~ a ~ ' ~ i ~::w,ee,J UNIT 135, ti 7536 130 SlREET, • SURREY, B.C. V3W 1HB PHONE: (604) 597-7100 FAX: (604) 597-2099 EMAIL: mollObdarkltex.cam a.E<TNO. !NONO. PIIO£TNO. R<V. NO. 16005 - C,ONTEXT SITE PLAN «)CCL"~ Al1 CUDd ~'IJ DI ~=wot~ ~ :ru:o; :C-ae ": ~,:, =~-=,PIJ!tOtl,!lD «A,J OMit~ ANO c:cn= = =· ~·:c:tc.'1~ ~ ffl /;; ~ I p !S ~ ~ ~ w:.w.:-=.J UNIT 135 7536 130 STREET~ SURREY, B.C. ' VJW 1H8 PHONE: (604) 597-7100 FAX: (604} 597-2099 EMAIL; mallObdorkltex.com CllOIT NO, ~EIT HO, AC-1.0 PRo.ECT NO. REV, NO. 16005 UNIT TYPE # OF BED ROOMS OF UNIT BASEMENT S.F. MAIN S.F. UPPER S.F. UNIT A 3 UNIT Al /EXC,L 50m2 OF BASEMENT) 21 UNITS 14.6 S.F. (/.35m2) TOTAL 5.F. PER UNIT {ExCLIJDIN6 6ARAGE 4 50m2 OF BASEMENT) 642.2 S.F. (sq.66m2) 664.4 S.F. (61:72m2) 1,321.2 S.F. (/22.1 m2) TOTAL 5.F. {ExcLLJDIN6 GARAGE t 50m2 OF BASEMENT) 35 12.4 5.F. 3312.q m2 -----UNIT A2 .. ___ _ UNIT AB UNIT A4 UNIT B UNIT Bl UNIT 52 UNIT C 3 3 5 UNITS -----------6 UNITS 14.6 5.F. (/.35m2) -------- 3 ~~~S-_!_4~ ~~ Q:~~2)_ ~~~S_! J~~~) _!?_q} ~-~ ~~1°!_'!1~ 12~-~ ~.:.J~~6_"!3'_ 3 2 UNIT 17 S.F. (/.58m2) 650.8 S.F. (60.4onQ 685.5 S.F. (63.7m2) 1,353.3 S.F. (/25.7m2) ~------------17 S.F. (I .58m2) 646.8 S.F. (60.oqm2 681.1 S.F. (63.27m2) 1,342.5 S.F. 024.7 m2) _ 650.8 S.F. (60.46rn2 673.3 S.F. (62.55m2) 124_!:~ ~Ji~~~~_ ------------------- 4 -~~~S _ _!,Oj.~~.:..(~7~~ -~~~S_fj~~ ~,~5.:.4~~-i_q~~~ l~~~~:f.:.J~~5_m~- 4 5 UNITS 160.2 S.F. (14.88m 681.3 S.F. (63.2'lm2) 1,003.4 S.F. (q3.2m2) 1,844.8 5.F. (171.4 m2) ------------------------------------------------4 2 UNITS 160.2 S.F. (/4.88) 681.3 S.F. (63.2CJm2) l,0O3.4 5.F. (CJ3.2m2) 1,844.CJ S.F. (171.4 m2) 4 2 UNITS 725 S.F. (67.3m2) 813.1 S.F. (15.6m2) 865 S.F. (80.4m2) 2,403.1 S.F. (223.3 m2) 6 ELEC. ROOMS TOTAL, 54 UNITS -----·-·"'"'I\, ~..r --' --, 6,712.5 S.F. (623.5 m2) -----------8P46 S.F. (741.6 m2) ----------3,qCJl.5 S.F. (370.8 m2) ------------2,706.6 S.F. (251.4 m2) 3,607 S.F. (335.0 m2) ----------'l,224 S.F. (857.o m2) -----------3,68"!.8 S.F. (342.8 m2) 4,807.4 S.F. (446.6 m2) 468.O S.F. (44.0 m2) 78,CJ25.2 S.F. (7,331.6 m2) ZONING, RM-I GROSS SITE A 112,002.1 S.F. GROSS SITE B, 40,664 5.F. ~...::.:~:: --$(Ul'Jlll;fl(Jr,r,~ WID~lECUDC.AIOw..,y Jri1Qlkl'S(DltlOu,y01,icNl't uw1 ucocc w:r.o rucou.n =,,.111,p1,~•NWOa ICl'.A.S C:A,C l,H/J ~ D0cct1JOOIK1 WA~fllllW TOTAL GROSS SITE AREA 152,617.7 5.F. (3.504 Ae,) (/4,/78.65 m2) (/.418 Ha) ROAD DEDICATION, 5017.68 S.F. (466.16 m2) CMdQ,o»onwo,,,.,."l'-u.c..rt». !! I PARK AREA 23,145.8 S.F. (2,150.3 m2) NET SITE AREA: 124,454.22 S.F. (2.857 AG) (11,562.18 m2) DENSITY, 46.71 U.P.Ha (54 UNITS) SITE COVERAGE, FAR. , 18,q U.P.A, 40.4% ( 50,307 S.F. ) (4,674 m2) AMENITY SPACE, INDOOR, PROVIDED: OUTDOOR, PROVIDED, PARKING, 0.63 ( 78,CJ25.2 S.F. ) (7,331.6 m2) o S.F. (o m2) 3,145 5.F. (2CJ2.0 m2) REQUIRED , RE51DENTIAL, VISITOR: I. (/.156 Ha) ~ I p 15 ~ ~ t EXISTIH5 TRAIL ,. CORJER ~ATION ;;i:.---tJ-:::;~ \~~i;e,ro """- / "<%, ~ .. .. I: ~ I .. n· i~ ~~ .. gJ g i,i.: ~ II) ~- i¥ w I-it i i! z II) C) II) < ~ ~ lri it ill C) Ci I!! I: !i ii'i ~ l z C) f< :J ~ i!: > .. \) /!!~ t i iE ffi \) .. l5 .. ... u ~ i 8 ::, ili u ~em~i=~ UNIT 135, HJ 7536 I 30 STREET, SURREY, B. C. V3W 1H8 PHONE: (604) 597-7100 FAX: (604) 597-2099 EMAIL: mollCbdori<l!ex.com a.J~T NO, 5HEn NO. AG-1.0a PRD..ECT NO. REV. Ho. 16005 VIEH FROM 13€,TH STREET (LOOKIN6 NORTH 1'£5T) VIEH FROM C.ORNER Of 232ND STREET AND 13611-l AVE (LOOKIN6 NORTI-l WEST) VIEH FROM 232ND STREET (LOOKIN6 WEST) =«,~si~: 'lk~...ort11rrv~ IIOdlJC~C'tS,IIC..»loV,,.,.-.liiOl iCu5GlillfllOlL1 Cifl • flNll tlflHlll UCl.v:t to.;f\:UMm. :t:°'~k.= notQfflftONtr WADl.lltor.- ~~11,Cffl,SC.lf)tl g; ffl I. ~ m p !S ~ ~ i =ij~-==.J UNIT135, ~ 7536 130 STREET, SURREY, B.C, V3W lHB PHONE: (604) 597-7100 FAX: (604) 597-2099 EMAIL: mollObdarkltex.com aJEJrH NO. SHEET NO. AC.-12 PRO.ECT HO. REV. HO. 16005 BOULDER WALL W/WOOD PICKET FENCE WEST PROPERTY LIN!' UNIT #44 (BUILDING #9) 136TH AYelJE -STREETSGAPE -.J!! I ~l!!(I SOUTH PROPERTY LINE L _l- 292nd S~ _ STREETSGAPE .......... B.JIL.DIOO l BUIL.DIN6 6 292nd S~ -STREETSGAPE '"'N """·'.. ..,._, TINUED UNIT#43 (BUILDING #BJ 136th AVENUE -1-- UNIT #1 (BUILDING #1) EAST PROPERTY LINE I _j---_J L __ _J_ 232nd STREET 232nd STREET I I _J_ --_J..._ NORTH PROPERTY LINE I ___J---_t---- ~l BUIL.Dlt-k=,6 ~tiH~~~iEN~E~51:~fo:c0 ;f lHESOLEPROPERTYOf"BARNITT OEMBEKAFIDllTECTSINC,ANDl,IAY NOTBEUSED'MiOllY ORIN PART ~lHCIJTUCiNCE BEING PURCffASED COPYRIGI-ITINFlllNGEMENT INClUOES IDEAS GAINED ANO CONVERSION lHEREOf"INTOANY lilATERIAlfORM CANADA COPYRIGHT ACT RSC 1970 ~ ffl ~ ~ m ,, !S ~ ~ ~ \.) ;;. \f) ~ \f) w :I: ~ z a :J ! I-15 a .... i \!j D iiZ w ![ < :I: ti ~ N i !i ~ F v ~ rn I z < ![ I!:! in I< .. I!,! j!!Z ~8 8 ~ ili w:mzgs:i:=.J UNIT135. ~ 7536 130 STREET 1 SURREY, 8.C. ' V3W 1HB • PHONE: (604) 597-7100 FAX: (604) 597-2099 EMAIL: mo11Gbdorkltex,com a.JENT NO, s-tEET NO. AG-1-3 PRD.ECT NO. REV. NO. 16005 l~~•f;~~~~:"=~=J:- SITE SECTION G:::G It I ====_=_r.l ~==========:==------"" ----------~===iE==~===:f:==~n ◄" H __ t i :--t====-~- " -◄3 ·----42 --◄l•- 40 3<1•--~ _=:_:::""-=-==::r.=:::i~:::::::3irti:f?:.:.l "·---1--~:======= SITE SECTION A-A SITE SECTION 6:6 - SITI; SECTION E-E ~:n:~EN~SE~9:E~l::: THESOI.EPR!ffRTYOfBARNETT ~8: :1:ic~:~ "': ~:1 ~~~~~:N~~ri~M=5 IDEAS GAINED ANO CONVERSION mEREtf INTO NiV MAmttM. FOIIW CANADA COi'YIUCHT ACrRS.C. t9lO ~ m l:i; ~ fil ls ~ ~ i __ ..., C ~ i ~ i§ < ~ ~ ~ ~ "' C C 8 [;l .:: ~ ill ~ D ii'. w 0 I~ ~ \11 !~ ~ tf] D l1) :I: ~~ ~ ~ () :z: I~ i= () <.l :J .. \H ~ ~ F ;.i;S ~ I!! ll. ~iii ~ t; ~ i B il ili r,¾n~:-=:.J UNIT 135 7536 130 SlREET~ SURREY, B.C. • V3W 1H8 PHONE: (604) 597-7100 FAX: (604) 597-2099 EMAIL: mallCbdarkltex.com a.JENT NO. PRCL.ECT NO. 16005 SHEn NO, AC-1.4 REV. NO. ~---------------- ~----------------- . ., ---- SECTION ·Srl'a!:.•.., I _.., t{W, . I ---------~---------~------------------ .. 2---- ~, W!l..DIH66 .... ., SECTION * 61JILDIN6 #6 * * 61JILDIN6 #II * SECTION -61JILDIN6 #8 * * * >I -------------= ----------------- * * .......... ~ IW'lffll'#\1' * lilil't~~ * '"'""""" * SECTION SUILDIN6 #1 ·- ,m, """"'y """"' .... '""''" .. ,. * * * ... ...... * ........ SECTION -SUILDIN6 #5 BUILDl"'6 1 mLDl."'I! 6 oNITTK.-. * ,.., ....... ~ ---i s,u.~ . .A41,~JWJ ~ wtwn~Tt(~.c:r-1t1E·scu:~nt:1nA.1Mn ===~i~, •l!GJlu:tif;t(~MD\,l,\S. ~I ltf"IIMO,tOn iCWXS =tt~~A~ c.»140ACOl'l'fCMI IJ:11UiC..1~7Q ~ m lo ~ I ~ ~ ~ i .. .. >= ,. ~ i ..... ~ ~ ~i i\l i,,-~ ~ !,l..: -.i ill ~ a ct w (i I ~ :I: ~ Cl ti II) ~ ~ N [() !Q N II) a.., g w :;: ~i ~ ~ z ~ Cl I< ::J ~ i!: ·§ ~ ;:ii~ I!!- a.. ~ ia .. 8 .. ~ is 8 il :l: ili ~:,m:t1;e;tJ UNIT 135, ~ 7536 130 STREET, SURREY, B. C. V3W lHB PHONE: (604) 597-7100 FAX: (604) 597-2099 EMAIL: mollCbdorklte,c,com a.JENT NO. ,....,..0. AG-l.5a PRO.ECT NO. REV. NO, 16005 1, ----------L---.. ___________ L __ _ .,--------------------------.:,----------' ·~----------. -------- "-:;-, ': -------- -------------- .. SEC.TION -6UILDIN6 ~ 5Ec.TION -SUILDIN<S> #8 SEC.TION -SUILDING #I SEC.TION -BUILDIN<S> ~ SEC.TION -BUILDING #10 ©COt''lfflGH. ALJ..O(SICJlSAltJ THE MOOflrD U([HESSCS lH[R(Of Ali£ lHESOl.£.PROP[Rl)'OfBAANETT OEMBEXAAOIITEClSINC.ANQl,l,\Y HOl B[ USED \ltiOUY OR Ill PART WTHWT UCENC£ 6EING PUROIASED COPYRIGl-tT INFR1NG!MENT INl;ll/DES IDEAS GAINED ANO CON\otRSION THERED" !HTO AHr MAltRIAL fORU CANADACOP'll!IGHTACTRSC 1910 ~ ffl Ii; ~ ; ~ ~ ., ~ i ~1~a,g ~:.23:.rro~.J UNIT 135, ~ 7536 130 STREET, SURREY, B.C. V3W lHB PHONE: (604) 597-7100 FAX: (604) 597-2099 EMAIL: mollCbdorkltex.com a.JENT NO, SHEET HO. AC-1.51:> PRo..ECT NO.. REV. NO, 1€>005 ;- 11 1 µ-----------7:1 r ----i , I I I I I I I I I I I I I I I I I I I I I c,a,ei.e , .~~-}.: '~X'1b.i.• ---------- STOR I ' I u BASEMENT FLOOR PLAN SG~, 1,IOO BASEMENT STAIR AREA, &4 5.F. (1.ei.2 -EXGLIJDED) HM TANK AREA 14h 5.F. (l.35m2 -INGUJDED) 6ARA6E AREA 410 5.F. (3e,.1m2 -EXGLIJDED) 6ARA6E 5TOR. AREA 121 5.F. (ll.2m2 -EXGLIJDED) H MAIN FLOOR PLAN MA51ER W28QQl:1 Rr-l>' ,C INl'I 3bn X3.b:'m i ! 1;,===r.sl I ' ~~~, .em..!2_1 ('l"""';iccr-.ia,' 2.!Mtn.JC:5.,Qlii ! UPPER FLOOR PLAN SCALE , "'°'o 6422 5.F. /S'!b6m2) SC.ALE• WOO 664.4 5.F. (61.12m2) UNIT TYPE 1A 1 TOTAL FLOOR AREA 1.3212 S.F. (122.1m2) (BA5&13IT STAIR I 6ARA6E AREA NOT ll'IGIJJDEVJ I I µ------------q I I BASEMENT FLOOR PLAN MAIN FLOOR PLAN UPPER FLOOR PLAN SC.1'1..E, l,100 !(;"}IU't ldOO 646b 5.F. (60.o<lm2) 6e,I.I 5.F. /63.21m2) BASEMENT STAIR AREA &4.4 S.F. (1.&-lm2 -EXc.Ll/DED} HIW TAN):: AREA 14b 51'. /l.35m2 -l!IWIDEP) 6ARA6E AREA 413.1 5.F, /36.4m2 -E.Xc.LJJDED) 5ARAG€ 5TOR. AREA 122 5.F. (ll.:3m2 -cXC.UJDED) UNIT TYPE 1Al 1 TOTAL FLOOR AREA 1,3425 5.F. (124.1m2.J IBASe-elT STAIR l 6ARA6E AREA NOT INc.LUDED) .................................................................................................................................................................................... 19 µ------------ t--- ' I I ' ' • I I I I I DCVBLE\ ,~ Jn,---4'JC';5'--o')f .,~Jt'1..62t1i ,, BASEMENT FLOOR PLAN SCALE , 1,100 BASEMENT STAIR AREA '15.'I S.F. (e,.<lrn2 -1:XC.LUDED) HM TANK AREA 11 S.F. (1.58m2 -IJ:IC,I..UDED} , ..... 11.s.. MAIN FLOOR PLAN S(;AJ.£, l,IOO 650.e, 5.F. (60.46nQJ 6ARA6E AREA 406 5.F. (31.11m2 -E.Xa.UDED) 6ARA6E 5TOR. AREA 11'1 5.F. m.0rn2 -EXCU!DED) UPPER FLOOR PLAN ""-'U!, '·""' 6133 5.F. (625:n,2) UNIT TYPE 'A2' TOT AL FLOOR AREA 1,341.0 5.F. (124.6m2) (BASEMENT STAIR 4 6ARA6E NOT INGLIJDED) r,,.,J r--- 1 I I ' I I I I I I I I I J I I I I I DOUBLE I ~:~.;. ' ,.1,4,,.x U2ii'i1 BASEMENT FLOOR PLAN SGALE, MOO BASEME!rr AREA &4 5,F. (Wm2 -EXc.UDED) H/H TANK AREA 14.6 S.F. /135m2 -INC.LIIDED) 6ARA6E AREA 413.1 5.F. (:la.4m2 -EXc.l.UDED) 5ARA6E STOR. AREA 122 5.F. (11.:3m2 -E.Xc.UIDED) ..... MAIN FLOOR PLAN SGALE I .. ,oo 646.8 5.F. (60.Bm2) UPPER FLOOR PLAN ......_. • ''""' 66<,.2. 5.F. (62.11rn2} UNIT TYPE 1A31 TOTAL FLOOR AREA 1,:330.5 5.F. (123bm2) (BASEMENT STAIR 4 6ARA6E NOT INGLUDED) (i)COl''tllliJO. AU. Dl:SIC1'S AND lHE MOOftD U(O/E5S£S Ttfl,E<1 AAE lliESOI.IPRa>EATY<1BARHETI OEWBcJ< ARCHlECTS ~ AND I.IAY NOT8£US(O~'t' O'll.~PMl 11\Tt!OUTUCOtCCeEHCPUROtAm>. CoPYFIIGHT IHfRINGD,IEHT ~C.IJOES IDEAS CAINEO ANO C0N\£ASI0H 11i£R(Of 1/00».Y ll,\10i)IJ. fOliW CANADo\COPTRICHTACTR'SC.1970. ~ ; 1ii ~ ~ ,. !! ; ~ i .. .. .. .. !~ ! ~ ~ ~ .J 2' &! l\l C, ii'. !z ~ ~ §~ ul I~ ~ ~ :!rl !~ !Q 5 !~ --~ :J ~ f'-i!: I!!!:: ;;i;~ g .. ~ § ~ Iii a II: iJi ~-Wi:Ue=.J UNIT 135. ~ 7536 130 S1REET, SURREY, e.c. V3W !HB PHONE: (604) 597-7100 FAX: (604) 597-2099 EMAIL: mailetidorkitex.eom a.JENT NO. SHEET NO. AG-2.1 PROJECT HO. RE\/. NO., 16005 r---, r---, l I I I I I \ I \ I \ I I I \ I I I I I I I \ f ','DC\8LE1,,' I ~1 • 11(1.--i' .,,, • ..,., u Sb'llnk:"Jb.2'1\1 . BASEMENT FLOOR PLAN BAf>B'ENT AREA qs_q SF. (f>.'111)2 -EXCLOOED) HM TANK AREA 11 SF. (l.s&n2 -IHCUIDED) 6AAA6E AAEA 406 S.F. (31.11112 -EXCLUDED) 6ARA6E STOR. AREA 11q 5.F. /11.05m2 -EXGLIIDED) ~·J 2m ~ tl-4-..0'"' IO'-e1 4.nt,){3,Z'li MAIN FLOOR PLAN 650.8 5.F. (60.4bm2) UPPER FLOOR PLAN SC:.Af..E I 1.100 685.5 5.F. (63.1m2) UNIT TYPE 'A4 ' TOTAL FLOOR AREA 1,:,53.3 5.F, (125.1m2J (BASEMENT STAIR 4 GARA6E AREA NOT INGLOOEDJ u ------------□ : E6IJQ I ~ (IS'-10' X 20'-0') 4.22m X6.lm I ~ (I0'-0' Xl.2'"--W") :I.DmX'-"9 _____ L ___________ ~ BASEMENT FLOOR PLAN D ... , .l2f;Q; ' " II I I I I ,'~~I / ~-2' X %¥,PJ \ I f~XO I I ' I I I I I L ___ J □□ MAIN FLOOR PLAN ~ (ll'-IO"XI0'--0') 3.6m X 3.Dm UPPER FLOOR PLAN SGALE, 1,100 BASEMENT AREA 6425 5.F. (S<!.6"m2) """""• •ooo FLOOR Af/.£A 6&3.1 5.F. /635m2) SGALE, J.100 IPl5.4 5.F. ('!4.3m2) EXCLUDED -50m2 (538 5.F J = 1045 5.F. ('!.1m2) GARAGE AREA 404 S~.F_._t:,_1_531112)_· --------------~ UNIT TYPE 'B' TOTAL FLOOR AREA 1,8035 5.F. (161.5m2) (5am' OF BASEMENT 4 6ARA6E NOT INCLUDED) .................................................................................................................................................................................... ~ (13'-4' X fCf'-ll"J 4D6mX 6.aJm I I I ' ______ L ---------_ _J BASEMENT FLOOR PLAN SCAtE , 1,100 BASEMENT AREA 642.4 5.F. (S<!.61lm2) EXCLUDED -50m' (:ae 5.F J = 104.4 5.F. ('1.1m2J ,, .. ..,. .l2fQ; I (1bm} IDQ:!fl:! ·--------7 q'-6' X 16'-o" ~ I D(:)lel...E I ~· ' ~I!lf~ \ t ' I ' ' .. __ .. MAIN FLOOR PLAN UPPER FLOOR PLAN SCALE ' LJOO FLOOR AREA &9b 5.F. (S<!.om2) SCALE ' 1,100 IPQ3.3 5.F. ('13.2m2) 6ARAGE AAEA 4o& !:>.F. /:,1.'ltrQJ UNIT TYPE 1B1 TOTAL FLOOR AREA 1,143.1 5.F. (162m2) (5am' OF BASEMENT 4 &ARA6E NOT INGU/DEDJ ( AL TERNA TE) (OPT ION) h ~ (14•-o· X 20'-)'J 4.21m xo.e... l I I L ___________ _J BASEMENT FLOOR PLAN ~ ' /\ II q /I ' I VCl.eLE' ·~ l)t'-2••:U,,:,,-J ,!.bft~6.a l ' ' MAIN FLOOR PLAN ~ (12'-0' X 10'-0'} 3.1m X 3.om UPPER FLOOR PLAN SCALE, 1,100 BASEMENT AREA 6'!1}..2 5.F. (64bbm2) scAUe 1,100 FLOOR AREA 681.3 5.F. (63.2'!m2) SCALE ,'""° l,OOS.4 5.F. (q~.2m2) EXCLUDED -50m' (Sae 5.F J = 1602 5.F. (14.Mm2) GARA6E AREA 404 5.F,.... /3_1_.5:Jm __ 2J ____________ __, UNIT TYPE 'Bl' TOTAL FLOOR AREA lt,44,!l 5.F. (111.4m2) (5am' OF BASEMENT 4 &ARA6E NOT INCWDED) ~11 "1..Lcoqt).W,,K WIXWlCCI OOJ023 kJlitl;J' IJC a<WIIJO'Ol'h''11A,11Ji!CTI ~~fft1'5..C.ANO WJ.Y l&J R. U!C wJcu'r oil fll 11',,_f •lGlucNt~~ ~'lt".Otl~~S CICASC~~~oi, l!O[Ot'IOONrt ltlA.IOL\t,cww Cl,W,Cl,«P1RO,.T.OIUC.lt:tdl ~ I 1i; ~ ~ ~ ~ ~ i ~ .. t: rf •• ~~ I ~ i-~ :!IJ C "' ~ 0 iiZ ~ !! Ill .Jill ~ ~~ ~ ~ !~ ~ ~ f~ ~ ~F .. re 5 l!!l:: ~ j;li i8 g .. 8 .. I ! ~ Di tffetei:=.J UNIT!~, ~ 7536 130 STREET, SURREY, e.c. V3W IHB PHONE: (604) 597-7100 FAX: (604) 597-2099 EMAIL: moilObdorkitex.com CUENT HO. sttaTNO. AC-22 PA0.£CT NO. REV. NO 16005 H {1.6ml 0------------TI .EWS (13'-0' X'20'-<J') 4.llm X6,lm I I ' I L ----------_ _J ,....,. Qm; . u " " 11 I 11 '' I ,D(M!U:t ·t~ ':,b,, X • I I I I I '---~ flf2...!2 112'-o" X I0'-0') '3.1m X 3.orn [1bm] BASEMENT FLOOR PLAN MAIN FLOOR PLAN UPPER FLOOR PLAN so=. t,roo 6ASEMEHT AREA E'>'le.2 5.F. (64.l)E',m2) EXCLUDED -50m' (S3e, 5.F J = 160.2 5.F. /14.e>em.2) """'-', 1,100 FLOOR AREA E',e,J.3 51'. (&3.2'11112) 6ARA6E AREA 404 Sf. (315:lm2,) 5CAU: • 1.100 1,003.4 5.F. ('13.22'"2/ r----------------, UNIT TYPE 1621 TOTAL FLOOR AREA l,!>44.'I 5.F. (111.4m2) (Som' Of BASEMENT f 6ARA6E NOT INGUJDED) .................................................................................................................................................................................... FLEX E,QQ!:J (l'l-.o'X!!"-2") 5.1~ X 5.b4m BASEMENT FLOOR PLAN e,:;,us, I•""' BASEMENT AREA 1,263 5.F. /111.3m2) EXCLUDED -50m' (530 5.F J = 125 5.F. /61.3m2) LU,I I I ~: D~ ~ ex:,-: f 62:~·, -., __ ... I I ---I -a MAIN FLOOR PLAN """-", 1,100 FLOOR AREA 013.1 5.F. /15hm2) 6ARA6E AREA 461 5.F. (43.4m2) i _ _J UPPER FLOOR PLAN """", "'"" B65 5.F. (00.4m2) UNIT TYPE 1G1 TOTAL FLOOR AREA 2,403.1 5.F. (223.3 m2) (Som' Of BASEMENT f 6ARA6E NOT INCLUDED) ma:,,,dlOII. iU..COOfJ AhO 1K W(QrO~~r:,111( ltt(!,IU~IY~IA'!liCTI C(\i9(X ~'lttTS lfC N,0\otAV Ital! l('lll(Jl,Wi;J."' (JIii" ,,.;it 9'~11.,(Dr:t.lUC~ ~~~ l\ltMO' llilO ,'Mt IIAID,,ll. rOll,I Ul«04 Ull'etofJ ~ UC. tt>o. I:! m 1;; ~ m JO lS ~ ~ i ........... !: .. .. .. !i . . i.,. ! ~! ~ ~ "I i!i a! t\J C, i'i' ~ !! "' I~ ~ ~ ~ ~! lQ :z Cl --~ ::; ~F ~ i~ J!!l:: 0.. g .. ~ .. j E l:i il I!: ili ~=u.=.J UNIT 135, ~ 75J6 1~ STREET, StJR~Er, 8.C. VlW IH8 PHONE: (604) 597-7100 FAX: (604) 597-2099 E~AIL: mailClbdorkitex.com Cl.JENT NO. SHEET NO, AG-2.3 PRo.ECT NO. REV. NO, 16005 f< JU>,) ---------------ill --------~, -~---~----· . ' .'\ ooueLE r. I •GARA51:1 I r----; ' \ I ' I r 1 j t f 1 r 1 , , r I r 1 , 1 f 1 I l I I ---J 4.-___ .J . . /\DC1.et.E /\ I 1GARAGE1 I 11---, I I I I I I I I I I I I \ f I I 1 / I I \ I \ I \ I I I L ___ J ,'\ DOUBLE/\ I 16ARAGE1 I I 1------, \ / I I \ I I I l I I I I I \ I I I \ I I I I I I I I I l ' /\ DOJBLE /' , 16ARAGE1, I \---i \ I I I t j I i t ' I I t I I I 1 I L ___ .l ,\OOJBLE ;, ==- : \ GARN:,!'_ /', I Ir--''! I I , ' I \ : \ I ' I I \ : I L ___ J ~ " II r, I\ I I I I I I r 1 I I i I I ' L.---J ,, II I\ I l I ' I I I I I I 1 ' --------------------- s,-.:-><f<r ::T-:o· !a'-)· ':XT•Y :-0'.lt~ W.-1 ,_ !>-""I '°...., '""'" ti- [4431ml ~ UNIT A::J. * UNIT A >I< UNIT A * UNIT A * !MIT A * UNIT Al ... T .. ,..,., .. , .. l.tllT"3 UNtT•2 l.tlrr•r BASEMENT FLOOR PLAN SGALE , 11100 ....... n:0,1 ,,~ tu-..: l'U'lM CU-.1 tl◄~ •'-f' O"'>t/ ·~ Ii'-'¥' f,°"6" ,r,.v o .. ~ ..... N"-b"l' ....... t,l,o-'1/•T t'tt' ..... 6-l"' ....,. DECK DECK DECK --------- ~ r , r , ,e-.;i· ~ ,...,,. x,.,-..... ~:-.,,., """"' ·-i,,.., •= io,...i ~ UNIT A2 * UNIT A * UNITA L'NITa.f> "'"" ,,n ~ MAIN FLOOR PLAN SC,t,LE ,1,100 DECK , ' r h 4'-0" 20'-2' 4-.0• D-1 ""'"' ·-·~~--~~ l'-"..!'li!!t) * !MITA * "'"' DECK --- r »"·l" .,,,,. ..,.., jlZ>d UNIT A * lo'IIIT•2 ' llilli!2L ftll:1!b]'. DECK --- :»'..iii' """' UNIT Al .,.,., ~ '.I r ~ t! - ~ ~ =i· J, -~ ! BUILDING #I ()tot111:1(:1it.Ml,u,,nM'C)tJ;f WCl>lt'Ov,D(S$0. :t!D(CF.ut ::JK~l'IONJl.rrr,"~ C:UHO. MtMtttll K ,t,ll;l WAT" ~tacU5tD'IMClll'Clt•IM:I •lllCUI IJCt.iliU ii(],<-~ (IJ'YWOillil~ ~I.CU CU.5 ~~ ».:O a-t'.("MCM tltMtt""'tOMl WAltEJil.,oo,, ~~llC1.._1.t1m ~ ; r. ~ ; p IS i ~ i ..,.,..,..., ., ,, C: ij , i i i i ~; i ~ a ii'. ~ !~ :i:: f-C IS'I I~ ~ ~ t ~ Ii z ~~ () ::; ~~ "§§ ~ j;!;;B ~iii Iii 0. ,, § ,, ~ ~ ~ <l l!' ., ~,:u.r.:~.J UNIT 135, r1 75~6 130 S'\REET, S\JRR(Y, 8.C. VJW 1H8 PHONE: (604) 597-7100 FAX: (604) 597-2099 EMAIL: mailGbdarkitex.com QJENT NO. SHE£T NO. AG-9.lc, PRo..ECT NO. REV. NO, 16005 ,. .... "'·- ..... ..... r,.,. lr',6' ,,...., ..... MASTER BEDROOM - It ~---UNIT /'a---)'liOkf----l.tllT A----'*W----UNIT A----'W----UNIT A ---... ~ ... (---1.tllT A----)k----UNIT Al ---.... ~ f" t.t(ITlfl6 ~ UHIT"5 l,tl!T.... 7T' LMIT.-_. lMIT•2 I" iJ"7 UPPER FLOOR PLAN SCJ,,LE , 1,roo ....... '7-tr ·-10,·.i ~ ... --:,-r ;,4;.y :,l·.;i· ,.-.o· ~"..(• (H,-J ,,.,,., ,,, .... N"'i r,-ru,,.t ~ ~-o· ...... ...... .... .. .... e,'-6' ...... e'-6' ...... .... . -~' l"""'!Otl ., ... , '"~• [:l!:-'ftll ·1•1=--1 ~ ... ._. -~ [,f,¥111 ,~, i--! ·-a:., 5-----.. --''-! , .. =i __, ---~ .. I-· -__J ~·--------····------f--------· -i-<-------,_. ~ -·-·---,I, ,I, ,I, ,I, ,I, ' ' l . . ! ! : 1' I I 1' I 1' ! 1' ! 1' I I I I I I I I I I ! I I i I I I I I ,I, ,I, ,j, ,j, ,I, ,I, I : : : : : ! L L L l-I L -------L---·--....., 1' ------1. 1' -------1:1 1' c-, 1' ----· --, 1' -----~ ,___ =' I-= d .... j be, .:l -- IN>' 16·&' T ... ...... ~ .. -•·•e• r..-,...., ,.,. .. 11(,'-0" ,.. .. ' •"----l,l,IIT l'a-----,'lli'lil1 '------l.tl!T A ----*----l,l,IIT A----)~[~(---UNIT A-----l°Wlf------lA-IIT A ----'W}IE------IUNIT Al r-LNT"6 'I' l>IITll!i ~ t,t,/tTa<I IMITS:, 71"" IHT., 71"' IHT"l ROOF PLAN ::,.J ...... I•- (- J. ! ! 110 j !lie e 1= , -----'· ! I !, ! 0" ~ I r·' ~ :~=~ I ~i -I l',_;;, I .,. I ----i;; ...... BUILDING #I CDCOP'IRIGHT.AU.OESIGMSANOlH£ t.lOOtflfII Ul(OIESSES TIOEOF UI£ THESCU:PROPERTYOfBARHETT DEIIBEXAROillECTSINCANDMAY NOTBCUS{I)'IIHOLJ.YOOINPART ~lttOilT uaHC[ 8fHC PUIIOiASEO CCPYlilQ1Tllfltf1HDIEHT INa.U~ IOEAS GAINED AHO CONVERSION THEREOF'IHTOANY "'ATERIAL FCIU.I CANADACOPYRIGtffACTRS.C1970 ll! I Ii; ~ m p l! ~ ~ i ., .. 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TRlt-15 OVER BEN.1Al-'IIN t-100RE -~-166 K"rdoll GM-cool HORIZONTAL S'.DIN6 HARDIE SHAKES E!EHJAHIN HOORE • AF-1I5 DolFtiln HORIZONTAL TRll-15 OVER D\A...lJX -~ 12/00, A2D03 Tooch of 61-~ SHH&LE SIDIK5 FIBRE CEi-eIT PAfa.5 OVIJJX -l:30t;t, 12/003 A2003 Touch of &-ay HINDOW FRAMES ~oi~~~--Wl.-11!1!floil~cY~ FASCIA DULU)( -IJ30tb 12/003 A200:I Toudi of 6r"ey A UNIT FRONT ENTRY FASGIA BENJAMIN MOORE -2134-30 Iron Hovnto~ ~NDOHTRtH5 DULUX -950tt> 12/0C13 A.2003 Tovc.h of 6!-ey C-EDAR Kte BR.ACES St:aln to motch Coscodla Halals -Pr!ntech Hoadgroln a GEDARAGGel'TS 5erfe5 PVPF p..-epo'nl:ed steel In Ac.am ENTRY DOORS EIEHJAMIH MOORE -2115-10 Azte,c Brlc.k SEGOHDAA.l' DOORS BEH..JAHIN HOORE • HC-!b6 Kerda\l ChorGOO, AA!LIN:55 8b<k GARAGE 1'00R l'RIM DIJLUX • 11,ot::t, 12/003 A2003 Toucii of Gre~ 6ARA6E"""" Wtile or to match sld/119 OIITTET<5 6ENTEK -errqit 1-iilte C>OtflSPOI/TS Gel'1EK -Brlg..t: 1-'Nte SOFFITS AT EHTR'r' • ABOYE CASCAfJ!A l'ETALS -Prl'lteth Hood9'"aln Serles Pl/1'F Prepor'ltod steal In Ac.om • HICM"'(lM tin-a,I 10. tw.L e RID6E __ , ~ --"""'"""',,.,..,.- TOP CflF ~ _ ~A.OOR ____ _ --~"'~~ - TOPCflFSl&-f"laaR _K,t,JN~------ • ~otf'\.CICl9t_b6B TOPOIF~ SI..HI _~fl.OOR _ 460,ffl -----------------.--·--- ~ !-"'"""'""...,.- -TOP Cit~ Lf'llDtn.o::ilt ____ _ ---------- ~""~ K"-llt~-------ua,i;a-.,.;;:;;;;,~- $H-?" ~! lOIP Of_ COIGMll! !i>e -~A.DCR --40-.P.2.!; I I I I I I ~--------------- I I I I I I I ~-------------------· __ ., IE-V---UNIT J',1----'*JjE----UNIT A---✓~(?----UNIT A---~~1(£-----IJNIT A---41:J~(---UNIT A---)+(---11/NIT Ki---_.,',) l"" L,t,IITll3 tMT•l4 71 IIN!T•IS 71 IMIT~l IMIT II& 71 FRONT ELEVATION SGAI.E,'1100 -""""'""°'"""'-i~~ Ta:>Cff!t&flOOR -..,_OEOF==~~t 21:! 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IOO BUILDING, #I I ©CO!'l'RlllH. Allot51G!IS ANO lllE WOOflEOU:El<ES!8THEJIEOf"ARE TWESOl.£PRCf'UITYCf"8ARNETT l)O,el()(ARCIIT[CfSHC.AHOWAY NOT St: USED WtlOJ.Y OR IN PART ~THOUTLJCtNCEBONCPURCH,\SEO COPYRHJHINFi!INCO,tENT tiCLUDts IDEAS CAINEO ~0 CON'lfRSIDN DOECf"l.~TOINt IIAffRIA.lfOII\I CANADA.COP"IRICKTACTRS.C.l!lO ~ ffl I. ~ m ~ ~ ~ i .. .. !: .. i'l'" I .. ti ~ ~~ ~i ~ ~ ii1 ~ !i lf'l i; l2 ~ 0 ~ ;::: !i ~ rrl~ z ~~ 0 i'. < :J ~i!: ~99 ~ 0.. ;;t;!!l ~iil iil .. ~ .. ~ ls 8 il ~ ili mw.:,=,J UNIT135, ~ 7536 130 STREET, SURREY, B.C. V3W 1HB PHONE: (604) 597-7100 FAX: (604) 597-2099 EMAIL: mallObdarkltex.com CUEHT NO, SHEET NO. AC-422 PRG.ECT NO. REY. NO. 16005 ( t!Ql§. STORM HA/ER MANAGEMENT 3 TIER SYST&f REGJIRES l<TTcm Of PROCESSED TOPSOIL ON 51/E -500mm OVER 555 Sq.M SEE APLIN MARTIN WMPREHENSIVE 51/E GRADING PLAN FOR ADDITIONAL INFORHA noN .REGARDING 6RADE5 fll>/ASIVE FVWr SPE<,IES TO eE. Rfr10VED FROM ~ATION N~i:A ALON6 I-EST PRO/'E.~TY LINE. ~ TO Hl/.lTrlRE REPOR,T FOR ADDITIONAL INR:IR.'1A l'ION ~6 Fll<ESHART 61/!DELINES AND REWHl-tiVAT10H5. REFER TO ARBORICUl..11/RAL ~r REPOl<f 8T' MIC/1.'IEJ.. J MILLS G0Nsu. TI/IS /DA TED SEPT. 14, 20/1) FOR l~TJON RmA=l+S RETElffiON ND RlYOIAL OF EXISTING TREES ON SITE l606rLl-21.l!P lANOSt;APE ARCHITECTURE 11220 -26 Lorne Mews New Westminster, British Columbia V3M 3L7 Tel: 604.553.0044 Fax: 604.553.0045 Email: office@m2la.com • c,;mn ~-fltR r;rrr ~ IQ _,,,, R:!V.~~~ • .,,_,,.n 11:!v.~c:.rrr~ • -m ~ I'S ~JIIV,,H! '~ 7 -111 ,.,_ __ • -~P.R"H5-1'1.N6•~ ' -. ~ICf(ll,t_ ~~H:71?!5, , "'""' R!Y . .ffR.,&{P,....N(:j . ~ • IIJ!IIH> --IV/(fffJ 2 ... --~!iiiSJ'~~ I .u.mJI __ .,. NO. DAI'! R:f.VlSIO.~ CDCJUf'JlON SEAL: PROJECT: /'tff' --l'\'1T -Fifi -"" ---OR. 54 TOWNHOUSE DEVELOPMENT 136TH AVENUE & 232 STREET MAPLE RIDGE, B.C. PAVI...JON HCfES AXIS IVC. ORAWlNGllnE: LANDSCAPE PLAN DATE: .JH:2316 DRAWING NUMBER: SCALE: 1,:,00 DRAWN: PHr L 1 DESIGN: PHr CHK'D: mu; OF5 M2lA PROJECT NUMBER: 16-061 i I i I PLANT S C HEDULE M2 JOB NUMBER: 16-061 KEY QTY BOTANtCAL NA.ME c -oMMON NAME PLANTED SIZE / REMARKS TREE ~ 66 CRATA.EaJS LAEYl5ATA 'PAJJLII' PNJLS OOJ8lf SGARlfl HAHTWRN 6CM GAL; 1.8H 5TD; 8EB IS ROelNIA PS6JOOKKIA 1'1/RPLE ROflE' Fl!RPLE ROBE LOCUST 6GH GAL: l.bM HT; 8LB 6 SOREIE NJCWARIA KOUNTAlN ASH -6CM CAL, 2H SID; BtB T 12S ARSUTUSUNEDO S~TREE 1.251-1 HT; Bl6 . 266 BERc--ENIA WRDlFOLlA HEARTliAF -IA i:-2 POT;25CH >-< ~ 2n EUXIJ5 SfrffRYIR&{S GOHMON BOrn::>oo #3 POT;40GM 5 52 6AULll-iERJA 5HALLON SAL.AL Q POT;40GH >-< H 81 t-fAHONIA AGUIFOLIUH ORE60N 6RAPE HOLLY ~3 POT; 50CH >-< ~ SI PHILADB...?!-ilSPJRJTr 1-'0GK ORAN6f t3 POT; 60GH >-< 100 RHOOODBIDRON HARCOPHYl.Ul1 PAGIFIC RHODODBIDRON -B P0T;10CH RI 252 ROSA~DSII HOOIJS ROSc !:2 POT; 40GH 1 301 YIBUR}U-1 iRIL.Oan-1 'WMPACm-1' VIEURNUH 11-3 P0T;b0CH F'ERB<NIAL ~ 236 O~TI-IERA MIS50URIEN515 EVellNS PRlHROSE \SGH POT 32" PHLOX SJa!LATA O<ffi'!N6 PHLOX ~I POT <SRC>AfDGOYER 0 4'16 ARC-T05T.A.PH'l'L05 WA4RSI KIHN.lKlNNICK ~I POT; 20GM ~ • RAIT SlZES IK Tllr.;-UST AA£ 5"1:CIFIEI> >=01/IS TO THE eG ~ STHOAAD, l-"'TE5T E!>ITl:ltt =~-SIZES ~IFED Af, P60 Cl<rA ST..,ON<&'S. 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PROVIDE CERTIFICATION UPON REQUEST. l606tLl-21.IJP C,:-~httuc,.-N.l'h&tfn~.-eidkll'(ntsth, prc,Jlt'1'p of~~lc-.F4-.dil1uuMOm11y notb, ~e.d<.rut~f°'01hcr~w.iho<n.theirpermluhm, lAN□,SCAPE ~AC-H!TECT[AE 11220 -26 Lorne Mews New Westminster, British Columbia V3M 3L7 Tel: 604.553.0044 Fax: 604.553.0045 Email: office@m2la.com • OX/On R!N.P'ERCIITca+e<rs "'-·· REt.~arr~ • .IU.IIIJ1 itle'V.~art"c:o-H:Nl5 b REV. ffR. ~ PLAHS ' 5RADIH6 T """' REY'ISEO ~HS • -.,,n RB'.'.. ~ HS1 PLAAS t 5RAD/Ms • '5JM ~~S,,lll'n"~ • ,...,, RE\I.PeR.NEHPl...MS I CCl"1l'-SiT5 , -REVfSEDF'fRP'..A"ITTNS 2 ~ =• ---I Jm2IO F'RB.lJ"JW,RY' OS.51'< '"· DATE REVISION DESCRIPTION SEAL: PROJECT: -1'HI' ...,. ---PHr -l'HT --01<, 54 TOWNHOUSE DEVELOPMENT 136TH AVENUE & 232 STREET MAPLE RIDGE, B:c. DRAWING TITLE: SHRUB PLAN DATE: -LtE.:Z3.16 DRAWING NUMBER: SCAI.E: /;;,!00 DRAWN: PMr L2 DESIGN: PMr CHK'D: >m.H OFS M2LA PROJECT NUMBER: 16-051 1111111111111111111111111111111111111111111111111111111] C:-:::::,:i-----2X4 RAILIN6 2X2RAILIN6 >----+---2X2 RAIL -+----4•'1 POST 2JQOECKIN6 4Xb HOOD BRIDSE@ AMENITY AREA SCALE, 1,30 ~ 150mm FINISH 6RAD!: r 300,wn 2:lOrrm l'IOOOL065 FIN15H6AAOE r 2/3 H STEPPINS LOSS @ AMENITY AREA SCALE, 1,20 t----------3.om------------, LJ ~ i-----------s.om,-----------1 BI.Aa:Ma'AL LETTERIN6 MATTE FINISH POLISHED rf!ITE CONCRETE FAGE BfllC,: l'RO.EGTl/05 POLISHED coNCRETE BA~ E1.lli',I/Qti PROJECT SISNASE SCALE, 1,20 blcm X blcm WNCRETE STEPPIN6 ~-----STOIE' REFER TO Hm/AL MATERIALS FOR SPEC. 25ml SILICA SAND 5ETTIN6 BED 00ml DENSE 6RADE Ae6. BASE NOll·I-Pl!:N FILTER FABRIC .',.,;-..-------PREPARED 5l65RADE STEPPINS STONES SCALE, 1,10 • "' IR-IIT PAVER 50 mm 1/4 CLEAR CRIJSH OPEN 6RADE BEDDIN6 COURSE .61:0TEXTILE 150 ""' 3/4 GLEAR GRIJ5H A66REGATE SW-BASE _ _ , _ I 1-11-1 1--GOMPACTED 5UB6RADE NOTc, INSTALLATION AS PER MANUFAGTURE'S SPECS. UNIT PAVER DETAIL SCALE , N.T.S. NOTES, I. ALL VERTICALS 4X4 ROU6H /IRREBULAR) CEDAR SPIKED TO TOP OF ADJACENT RAIL BELOH 2. ALL HARDHARE 6ALYANIZED, HOTDIPPED l---------2.45m--------l fl 1141: ill, II I I "111' ~ • l uN01s-ruRBED su COMPACTED 5UB6RADE 0mm DRAIN 6RAYEL LOS RAIL FENCE SCALE, 1,20 l!Q1]; I. ALL POSTS -TREATED TO CSA STANDARD AND END a/TS TREATED HITH PRESERVITl\11:. 2. ALL OTHER MEMBERS TO BE GEVAR #2 (WNSTRJJC,TION/ 6RADE MINll-1A-1. :l. ALL HARDHARE HOT DIPPEIJ 6ALVANIZED. 4. AFPl. Y 2 WATS EXTEl<IOR f>TAIN TO MAIU'AC7Ll<ERS SPECIFICATION. FINISH 5ELECTIOH >S N'PROVED BY PRO.ECT ARCHITECT. 5. ALL FENCES TO SE-l..EYl:l.. ,HAN6E5 Iii <5RADE TO BE IN 03-0.45m STEf'S (MAX) 6AP5 TO 6RADE TO F-OI.J.OW FINISH GRADE. 6N' TO BE 15-l50rrrn. -I' 6AP I'm' J 4x4 POf>T I I 2.om or-. MAX ~ ~' ") I I I I I 4 (FLAT) -· / , lx4 PRECAST CONCRETE FOOTIN6 (38x38c.m) #4 REBAR THROU6H FOOTIN6 AND FIRST RAIL I I _'\ I I ./ I 1/3 P05T IN CONCRETE . ,z ' . ON 15mm DRAIN ROCK o.c:nm HT. HORIZONTAL HOOD PICKET FENCE 11: SATE SCALE, 1,20 I 2xf> P.T. tEMA'IR "4000 EDGE l>5 HOHIN6 STRIP ALON6 L.al5TH Of DRAIN STRIP 5TAKf EVlcRY' 120m 0£. DRIP STRIP SCALE, 1,16 I Tl -.-: - 11 I 1 1 I I I I 'I 'I I I I 1 , 1 I '' O I 1 1 I 1 1 : I I ,,~ 'I I 11 ' : I ' I I I I 1 1 11 11 I : ' =~6AP ~ I. Ail POSTS PReaRf TREATID TO CSA STAJCJARD .AJC) BV GUTS TREA m:, WITH PRE5ERYITTVE. 2. ALL OTIER l'£>l36lS TO BE c:a:,AR t:I (coH51JOK;11~ 6RADE HINIH,H. 3, ALL HARDHARE HOT DJF'FH' BAL VANJZB?. 4. ~y 2 WAT5 ~ !iTA~ TO MNt..=AC~ SPECIFICATION. FdiSH sa.EGt'JCW ,'t5 ~ BY PRO.EGT .APaflTEGT. ,. ALL ffla5 ro re l£';B.. GAAN<iE5 "'-. ro ec J1112·-1~· SIB'S /MAXJ. 6AP5 Tc>sw;f;l"O-Fll'JSI< 6AA<>E.DN'TO~ 3-l>'. FOOTIN6/t>RAINA6f; 513: ARCH. fJt6 NAILER BOTH SIDES "'4·-"I> lx6 llONII> W 31.;• IIH---a-.ltlll.N'~ AI.TfRHAffl'6ec,,,,,o,s_ IPRO..JECT SITE! G<IIIGIIEll!1'ETAININ6W.U. -roe<s<;DHSSAW ARGH/IFCTIRAL DHSS) 1.8Om HT. SOLID WOOD PERIMETER FENCE SCALE, ld6 NOTl:5, I. ALL,-()CICI P,T.IEHIRR 2. STAIM TO MATGH ,t.RGH. Tl-I? WATS PREl-111,tf 1-EATHER f'ROOFIN6 STAIN 3. ALL FASTENERS HOT-DIPPED 6Al.VANIZED HAU. A TT AGHMEllT ELEVATION 2Xb TOP RAIL 2X4 RAIL 2X2 PIGKETS EACH HAY 1.8Om HT. WOOD PRIVACY SCREEN FENCE SCALE, 1,20 1606/L/-.20.Z/P Ot~/aht rftffW'ol'\L !bk da"""'4ng ~ dir\(c" is the Olopl« ... 0f M7tap4tt•~Anl11tec~) illl\dt11-r110t be l~(ldU(etl OI ~Odfot Cll\fr' projeD..l 'WQ.hwl their perrni~sion' LANDSCAPE ARCHITECTURE #220 -26 Lorne Mews New Westminster, British Columbia V3M 3L7 Tel: 604.553.0044 Fax: 604.553.0045 Email: office@m2la.com • <:t:UM R!V.-f!RGl'n'Gef+ENJ!ii IO,,,,,,,.,, ~.RRutrCOHPf15 • .JLYJIJf J!f\l. f9I: c::trr~ 6 ,_n n PIN. P9l ,et A.JiH!j I ~ 1 K},'l'Jn --• """'' REV.IIRIDiflr.A'i&I~ , lf!Uln At:QtnW. HlrYRf"I' WIS ~ .wun REV. /Vl. #0( A.MS ' GO'ffH1S , MIi.ai> ~ l'flt lVNffll!J , ..11.t.VJ ---I ..ll.Y.12J6 _ _, HO. DATE REVISIQ~ OESCIIJPTKHI SEAL: PROJECT: -----------OR. 54 TOWNHOUSE DEVELOPMENT 136TH AVENUE & 232 STREET MAPLE RIDGE, B.C. DRAWING TITLE: LANDSCAPE DETAILS DATE: .JIE.23,16 DRAWING NUMBER: SCALE: ASSHOffi DRAWN: PHT L3 DESIGN: FffT CHK'D: HTJ.}1 OF5 M2LA PROJECT NUMBER: 16-()61 CLIMBING ROCK b~ BigTo~s BALANCE LOG DRY STREAM BED STEPPING LOGS SPLIT ROCK BOULDER HALL (USE EXISTING MATERIALS BLASTED ON SITE) '{!i!if Wisllbone PARKER BENCH by Wishbone Industries -I PUBLIC PLACE HASTE RECEPTACLE b~ Hishbone Industries 1-----4''-------l I / 1'-i>' HIDTH FROM MIDDLE OF POST TO MIDDLE OF POST t.__-=-~bl;.:.:.~bl;.:.:.:,M:-.:.:.:,:M.~z./~:ill:....-, ~~;: o o ) 2xb \ ~ bxb 7'-6" • I, IL.. /\ •' -IBPOST IN 32' IP ~·. CONcRETE FOOTTNe 3' DRAIN ROCK ~ ~ HOOD ARBOR@ AMENITY AREA SCALE, 1,20 bxb t5< Ix 7' 14'-2' ~ ~ ~ COLUMBUS ALL CEDAR PLAHOUSE by Hayfair (Backyard Diswvery) Lock-BlockTU concrete units are ideal for: t.lJtlng Hooks Aluminum Bollard (0830) SpacmcatlonSheet ...,._ I liOUSINQ: Advantages Wuincrs of Che 2012 AS'ITBC Tech Green Award Ask Dbout our LEED• credit quttlllication "' O!'de1dnpG111dt Example: DB30 I AO 12L E 11{ •111,,a .. tit1,"l11lY1E1..-,r •• ,...,. .... -.. )11V(Kj •J /1.v-l" 1:!0'liEI •"" ?JV!HjOftl~ :i:;G~ta,)l,...-"'9/1,,. __ ....,_.111,11_..._•\o)' ~,C7.J!..,\h06-(.a>llll....,,.,.,,lo<Ne"' E.UyK<><l•>tolarn;> S d.• hlrwtdOl,n,J101!1'"1\h1.,·11 11>oCMH1o!012~• ,_, __ , __ .--"'1_•1!1d0ffl<nla,,g,:<lk ·-==·::r.::'i::',:~=:~;::;..:r.=.4:;i;:--...==.::::-::=~,:::-~:.. OPTICALAS5EMBLY: 51'n,nolro; 0,o~l_,,.,,...,,"""1!'1,.,lh....i,,, • .,.p.inltd"'1Vlr,,,a""rro"O<W0-00..-0or<Dal l_,,,l)e(e~g•as•!l'<>b<! 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Moc.■rt1■1>1aol1..,.,.,.,-w,:o,..x,-c-HP!.M..-O'f' ...... ~-c "IDT£·AJl_.,,.,..E1SA1T•20'l"" Z◄cnr.pU,.-•~~• Fi.-,a,aio.,11>,11,t1K1....,1t -.11uc,001D,.-.,o,o·r .... 1rc So1 .. ,1r1~~"""-i."6d INSTALLATION & MOUNTING: TWOL1m><JOlod!Qlhob ... pl.olll"1\hlhlOOll)~',6-l~n.,11.ai111on~.,.-..... 11 .. ,~ .... -=""" WARRANTY: -l"'~..,_,.,,,~..., CERTlftCA.TlONS; E'll1<,1..,1o>U$M!.,,_,11F_\lrrJIIOI• <ETl......, ... ~.....,,11and.Ml1b--■ ~u,...,ool50900110CflS- ~~I Wld\h: 6"t1!-cml 8oUClrcle: l l~m1J Ancl'lol'Rod•: l<Wonol!1!:l. .. "" ,l"""9(1<ffl•2-t BIHDl1m1lu: ~·11Jo1o) ~:!i.=!.ghl~l>s =s::.~·~ SPIRAL BIKE RACK Model Numb~r:SBRGP-4 DESIGNER NOTES Wishbo ne s I I e t ._1 1 n is /1 1 n [! PRCIDOCTSPECIFDTIOHS Sup,ttDur•blePowderCoatin9 Sl~/ICl..-duilaurs;Blt<kSl.ilxrT~•lun,,&osl\O>d:1t•IUrl'd 11,""'"-c~""rwtT""'rer1~c ... c1:...,rre.iu,rrdGft'1.corc1 T~,1v,(<!Dr,w.,n.L.a~uidcltrnnds.nd,o;1•u~lc,1 .. ..r ....,..,..,....'l ................ u.... Surfil(eMouJJ\ Anli lhett ~n ~ollnlen ,tee I airaatl cable 11 wovefl ~H~A10,,.,.._.warr.,,~1...,10U"t CtlSTOMIZEDSOLUTIONS Cu~l0ml'owde!C0,1,\ing IStlup(h,..gMMliyApply) ~111.tnlttdFriWMOnlfS6RG-7 751),1CctNlodel-.SBRGP7 ~1j~ .... l.el1Jg'°"Mlj PROW:TDlll~O,,S Total Height JOinches 1762mm Length 461nches/117cm Depth 2-41n~hei/610mm Weight SOlbs / 23 kg This rou, 10 ~l'~cn ,p.KI' 1r~d1liornil dc,,gn add,an C•Lr~ ll'<:Urily AECVCLID CONTENT ~•!urct ra, Lho~ concerned abo~L th,el. A s1.iinl~1• ;1'1.'I aim~r1 tmlk-lsWi:>Ytn!'1roughthe,p11~!,nw\..1ngit1mprmlblctorn1 com,.lelylhro"'9hlhl'm lli"-e1.acks1Jkc.alo1ol.ibutct1ndmew lOQt;iRECYCLABlf CEplable to Rull To minimLZe lh,s 1he comple1e unit i1, hell e'ip~ galvanl~cdwilh a furlh~roplion\opowd~rcca\ /606/Ll-20Z/P o;OIPl't!Jlht rttll!f\ld. thh dr.-,C,r.c ll'llf 4(,1..,.. is the f'J!Opll11f or Ml I •~PC! 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[npl,tlall. 1 A1hr ,. i1chlllulll. 1tdlW11 F1r lf'Olit 111rr111tln PART lWO SCOPE OF WORK l.lSCDPECf'WDAlt .1 Dthlrnnlttt1111IC~IT•l111J"'11J, C"1(nSc.1f'ltitn1ttt■.1llllldir. 1 'ltriiwtwt111WfJl!lllnltlNlhuNptrl.,.,,,.U .. 11w!i-ftlflJl•1--1hthtvwt.ln•t~tlllltitll.t*ffl'lf'ind~lit:1IW!i .... ~ltly caailh II 1111 hillwi'9 1.1 RtttritiDR If bntlnii Trait wi'111n1 sNilll'I ~ ilr1lffllt. 11 f;ri1hr.-Nng1ndllndlClfltO,MlgL i! ~-=;~-=-~.,.,.... l..5 s...lrN-.,..11;,.r,.@rr1h-..rtr....-,h1f1AlfllnllltileDra. ~ =~-=i~~~~~~== .Uft1H'itl■■-al'i..■n11,.1•'4~•....,_ • 2.,~•tuclll■Mtl-'~ l.Y ICliflf_1.,tlnl.lCllfl•U.,_W...,.lhlll1.1111lawpttdbJDlll'llr. 1.11 SDWICmJ:10t~ilWiluv.Q\llltlltl 1.U: DtkVlfti:'lt-1!1lhlrlhMltnU.l,111t~lrJLINK~AnHltd. UHATERW.S I fnwifttMtdua:c.i,-t• BClnlK111P15tnlll"dfr•rnititnt•lll!pllled llld111-tll1 topuiL lllf1rt■Tal1D111Nt111, UIJM.,PIOlllllllf_,.._KlallYUJ~-i.Ml..,IIIXIW.TlU!Ai ~lf1J•t!WOi:ufi'ri!.o•TuJVIIICmt:'\a9t~t."\.rlfrl.a'. ~ , .. r,loffir:AUfl. '5t!luHII 1m,111111--~ u .. .&N• Tt1lirt {uvlir"""l'I' ..,...,,,_ Silt, lrgll'th-.1.ffZ.. ,alll1rtlllnl.llS- a,,_ Mlll~th.,f.H2- llr~r. "' ,_,. 0-5ll: 50•11" l-2S" ...... JS" U·l.t J L.iM, rn..nd19rlt11UurlllMIW11. l'IHtr1~r•11t11talth1BC.l.MIBU9tStat1dri ,_,. ,._,." l •fi" ....... u.u "'"' "·"" •·?5" .~ llftll',kAlldi1A,;.C...-d'll._....d,reii■ll•lhl,...._nlsott,,tltL-.dl(;ipeSt~V.tlllUIIJIJil-,.,..11PPmtd~1thll•dlt.lp1Arcllil1ct. RK-'~~ .... rit.fk:~GnfflPl'tiM:t,M"u« ..... dSoiltlfa1,SiN•~•~- .5 Snl:ct,..,11alltd,_.Uldt1 .. 1lr....-h1llhlltl1MLC .. Slllldlrd. ·' r,: .... nttd6■1iH"'thc IDn•\llrl11i:oJ,Fr/l-hr;IM"\t~•1ndfifln,lrNofth.11'3•d•lil.~, •• ,r\l:nlll'lt,11l-ltldtr111fll\1ol,1l1r,n.rMhlr1thlr t1lf_.,.,11 .. 11 •. Frnh rari111111 tllll.1' b■1i 11111 N ft,.._..i .1 Htnkl'ndPKtifidn. lllafd.-t clllf-t•III ttd..-ll,pruffltlVIIIIKll•l1luln. ~-I ~11•cwm1llitttu1lnlltdbfltitlfP!"lpl1Jtra11h■ilitlitl ... ~, .I fllll'F.-it, A ..... ,.w,.,-.1.,t.rd!en.,--■l!lftliitl.tlllll111tit,-uu,i1f111111'"°1flOtFiMIOl,,..-tidn IS!.dtinttlWI\UNl,Glll.llHN~O 11RAIIOCOms .... 11tllfW,,....,,.,_~,tt•htU'lll\tllk'.lrn.it.UJ ,tOrlil191P~llr1cpind,.Sd\tlW10PVC,_....li,ft. ,It Dr•Rn Ck~~htl't,"-'llllr.rd/lm1a1 ..... '11:t1fl,-,.r,lc•l--;11e•1lnilll■alll'tNIIIIOoa. ,II Plat1!Ntttrill: l11t11,...,_,1t,I lhtl.tlaMll:11",Sll!ldn. Rtlll'hH,P1aril1widPll~lill All,i..l a1lllri■l-tNprnidtdff'1111c,rtifitdcl1mefrH 1VV1"JPNriffpm,l1fcll'lir,uti,n, IZ Sa6'A1hrht,li1illu,l11ti'6n1ftthlltptciroc:1lilll .0 s..,plllrltldffl.llJintf..,..ltlv..di:llll llltfN'riltalllOl'ld .. ~lot •1llaclitrlldtt-t~iltC .. ~ftrlll11~t."""61•t,.ll1uutJU,.or 1c,olilatlM:11f111i11 ulJtd tb"etttt11.f u .. h■tllt1ti __ ,-.. ,.., ........ ~ ... ., C1MlltfP'1'11oll"""'r...,.",.,,lld,,Wtlff19N,ri,,ll!'Q',tll Tffiltrpril.c. PART THREE SOFT LANDSCAPE DEVELOPMENT 1111£TUITllfllfOOSTNilREES :~, ~.!:,i:::; .,~!;:=' "~.,•~:.-:r.=~•~:c:~':::1:=:: ::::~:::-:::~c~ArcNttct. 1 A,t,,,,tab.-rilr-1 Nh,taltdt1mlirw1t1ri.ngw.ctrn. Atll'l'l•phrtlc,lhrrilr"'I .. lfdltll111l pr,,ri1N,.r,aplrll!Olklllll.rlidp,lr.-ih .J HIMdli,rtrfflllinllf'lrwlttwirlfrlltilllnot~11W1•IMltu,11t1,,ftr'"l1NttfiiMdh.UltlK .~ D1 ~ 11eckpi.t ul, unttndiwl •1tllrill1, r m:n11tll •iltlrill1 witflin n91tdal ratll'lt., .-.u .. .5 Dt ~•I ,.-t,, ~ or unlc1 ntildu wltNn H91lllltR ralm,tiwl •tn. S h,..-;,1r11,dNffllrra11rlrnhbonlhgllliilb1,_.,ittdwiltMr,9lllitftrttll'ltllftr1G, .1 NI ll(nl1i.tt,,•M• Wri1:1trt11ttm,-111J ,ttw .... Uwiwll k,-IIIN11itm119fl.ti,in"' .. ,,~ •""'""'""' ,--Mlllfnmu.lilf tlll LnM~• Amit«! . ..t hl'!llt11ltr~•-t11rmlftitttH1._l§ia_...lfl.tft,tLr,hc~Arditld ~.,._.t,11llling11pl1tiwlhttredhr'"""1ti.ivllb1Mb}lclhn,l111liDnlsy111L5A.Ctriil"■d~1rillllPl9lhe"C"a.lldtlr"'-ilAwN",LATUl I ~_.."'9f,_.d.-.~1ll•hft14itl•,rU111wll .. ttf'l'N. Hll.cnl1ffM11t10MtllnndtflhlflJ\l1•llllplriilfwllkl!llm,niblityeftt. ....,.,...,,ldttlll!(•the,noW~•lorthl .. lriM!fL M lll~withytOl'i: trn rlltr11krl/Np.11C19tntbJl1'111IIIMll'I c9911lla\c1 I• k-yla,rL .11 h IJl1,11Him wlritrtr~nn,hwtlll! ■-, •iltwt nldh9nt1lltl1nhlffllld lr,rnrnt-,111!111:t Lnlu.-i A,mltd lrl'ffll11~ t,r-•lldnl 1m1lriditil. ll""'° .I t,w,~ldllJ.,,,,.,.,t,c..tr■hdt11lfl•~h"-dilnU,.~,..._~....,~~-•'14N" .. ltalt~~~ft t..it.W1,e.t"'ptcbll li1t .. hNIWmt11• lhllfW~ ..... ~ ........ ,.1MN11l,u •• --..,.:,. IM1~,nhl1tio.it, Fldna .. d•...■11'111. .1 1111 ,11pti l!I ui:1iH el 11 lnnch •~-aan1 MIIPI 11 9-11,•1-... 11 ts.15 ft,I N,r,,111 ...... .l Sl:a1ftlMailn .... •--"itttpri■,l1~p ........... h-nilltJ!111MntlM:-lll•lu/tii:~/9~ttapllfiMW9flllt1watnll:ll8fN'H'n Enw1t1111tlll"'"1 .. .,..., ..... ,untllnll1thrll;lt"'fl(tiallttl'lilWp"'1. ~ ( .... u-~ • .,., fntl -'lfWlhrl,-ldti. ,,.... 1 •-th, fn.vdffR!lwfilCI 11111 {"1f-t1 grllles•hlvll withtllfllbnptllrlri,,,I, Ol 1'1111 mid _.,.._.....__.....,.,,dt'"'11rflliil!ll.tl.-..,SINll'd. .S C1t.ttnl1:1111ll.nhwt1U.. ... ,..,....-tt.,MfrH1lug1•~p.!b ~11.-zx, ...... Liiiltl.1pn'llx.A111npnilln*i1Nfel1c,lltdifflptnL J !1,.,n11tt,u111ed,,._l~---.,h;lfltft1t1,1l.\L-""\L--■,,·pbiir•:t. .l ~111/IN.dlt!autlan dbulohg 11 t•-.lfwltll-.ridpllr..-nb """"""""""' J WhtVri. Gr1111i1...,...,,AridlrrN11a.Gru1..-.N, Trtt1S1N11nnuilff"8'1,P1 .. ttr1,Crt1V■IIL .l 'ltrih:iudtd: Sltt~r-.r.11 tlrl .. drlin •• hlhtll!illl■t 11110-ll\lllt tplUI ••11ilad111~pla11 .• lt:c.ld1Hlnlt~lllffl wilN11p1:plw !tr 1~l■iwlJ,lidni1C_,tf_\,,_h111& l1 (...wl18LM1..-hlup-"W11f'l1) 1I.J1---,r,lfl'rt1.....-m,•"""•.,..,.t:.ar.tl•~t'IIIIW,tw•..,.W1rl .U CirifflllftttJdllt'"'°'tt rnf!llflllffii111f1trwil1r11•~.,._,lfWl•~vri..-!lb...,...ille\iuld•l--~nlitmlllri ~•~;;.'!-::~':i:Z:::.~";.=:;::;i:: .,.,~wi,icn -•n~ ,,,._,..,~ J [utu1iln J.1 llllott.t.wg..iMllJ ..... 1h.-:nr.c1.lfti.fflll9dllalJ.-4at,pl;lflullilnL J1 l'1.-.. t1an,rtl .. d, ll'W 11 D.,_,,...,.,ithlll'tri1 ....... fl'ft1f11911r~pirltL Eimr,banl 1f1tch",1tkl CHIKI wltllbld Hnugh,M fr,(l ·-.JJ «-t1.,.,.,..11"1111i111.-C,-.,.;91•tr••.-.cllln. .1, u,~...-.r,,flf~lf~MII~~ J.5 Mti-:a••-,....-, .... --r.hnt"I~ J., D,11111 .......... t,fl,wbN,pt.lll,u..,.,.(:tUl\ida,.1ctp1•....-~[l,p,w. J.l Mit11111'¥ftllWlldW!ll•llflll~• .... Vl'oittilsDIMrlllll'U/4,uil,ll:i.,_,)dc,1.-.ulhltldbfL1ndsrapeArdiiltet. -11 flotllflhe.-_.14 ... llibwddfl:l.._-.fi.,.._ .l,t wrw,,1.,.;""'""''° .. ...., ..... r,..a--11'"ta11No•t,,,11Ub!lil,1ilM,t,...-1ffu. .1M COftr..--~\llh.-..rlltrdtthllflll ... UIIIYM---~ i~ ~~rr.::.:.7n,d. ~,IN. J.D PnlKIMOdrlilstr.rl-.l11i•6.mglllll11l.tliwl. lS lil,...-PUU!Sllt\fillO,umuJ ;:.:, ............ ,.... .. , .. thllpwf--.u,ltht[dr•t.O.MtlD1d,tr"9■11 .... Wvwi,g■1diaW1111Mllu111llhlt1ts1~wrtllllt.lllrl11ot 2 s~,11.1,..n,q....-... i■twn•~tdlsyltll11llnt.M..,_~Fffllli..__.., .. 1t1itspffl(iclliwlfor,.,wi,,g•.._nftr.i..llTau~1f•HII nriM .. HL .11 Thnujlly ... n,t,,iff_,._.,li!,lh1Mllltthtllhltl'lffll...., 11 S911lllllhll"'t'llt ......... t1t~lit ..... Raf,rl•*ftrllntlohri!llrutlltM. ., i.. .. ,,.d"tfndgr,.flt_.,.pl,CH .. 41-,"1Nt1H~ . 4.1 c..,• .UI s.•1w ...... ,,-____ .. ,u .... .4.l.2 .1w.tibtJlll~'lftMl,-..-L--W"IC,i,laal .4.U ~-rttu.t.11 ... •Jt---liJ,l,o,,tJ .U4 lrwli.r...~iw--.,-1 --1ti111/-l1~ltleln1tMl•wdltlllwlbitrlllaltvk1fhlwidth1ltlltf'MINllvitliu,,c,rw,.tj "~ l1111'1·Sl• ,.1,1.1 "°"'"c •aa■.1i .Ul r.r..ldt•.-r ,_.,.._, A.llt..vri...tttitut•-'•~rr~ .41.4 s,.,,i,,-.-... ~-(>N.f ~!.!:! ;;'.:':iJ=::."::r~~-":;.~-c~•1rdltrtdpof~!Mifyrllti8'IMlMllflt..,_1ittt.-trnlktlitMJ U1 ,W-r_""""' .... 1.■apllll'lft1 ..... i•bttt"ll'lallftftpei,1'1 .5 "-llJipl'tN!Pwi,,g•e6ialpl. .. tilg11l•-•ui1~glrtK,W\lhll'od,b1lldH ., ~peri■■lrHllltdi,1111n•,futirwP'ft9•U"'111nt.i;1tN911 .. ~~llt1uiilllljl,-Mn. .1 Fflll1htdyldnehltlcllllf-t,1Ntln1liDn1~ .. 1.lbc.-illld1,hfilllll. 3'1!DUli1CilASSAAEA•5mlll<i .1 Gl!11nl.: Ra~~lflll r1u1ra111ltdo" th,tchvilp u "Rough Ir.an", frut Ill mndtrNCI H m19"9'Plb1l11N11111\ ~ylilutl lh1pra.)Ktiid1619,II blUturff lo tdigt 11 r1■11 n1 In, J ,,...,t-i,tSo,f.:NI Ttll~1$1.,...,i(ln.■lJ,f1a..,,...}t~UU 1.1 a..,~..i:•,~ ... .,..,, ... _M■IIIII--,......._ 11 ...,,,v•....t•nhtlH,~-----•..ridmitl•"""1ot ....... !uJ1':t'' Sttdi,g:S1N ,,. r-'r•i,gjgtill'l'lllf A.pri 1ttltoldtl1\l IS.,ltlllif!'15thltf •ldlrtr. Mlhlrutnbrt■tybe1bl~ll'IU"""'/IU ol tllltL■lldlc .. A SttfSl.ft!IJl fflli>it All11d.,.lbttbl1'ridf1•1l'ffllf'U.tdtltd wwftrA-'ldlhlllbtHI 1,..ni.atnd■l.'ftf'fthurJIIPIIRbt'""l!lt loilr-ffllill.,,..l'llf\c .ll ...... 1rilllflht..-4INlll'I ~ 2 PtrctnhDt 11 ttdi uN t,p, .5 Sndfb:tur1:AllwntiH1lntllber1ltda,IN119pt'l'llrwr1fllh,ParifkPlrthllfltll'ld•ttclj1dhditnl1PJl'ff.ll. 1"'UftllfflllRt~FflCllt H"~IIJ'I YCS.11,ml'tnrmtllf'I .............. fwvi.i. .. M.-nt1llilt,,..,1flilfflawnwithHll'llfnrunrr1rrllnC1ntllV~~,1 ....... ,1llithHnF1KUt•pn-~tll.,..tc. I Fttlllllr:. Mtd\lllll:ll""""Apply11.t11,ntt11titll .. -1tlu11 hr1iUm with1N1iuo]S)C 111luullmltl'lllto9f" n. ,_.,,lkinra!io ol ~18-\1· SIX ~11111r .. ttd,Mkf/111,1100llnllll"IIWU'ig1111dwniultpmdtr. • 1 Sttdry ~wt~at1ut11/ll2knfftlknJIO'll11:.tl1■tdlrotllt,,N4"· n■")tl.Mttffd~1twhpt/4"16M11INiWu;,,K1t-,•f. J Acr..p111Kt: Prendl ld..,.11 p-at1clilll ., the wtlltd .-.a 1,11ti urdllus tf kttpllfl(t h■H blWI .. t. c-,1, lli1h S«l'ioi! ll llfthlHU'IJ 3.llfTDROSUDNi I Kar h IIM4 11111 lllllfflllt IP Ndllnic,t lttdirlil ~ rflll,ji ,.ass ll'tll l lbJ111IN11ttd~•1n1/!ml'l'NH,rt-.,...,.,.,dbJHlltlrdmpeArdihdJrirl1~ J P,..-..... 1'1!'"-o!IW. .11 itw111ltl"'fl{,u11C-,b-withs.ir•ll~(,u,1,L J.2 ~,w111111• .. -'knn1tl-~Ulllfl,~~lJL1""'Arn"Sodci,,,. 1, '"'""""" f.-.lt.flf-1..,••...,..-ftnl'l!t-";iur,,i;, t,,1 ttiqi:■1-,him.~ .. ••~••~°"'•t1•1ruN1r-..m1111 •)i-ct.111lf~•1t,-..-plllL~u.t1i!i.lloit ,..;,. .... t1.i1J.~f-et.--.,.;,it,•~l.•fllf111i1Jt1ihrr1--.•IPl9L .-i-t .,,.;~tc1..._11_,.,..,,in,11utilfldM1tW"'~AM'W""'l~lvlnll•»(Ytd .5 Ni,cti,hal11rrsi1ld,;c:p,!,""41Zrrrr,.,u,,1""'1'«.,t.,...,,.,, .. ..,r-,,.., .. t,,er,r11s.t1l11 ... ,ori ... ~ij{•lilrl.HIIV'9n::cJ{ltdPfllel'lll.fri1I f1rvt1d rllrt t~litut,.-. IBll'Jvt9ltl.tMl-l1ltLWlllUIM kat1~H°la-•~li"'ll,IITM!IL S 'lt■trr, SlllllNfrHlflflJ.,ififlttw■1,hurat1ln;,ritusllluf•llot1tec111olutdtigw■arNhlr•l~lotllt1nn'sattil. .fct~J("M.._Uf'J,1-r4.,.-a.i&&IHl#/f,.-,,.~,,llfll:llfld...,.urtif.C~-~•t«liu'•..-1!0,Wdfu1,t1plllm.W11 .. ~.Tlt!rJt1ttftt.Mf11'"""6!,)llr'O..ai.tlflil,i#tf..,~ . 111t11i11111■lt,,.11-ihfli11..t,1~ilinJIHt,~, .. t111llwrrh•~•tt11 >i.r..c n..Ma1111"""'..,,_uukt.uN1M.ci,11111Wtf~,....,.--,ll"l,t"'4rwt11•ht•~tttn, PARTTliREE SOFT LANDSCAPE DEVELOPMENT-CONT J ~M!We J.1 lft'l~irr. m•g111111Z'ilhlK11I .tJ ,■llinn TTZ ~ tlN ltllil!'II .JJ (IIIJ11iV1itn■-lk-..1Mlfltd,1pptrlJl!Wkl"t)ltf~~•1111!gr1Umdl .u Na!n: .U\ AttMtt..1IT...,.pmldt1t■-,l1l■dllrt11•r~l191th1llll1P"fl"Hl'IC!lllng11INll,lld1!f•t,'l1ltrllc. SlopedllllSr~lli'rtDfilr. 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NIIWII their permission LANDSCAPE ARCHITECTURE #220 -26 Lorne Mews New Westminster, British Columbia V3M 3L7 Tel: 604.553.0044 Fax: 604.553.0045 Email: office@m2la.com " a.r»n ~. ffR art (OffJa5 .. 'HrH/1 flfN. AR GlrY~-• JUJOJJ fl&, FER Qrt'GCtffM5 " ·--· Jr(, "9l H!H ~ ' fiP>Df1/IS ' ,..,,,, --• -~· R!iV. ""lel'FLN6 • ~ s l'f1W1 ---• .J'/1.ln R!V;.PER'6fH..Jl>HS IGQff;MS 3 -~FlRftA'IJM , ....... ---' JI.TllJ6 --110. OATE RtvlSION O£SCJUPTJON SEAL: PROJECT: ----,.,.,, ,.,.,,- ""' ----OIL 54 TOWNHOUSE DEVELOPMENT 136TH AVENUE & 232 STREET MAPLE RIDGE, B,C . PAWJCl'i HC»EB A,ICJ!I INC. DRAWING TITLE: DATE: SCALE: DRAWN: DESIGN~ CHK'D: LANDSCAPE SPECIFICATIONS JJE.23.16 DRAWING NUMBER: Pl-fr LS Pl-fr mLJ'1 OF5 M2LA PROJECT NUMBER: 16-D61 I PLANT SPECIES LIST AND SPECIFICATIONS SYMBOL COMMON NAME LATIN NAME 0 Dooi;a,-fir Pssudo/soga menziesi 0 broad~Blmapie Acer macrophyt,m 0 19d alder AnusnbB @ 19d alder Abusnb& ® lhimb~beny Rut>uspel'Jiflotus ® Noolka rose Rosanutkens ® snowbeny Symp/loticlltpas"1us G) vnel!ilple Acer ciltimfum © selmonbeny Rubusspedabifis @ lr<lianpium Osmaronia ceraslomJfS @ 19d hucidebeny VIICCinium paMfoium ~ rnolwad Mm. 15% rompo,ilion of the folla,,ir,g: Tsuge hBlerop/Jyta ~ydebris Pselldatsuga menziesu Pop Illus balsemifm ssp. aichocaipa ,leer macropliyt,m GENERAL LANDSCAPE SPECIFICATIONS NUMBER 12 JJ 45 101 14 15 179 31 12 29 COMMENTS 1.4m he~h\ min. no. 7 pot; den,ely branched; welt eslablished 1.4m he~hl; min. no. 7 pot; denself branched; welt eslablished 1.4m helghl; min. no. T pol; densely branched; well eslabfohed no. 2 pol; denoelt branct,,r, PLAN SCALE well eslabf6hed; •PPl'l•• 2.0m conlre-tt><entre opacings no. 2 pot; -; dero<J/ b(oncbod; welleslaliGlhod; appn,,:. 2.0m ..,._trespacilgs no. 2 pot;-; demelf bn!lldlod; well e,lamhod: •Wfl>ll. 2.0m conl-..Otre spacings no. 2 pct. don,el/ IJrai',cl,ed; well eslobllshed; •PP">>. 2.0m contre-lD<:entre spacings no.2pct.de~b<andlod; well establSwd;■pjl<Ol.2.0m cenfre-lo<entre spocilgs no. 2 pot; ..,111-.,temmed; deose!r lltBodlod: well eslabf.sho4; appmx. 2.0m oe~nlre opacings no. 2 pot; dense~ brandled; well established; appmx. 2.0m csnlre-lD<:enlre opacings no. 2 pot; densely branctled; wel1 eslablished; appmx. 2.0m cenlnHO<enlre spacings min. trunk 0 600mm; min.root03.Dm 3.0m -5.0m in ~nglh; 300mm 0 min. TYPICAL CONTAINER '(No. 7 POD TREE PLANTING DETAIL 200mm lo Base of Tree Pit 300mm Minimum N.T.S. Giw.ln; Medium REFERENCE DRAWINGS 1. Drawing 'Parkside Trail: Standard Detail". November 18, 2016. City or Maple Ridge. 2. Drawing No. 16-070. 'Off'-Sile Services Key Plan'. July 2016. Aplin & Martin Consultants ltd. -------- TYPICAL CONTAINER SHRUB AND No. 2 POT TREE PLANTING DETAIL N.T.S. Top of Root Ball LJ,vel with Frtish Grade lliSh Soi to Hok! Waler N1ilhGrade 400mm G<owil19 Medilm Minimum 1 1. --IINllhe!IIMin;of Mllmalaralare lo beln1000flllnoow.lhlheBrlilllClulbil~St.ooai, ; ($M11lll "'100)]0"9y,.,W,hed by tile Brilish Columbia Socletyol Lalld1capa Arthl,dsrnd Oie8'iisnCdufflbla il L4/ldSC®O 1-1.,rMfY ~ 2. ..,.~..,, lobo""""'~tnMColl!anco\Oiillillil _...,. ""'lrdpo,viS,Wolillil 'Slllld.,,,ulld e..tPn<lioesfor 3. Fila: MR15-117LL for Topo. 'Topographic Survey Plan of Parcel 'A' (Reference Plan 17234) Loi 1 Sec 32 TP 12 NWD Plan 3871 And Loi 6: Except: FlrsUy: The Wesl 221 Feel And Secondly: Parcel 'A' (Rel'1mmce Plan 17267); Sec 32 TP 12 NWD Plan 18410". October 18, 2012. Terra Pacific land Sll!V8yir,g Lid. il!lroam\Vorb'(MmtryotWater,LJm&A,-~rooc). 3. ,',lplatll """"1&115.lobe inspeotod &ndapprMd b)'En-l<owalpmt lo~lbn. 4. 1995 Legal Base From Disb'ict of Maple Ridge. 5. 2011 Ortho Photograph From City of Mapla Ridge Website (httpt/gis.mapleridge.ca/ri<lgeview). ! 4. Gn,whg tmlumtotobefn,oollJI)' alillools, IOO!S, noxiaos graso, -•. lmiom~. >1ooo""' 30 nmdemoi,,, fo,riJn TYPICAL ROOTWAD DETAIL N.T.S. TYPICAL LOG ON LOG DETAIL N.T.S. m • 5.0m long tog: mil. 300mm 0 top log 600mm0 boulder -.150mm :a..150mm '°J ot,jecU, llnd po...., .. acid!y{ll/'lgO(pH)ol5.Sto 71,, G."""!1 moduo Is to be ~ad'1( Env.,,.101 prior to~. 5, Al~ (/lw,s il<'$<>Olcrr llll R. ~oil/o(uo) lo be dlalOd ll!doo,t,l,edfrompfojo!U~. t 6. AldeO<i> and/« e,.eoss 1Mlerill f,oo, ndl<>J>I> ope111<W am 10 be~ ind aispoood olhle II l<Ol<dlna> wlh al PAVILION HOMES INC. envirowest consultants inc. LANDSCAPE PLAN Rl!lulalOl)lreq'"'"""""-1 T. tl:lll6bod•rwtobeaeoded!Wh re,i leaie(Fo#.lcarubla)augmentadwlhllNOad(Epibll/l#n ,ng-) olld ~ golclomod (Sciiif'90 C&llOOOllSil) oOl!d; po""""'90 oompoollloo er<! appt;oalion ""° offorlll sood mlt lo be delemincd by l EJw.......i. I B. Tt>oo,nlr•atop11MHII\JM(3)ye.molplalllmllfflNnce.Plalllmaint.,,....~lo~w~.-~•nd 13653-232 STREET & 23183 -136 AVENUE I dooring ortliad<ber!y, Spoco, tul'tl,omlip b lo l!qOII one-I\-(100)" pe('COt)I IIRe (3) 1"il' fmm plonllng. Replacem,nl of , J• de.a~•""' 111111' be,oqmd tof!IU'~ Iha•~ Rtpll<omont stoci:lsal!a1ubjod1Dono-luldred (100) pe.-i4 survivonlh~lhree(3)yaarsfmmplanllng, Maple Ridge, BC e Suite 101 -1515 Broadway Street Port Coquttlam, British Columbia Canada V3C 6M2 office: 604-944-0502 facsimile: 604-944-0507 DESIGN: JN DAAWN: SDJ REVISION: REVISION DA.iE: 02 December 20, 2016 = AsShown 2193-01-02 :h www.envirowest.ca DAIB May 16, 2016 .,~.__ _______________________________ ......._ ________________________ _._ ________________________ ,L_ ______ __JL,._ ___ -L ___________ __J GENERAL NOTES.: 1. B.E'IATIONS ARE REFERRED TO GEODETIC DAlUM 1 Ill. C0IISl!IIJCll0I Nt> IIAlllll.llS TD II( 1H -1111H Q.lll!IDIT aTY CF MAP!£ RiDCE ENCIHEtRINC OCPARlllENT STANDARDS AND SPEllACA110NS 3. lllf!l!E. ll!IW'«; CF D1SI. DITal. ElC.. IS R(QUIU AHO IIOE SDMCES All£ CONSlllUCltD Ill flll. S£C1]0j, flU. 11A DIAi. IS 10 IIE l:II.IHIAAA 8.la<flU. COll'AC1HI 11) 95:C MOOHD PROCTOR. 4. RESOOtiS Df!IECR.Y N'FECTED BY CONS11lllrnD <I' PR1)..ECT !HAU. 11E GMH 48 HOOIS NOllllE Pft!OR TO CONSTRUCTION 5. 6. 7. 8. CIIH1RACTOR TO Elll'OSE NJ. EJOSlljC U11UIES AT PRa>DSED TIE-INS AND CROSS-O\fR POINTS TD \tlllfY l!Mll1S ANO l.OCATIOIIS PR!OR 111 alllWENOIIC COISTRUCTIOII Alll SliAl.1. NOTf'I lHE ENCHIJI CF ANY IIISCREPAHO£S OR OOlflJCTS Al.1. EJIISTIN(; IIANHOl£ RIIIS, VAl.1{5, UOS, ETC., TD BE AIWSTED TD 9JIT ANAi. GRADES =SlilD~~~TOIIE 01Y l!UUNC OEPT. ~TS,._ TO SE MO Pft!OR TO DEMOLITION !U. TES~C AIIO IIElESlllO F HE~. IIIU. BE 11£ /EP(IIISlllLITY CF THE CIIH1JIAC1l>ft. ALI. ASSOllATED OOSTS fOR TES'!ING, IHWJOl!jC SUIIIIS90N CF RT1DI 118't11TS AS 1IEI.L AS WlEO LOOS, IIILL BE 1HE RESPONSIIIUIY CF 1HE CONTRACTDR. 9, ALI. ltmlO SllALI. 8( CARftlD OUT BY A ~AlJ'llll ltST'j4C fllll APl'ftO\Q BT 1HE aTY CF IIN'U: RM. AHO M CIIHTRACltll OR OC\Wl'IR WU. BE R(QU!llll 11) AD\!SE lllE INSPECTION IIEPARlllDfl Al l£JST 48 HruRS Ill ADV>litt CF UNO£RT.I.QjG ANY, TESTING. LICAI.IX.SOtfl'PON" lOT I llC 32 1P 12 NIO PINI l87I I: lOT 6: Dia'!: I.} 111[ !EST 221 ftIT & 2. S£t l2 1P 12 NII) FlAH 18410 8-)1., ~'\N.!NT'-0. DL'VA'noH! LCIC.\llED AT SQ.VER VAU.EY ROAD & 2.32 STREET (C'dl28 C',110) 114110091 66-S57m F 3O.OB.17 EMERGENCY ACCESS ON 137 STREET AV E 19.06.17 FOR RE-SUBl,OSSION AV D 18.04.17 FOR FlNAL APPROVAL AV C 16.02.17 FOR APPROVAL AV 8 12.01.17 E.S.L & G.S.L ADDEO AV A 21.12.16 TRAIL IN PARK ADDEO AV No, DATE REVISION BY 3 PARK 39 19 #505 -1755 W. Broadwa)' Sttff1, Vancouver, B.C. Canad.a VsJ 4$5 Tai: (604} 224-fi827, Fu:: (6-0i} 5.17•0051, Emell: g•nerws,aaplj~ntn.cam PARK \ •.• \ ,, \ , . \t: PARK ' ' : .. ~ =--~ EX. I.Om ' CONTOUR (T'YP. ' DEVELOPER: PAVILION HOMES INC. PROJECT: 7080 205 smEET, LANGLEY, BC V2Y 1TI PH (604) ~13-0204 7 CRAWN AV OESICH£0 0\11. CHECKED DY,\. APPROVED 0\11. PROPOSED OFF-SITE "AXIS" TOWNHOUSE SITE t-,c=,LE==-s -----1 136 AVENUE• 232 S'fflEET MAPLE RIDGE, BC •= VERT. 1:500 9 f-en N I") N 136 AVE {UNOPENED) 5245-20-2016-055 CITY OF MAPLE RIDGE ENGINEERING DEPAR'TMENT OFF-SITE SERVICES KEV PLAN DAit .IJLY 2016 Stta:r OF DWG.Ho, REV, 16-070 F 11LE No. AM16-070/DX-555 I ,i N ' i' d ' :I j ~ "' i il i • "I r,. ~ !:! a 19 7 LIO'AA.QtSC.UI'~ Um DElP 1 1n11rn UN; 1 ~ U IIDf'tllUD-OClllj10j OWIIR(IOO!WSTtlllMl:r.;..) lfilCRISBING WALi. SEE ON-SITE !EXIST. I.Om ~ PWIS . CONTOUR (1'11'.) ,,. :r~-- \1 ~ / 1,>1 IDT 1 !EC 32 IP IZ !Ill) PIJII le7l • LOI &: £XtU'I; I.) ]HE IIESI W RtT • Z.) !EC l2 1P 12 too PI.IH 111410 B,M. MONUMENT NO LOCATED AT SILVER VALLEY ROAD & 232 STREET C\ll28 C\110) &IHDD9I F 30.08.17 UNITS, DRIVEWAYS & PARKING REVISED E 19.06.17 FOR RE-SUBMISSION D 18.04.17 FOR f1NAL APPROVAL C 16.02.17 FOR APPROVAL B 12.01.17 E.S.L & C.S.L ADDED A 21.12.16 lRAIL IN PARK ADDED No, OAl'E REVlSION ELEVA.llON: 66.557m AV AV AV AV AV AV BY #505 -1755 W. Broadway S1rN1, Vancouver, B.C. Canada V6J 455 Tai: (604) 224-6827, Fu: (604) 597-9061, Emall: genaral@ap11nmer11n.com DEVELOPER: PAVILION HOMES INC. DRAYIN AV 7080 20S STREET, LANQLEY, BC V2Y 1TI OEStGNEO OWL PH (604) 813-0204 CHECl<ED OWL PROJECT: APPRO\'ED OWL PROPOSED OFF-SITE "AXIS" TOWNHOUSE SITE SCALES 130 .t.VEMJE .l 2:U STREET HOIIZ 1:300 MAPLE RIDGE, BC VERT, AN R/C IS REQUIRED ON SITE TO ENSURE A MINIMUM OF 500mm OF PROCESSED TOPSOIL ft-9.Zc.m.) IS PLACED LOW SUPPL-oiE ST9R-M R INFILTRATION NOT£: I j I I H I· PARK .., 1. S{[ SHEET 1 FOR GENER>.I. NOTES ! SPECIFICATIONS. Z. S{[ APLIN ! MARTIN OFF-SITE DRAIIINGS FOR ROAD IMPROVEMENTS ! SER~ONC. .l. S{[ M2 lJNDSCAPE Pl.ANS FOR D£TAII.S. CITY OF MAPLE RIDGE [ 1----------..:EN..:C..:IN..:EE..:R..:IN..:G..:D:..:E..:PA..:R..:™:=E::.N..:T __ ~---------IZ l:lATE ... , ON-SITE SERVICES KEY PLAN JULY 2016 I ,_ ______ _,,,.. SHftT OF ij 1-CIWll.--No. _____ RiY_, -Ii;:! 16-070 F 8 f1LE No. N,116-070-0N/DX-555-0N 2 19 7 w > <( (0 I") l,tGAL- lDT I 11:C l2 1P 12 11.o f'INj 3811 .l lDJ.5: EIUS'~ I. 1HE 'IEST 221 ltIT .l l. 9:C J2 1P \l MIC) PUii 111410 9 PARK 'A' 232 ST t.~~ .. ,f, N 200·•·-9' SEE APLIN & MARTIN OFFSITE ~ . ' COMPREHENSIVE LOT GRADING SYMBOLS: JS. 90 + -PROPOSED GROUND JB.20 M + -MEET EXISTING -EXIST. 1 .Om CONTOURS ~ -SUGGESTED MAIN FLOOR ELEVATION J..fL.lll.llll -SUGGESTED LO'll£ST FLOOR ELEVATION ~ -----) -SUGGESTED GARAGE ELEVATION -DIRECTION OF GRADING -CRIBBING WAU. {MAXIMUM HEIGHT 1.0m) (SEE M2 DRAWINGS FOR DETAILS) = -BOULDER WAL!. {SEE M2 DRAWINGS FOR DETAILS) w > <( r--- 1") PARK e.v. WOl,WOO ~.. ...,, •• ..., DRAWINGS FOR ROAD ~ LOCATED AT SIL..U VAl.1.EY ROAD & 2J2 STREET (CW28 Gll!D 8'/i0091 56.S57m IMPROVEMENTS & SERVICING. NOTE: i 1. SE! SHEET \ FOR GENERAL NOTES It SPECIFICATIONS. ~ t-:-F+J:..:O...:.O.:..B. __ 17+U...:NI_TS:..:•...:D_RI_VE __ W_A_YS:.._&_P_A_RK_IN_G_R_E_IA_SE:..:O ________ +-A-V+-----------------"""T-------------------------,--------~~-----"'T'-----------------------------f,(J E 19.06.17 FOR RE-SUBMISSION AV DEVELOPER:PAVILION HOMES INC. ""'" AV CITY OF MAPLE RIDGE [ o \8.04.17 FOR FINAL APPROVAL AV APLIN MARTIN 7080 zDssmecr, LANOLEY, BC v,vm DESIGNED OWL ENGINEERING DEPARTMENT :; C 16.02.17 FOR APPROVAL :: ,--AACHT!!Cl\ffl'I.ANNNG~ PROJECT: PH(604)813--0204 :::::D :: I------C-O_M_P_R_E_H_E_N_S_IV-E---~~:~:-.AJ_L_Y_2_0,-6------1; B 12•01•17 E.S.L & G.S.L ADDED PROPOSED OFF-SITE "AXIS" TOWNHOUSE SITE 1-,-,.-LE-,------.i o, "' A 21.12.16 TRAIL IN PARK ADDED AV SITE GRADING PLAN #505-1755 W. Broadway Street. Vancouver, B.,C. Canada V6J 4SS 136 AVENUE & 232 STREET HOffZ. 1: 300 Tel: (604} U:4-6827, Fax: (604} 59J.!KM51, Emall: 99n1,-r@apl/nmartln.~m MAPL£ RIDGE, BC \IERr. No CATE REVISION BY 16-070 F ~ REV. ~ FILE No. AM16-070-0N/DX-555-0N -AT 111111{ 1£.11!0, -If( n, -5 IOOI 1111' -ll10IIC IIINQ. l.tGAlDB~ STAGE 1 I.OT I SEO J2 IP 12 NM> FUN J8n t l0I 6: lllll'T: I,) TH£ ll£ST 221 Fm t Z) SEC J2 IP 12 NIii FUN 111410 e.w. Ct,IOt,jtJ.UOff HO fl£VATION; lOCA'IED AT st~ VAU£Y ROAD & 2:32, STREET {CW28 GW0 84H009I 66.557m limE;. TYPICAL DRAINAGE PITCH, E CHECK PAM & SILT FENCE .PEIAlL :51\.T FDIC( $lNU5 t)O r>/f;. SU "°'El N.T.S. -... TYPICAL PERIMETER SILT FENCE DETAIL N,T.S. ' . ( IN ll!E E\'ENT Of EXTIIEME RAINFAU. llit POND SHOULD BE PVMP£0 TO lHE UNCl£AREO AREAS Of THE SITE (BLOCK 7) & ll!E RUNOFF AllO\\£D 10 SHEET Fl.OW lHROUGH lH( UNDISTURBEO GR0\11!D: AS A F\IRlttER MEASURE IF ll!E EXTREME RAINFALi. PERSISTS, lHE' PONO SHOULD BE IMMEDIAlELY PI/MPEO OUT !1111!! 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CO!llSI IF, llJT IIDT 11111D IQ. 11£ RWJa1C fllllSl -ACOMUll!I SI.TS II Sltlll lE'EI SYS1!1111111£ YMlll.ll Q.£AIQ -li.lAn(W m«!l; SIIII.I. IIC Q£N6l NfJ IIIP.IIIEI ~ 11:Q'O. -O!A\U. fLl!R 1l!lll AT lMl£I' 9fMl. 1£ CUNiU1 Cl! lll'IACED AS llQlllm -l'EllllE1ER tOiOIIC 11111' IIIPARI) F l(ll)fD. ...... QP -- EONP OUTLET STRUCTURE N.T.S: ~=~~~.~ J 1 j.m-wmia~~ ~-·· .......,.,,,_ I-L- TYPICAL SILT FENCE DETAILS (POND} N.T,S, F JD.DB.17 UNITS, DRIVEWAYS & PARKING REI/ISED AV 1-+--+--------------------+-+------------------,.------------------------,--------.,.,~----------------------------------1u E 19.D6.17 FOR RE-SUBMISSION AV D 1B.D4.17 FOR FINAL APPROVAL AV C 16.02.17 FOR APPROVAL AV HAS BEEN LJ8ERAU.Y COVEREll llllli SlRAW DEVELOPER, PAVILION HOMES INC. AV NIUE: I, Sll' Sim I FM C81!RAL N0!ES ,t Sl'EOflc.ATIOtlS. CITY OF MAPLE RIDGE : i:: l B 12.01.17 E.S.L & G.S.L ADDED AV A 21.12.16 TRAIL IN PARK ADDED AV No, DATE REVlSION BY ,HOS-175S W. Broadway Sllfft. Va.ncouver, e.c. CMitd• V&J ◄SS Tel: (fi04i) 224oiB27, Far, (604) 597-8061, Emal/: gane,al@lp1tnma,tbuom PROJECT: 7080 205 STREET, LANOLEY, BC V2Y 1T1 PH (604) 813-0204 DESIGNED CHECKED DI\\. APPROVED PROPOSED OFF-SITE "AXIS" TOWNHOUSE SITE t-,sc=•uc=•-----1 131 AV!HVE & 232 STREET MAPLE RIDGE, BC DI\\. HOOL .... ,. 1:500 ! 1--------------------r;;-.. ;;;1"._ -------i .. EROSION & SEDIMENT ENGINEERING DEPARTMENT .AJLY 2016 CONTROL PLAN OF ON-SITE & OFF-SITE OWG., No, 16-070 F 8 ALE No. AIUS--070-0N X-555-0N AN R/C IS REQUIRED ON SITE TO ENSURE A MINIMUM A OF 520mm OF PROCESSED TOPSOIL (398c.m.) IS PLACED TO ALLOW SUPPLEMENTARY STORM WATER INFILTRATION * EX. I.Om CONTOUR (TY?. UNITS 53 & 54 FLOW CONTROL 13 THREE TIER* SYSTEM 8 OIL INTERCEPTOR * '-----"'-.,.,.___... SUMPS TO ROCK PITS TO CREEK .,..... __ lJjr I SEC l2 1P ll NWl PUii Jan l l.01 lo IXD'T: I. 1HE iEST 221 III! l 2.) SEC J2 1P 12 N10 l'lAII 18410 ··"· .~ KO,. D.£vi11"°": lOCA'IID AT Sll-.a! VALID RO.i.O 4< 232 S1REET (CW28 CIIRO) IMll0091 66.S57m G 30,08.17 UNITS, DRIVEWAYS & PARKING REVISED AV B UNDERGROUND / DETENTION * CHAMBER i---l~ C (100 YEAR) C STORMCEPTOR MANHOLE 136 AVE 1- (J) N I") N CATCH BASINS .,...!f==A+.t-+-++----1 A WITH INFILTRATION * GALLERIES (TYP.) SEE APLIN & MARTIN OFFSITE DRAWINGS FOR ROAD IMPROVEMENTS & SERI/ICING. 0 18.04.17 fOR ANAL APPROVAL AV C 16.02.17 fOR APPROVAL AV : C: NOT£: I I. SEE SliEIT 1 f(R GENERAL N0lES 4< Sl'EOACATIONS. l J..,:..f _/-:.19::,:.0:.:_6·:.:.17+f0R::.:...._R::_E-__:S::;UB:.:.M::.ISS!::.:ON::.:...._ ___________ j...:.:.AV-4,-----------------,----------------------,--------,.,,,,,..------,.------------------------4a E 17.05.17 OElENTION REVISED AV ~ APLIN MARTIN DEVELOPER: PAVILION HOMES INC. 7080 , .. smttr, 1.AAOL£Y, BC V,.Y m PH (604) 813·0204 AV CITY £~EER~G~~A~~EN~IDGE t B 12.01.17 E.S.L & G,S.L ADDEO AV A 21.12.16 TRAIL IN PARK ADDED AV No. DATt REVISION BY .. ENGINEERING AACHITECTIJRE PI.AN"'NG SURVEY1NG #505-1755 W. Broadwny ~L, Vaicouver, B.C. Ctllada V6J 4SS Tel: (60◄) 224-6827, Fax: 1104) $91',9061, Emall: g•ner1l@1pUnmart1n.com PROJECT: DtslCiNEO """'"' DIii. APPR0\.£0 PROPOSED OFF-SITE "AXIS" TOWNHOUSE SITE l-S-CAL.E-,------1 136 AVENUE. 232 smeET MAPLE RIDGE, 8C DIii. HORZ 'rt'.Rf. 1:500 1----------------'----o-~-lt-------f;; STORM WATER MANAGEMENT PLAN JULY 2016 I b""°==----'---~,,_ ij 1----------1 ~No, OF REV. ~ 16-070 G & ALE Ho.. All16'-070-0N/t)~-S55-0N I~ I mapleridge.ca TO: FILE NO: SUBJECT: PURPOSE: City of Maple Ridge Advisory Design Panel 2017-267-DP 11990 207 Street MEETING DATE: November 15, 2017 An Advisory Design Panel (the "ADP") submission has been received for the above cited application and property (Appendix A) for exterior alterations to an existing building or property. A development permit application is required because the proposed works will exceed a value of $25,000.00. This site is zoned Community Commercial (C-2). The development permit application made to the City is subject to Section 8.5 Commercial Development Permit of the OCP. BACKGROUND: Applicant: Legal Description: OCP: Existing: Zoning: Existing: Surrounding Uses North: South: East: West: Use: Zone: Designation Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Site Area: Access: Servicing: Wensley Architecture Ltd (Barry Weih) Lot: 45, D.L.: 250, Plan: NWP54395 Commercial Community Commercial (C-2) Apartment High Density Apartment Residential (RM-3) Urban Residentia-I and Conservation Service Commercial Community Commercial (C-2) Commercial City Park and Townhouses Park and School (P-1) and Low Density Apartment Residential (RM-5) Conservation and Urban Residential Service commercial and Commercial Community Commercial (C-2) and Service Commercial (CS-1) • Commercial Shopping Centre 2;534 Ha. Dewdney Trunk Road, 207 Street and 119 Avenue (lane) Urban Page 1 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 8.5 Development Permit of the OCP. Key Guidelines: The following is a brief description and assessment of the proposal's compliance with the applicable Key Development Permit Guidelines: 1. Avoid conflicts with adjacent uses through sound attenuation, appropriate lighting, landscaping, traffic calming and the transition of building massing to fit with adjacent development. Architect's Comments: Adjacent uses vary from commercial, light industrial to residential. The existing shopping centre was built as a single story building to minimize the intimidation to adjacent residential development. Tall parapets, fences and landscaping were incorporated to provide visual screening as well as noise mitigation 2. Encourage a pedestrian scale through providing outdoor amenities, minimizing the visual impact of parking areas, creating landmarks and visua l interest along street fronts. Architect's Comments: New plantings added to the site entrances and improved pylon signs at corners of the site to add more colours and characteristics to the shopping centre while appealing to both vehicles and pedestrian traffic. 3. Promote sustainable development with multimodal transportation circulation, and low impact building design. Architect 's Comments: Pedestrian circulation will be encouraged with a new landscaped pedestrian walkway added to the vehicle entrance off 207 Street. 4. Respect the need for private arec;1s in mixed use development and adjacent residential areas. Architect's Comments: Existing fences or landscape screening are provided along lot lines bordering with residential areas. 5. The form and treatment of new buildings should reflect the desired character and pattern of development in the area by incorporating appropriate architectural styles, features, materials, proportions and building articulation. Architect's Comments: Proposed facia improvement will replace the dull and narrow sign bands with more contemporary taller sign facia to attract high quality retail uses. Neutral metal cladding in alternating coluors will provide more articulated look to complement the adjacent commercial developments recently established. Design Guidelines: The Design Guidelines and a full explanation of how the project complies with them or the reasons why they are not applicable are attached in Appendix E to this memo. Page2of4 100% Recycled Paper PLANNING COMMENTS: 1. Proposal:_ The purpose of this development permit application is to revitalize the exterior of this approximately 30 year old shopping centre located at 11990 207 Street (Appendix A). This includes new sign banding and associated structural upgrades, new soffits and lighting in the canopy area, Upgrading the pylon signs, a new pedestrian access off of 207 Street and upgrading of the landscaping. 2. Context: This shopping centre is part of an existing commercial area in the West Maple Ridge. 3. OCP and Zoning Compliance: The subject site is appropriately designated as Commercial. The property is also properly zoned as Community Commercial (C-2). This project is accompanied by a development variance permit application to accommodate the historical height and setbacks of the building and for the existing. signage height. The Architects letter (Appendix B) and the Development Data Sheet (Appendix D) analyses the compliance of the project and outlines the necessary variances. There is also a historical trespass of the east parking lot and fence with City parklands. This is being addressed separately and the landscaping plan may be adjusted in this area before the staff report is forwarded to Council for the issuance of the development permit to allow for the requested renovations. There is sufficient number of parking over the minimum requirement to allow some spaces to be removed if necessary. The variances include: • Residential Buffering: Being on lands designated Commercial and abutting lands designated Multi-residential, a landscape screen of a minimum 2.0 metres in height and a maximum of 3.6 metres in height is required to be provided along common property lines between the abutting uses. The shopping centre building is along or close to the abutting lot line with the existing multiple residential development to the south east. That portion is proposed to be varied; however the abutting loading deck and rear parking area will need to comply with appropriate buffering. There is sufficient parking over the minimum requirement to allow some parking spaces to be removed if necessary. The final parking layout will be determined before the staff report is forwarded to Council for the issuance of the development permit. • Building Height: Allowing for the height to be increased from a maximum of 7.5 metres to 9.14 metres. This is mainly in the area of the existing Value Village to break up the sweeping horizontal mass of the shopping centre. • Building Setbacks: The setbacks for this site are as follows: o Front (Dewdney Trunk Road) minimum 3 metres actual 3.7 metres; o Exterior Side (20176 Street) 3 metres actual ±60 metres; o Rear (the lane or 119 Street) 6.0 metres actual is 1.5 metres thus requiring a variance. Page 3 of 4 The interior side (property line common with park and multi-residential property) has no setback requirement in the Community Commercial (C-2); therefore, is in compliance as built. • Sign Heigl1t and Copy Area: The existing freestanding signage is proposed to be ,replaced by a sign of the same height but with less in size/copy area. The new sign will still exceed the requirements of the Sign Bylaw; therefore the following variance is being requested: o To increase the maximum height from6.0 metres to 10.5 metres o To increase the copy area from 20 square metres to 28 square metres. This would be a reduction of about 4 square metres from the surrent size of the signage. This is deemed justified provided that the base is designed to incorporate a base using architectural elements from the shopping centre building and is suitably landscaped. The siqn base design will be reflected in the final plans before the staff report is forwarded to Council for the issuance of the development permit. 4. Parking and bicycle storage: The required parking for the proposed use is analyzed in the Development Data Sheet (Appendix D). There is more parking provided than required by the Off Street Parking and Loading Bylaw. No bicycle storage is providE_!d for in the site plan. The existing off street loading and garbage collection areas are retained. 5. Environmental, Sustainability & Stormwater Management: This application is for exterior renovations and this requirement does not apply. CONCLUSION: The Planning Department requests that the Advisory Design Panel provide comments on the development proposal. Prepared by: Adrian Kopystynski Planner The following appendices are attached hereto: Appendix A Subject map and Ortho map Appendix B Explanatory letter from Architect (and Landscape Architect if applicable) Appendix C ADP Submission Form Appendix D Development Data Sheet (signed by Architect) Appendix E DP Area Guidelines Checklist Appendix F Architectural and Landscaping Plans Page 4 of 4 :~ MAPLE RIDGE ------- Bnl1sh Co umb1a maple ridge.ca Advisory Design Panel Submission Request Form The City of Maple Ridge Advisory Design Panel (ADP) meets monthly. Refer to the attached schedules for submission deadline dates and for the minimum submission requirements. Before making your submission, contact your File Manager to establish what constitutes a complete ADP submission package for your project. Forward your complete submission package for the ADP through your File Manager well in advance of the deadline date. Application Information: Name of Applicant Barry Weih 2017-267-DP 11990 207TH STREET File number Address of site Current Zone _C_2 ____ Proposed Zone _C_2 _____ _ Seeking to appear before the ADP on this date _______ _ Architect Information: Submission will be presented to ADP by: Architect BARRY WEIH ------------------ Landscape Architect PAT CAMPBELL Other Professional (State Name & Role) ------------------ Note.: The Architects are required to prepare plans and to attend and to present all developments to the ADP that are in the Major Occupancy categories cited in the Table below taken from AIBC Bulletin 31 Buildings Requiring the Services of an Architect. For the entire bulletin, dick here. Major Occupancy Types of Building or Parts of Building requiring the per the current Use services of an architect under section 60 of the Architects building codes Act. Group A (Part 3) Public Assembly -any one-storey building with an unsupported span exceeding 9 m or gross area exceeding 275 m2; -any building of more than one storey with gross area exceeding 235 m2; and -all schools, any size Group B (Part 3) Hospital, Sanatorium, or -any building (excluding veterinary hospital) with a Home for the capacity exceeding 12 beds Aged -any building with gross area exceeding 470 m2 Institutional Group C Residential Hotel or similar occupancy -any building containing 5 or more dwelling units -any building containing 11 or more guest rooms Group D & E Commercial -an y building with gross area exceeding 470 m2 Group F (Fl: Part 3) Industrial -any building with gross area exceeding 470 m2 CITY OF MAPLE RIDGE ADVISORY DESIGN PANEL 2017 APPLICANT SCHEDULE Meeting Date Applicant Deadline Wed Jul 19, 2017 Mon Jun 26, 2017 NO AUGUST MEETING Wed Sept 20, 2017 Mon Aug 28, 2017 Wed Oct 18, 2017 Mon Sept 25, 2017 Wed Nov 15, 2017 Mon Oct 23, 2017 NO DECEMBER MEETING WA "'WENSLEY ARCHITECTURE LTD October 20, 2017 Attention: Planning Department City of Maple Ridge OCT 2 3 2017 PROPOSED RENOVATION OF MEADOWRIDGE SHOPPING CENTRE WRITTEN BRIEF The project site is located at 11990 207th Street, between the major arterial of Lougheed Highway and Dewdney Trunk Road. Currently the existing property consists primarily of an anchor store (Value Village) with multiple retail units. Surrounding uses include two shopping centres recently built across 207th Street to the West, low rise residential across Dewdney Trunk Road to the north, light industrial uses across 1191h Avenue to the south, and a green space and low residential along east property line. The project site is currently C-2 Zone. The purpose of this proposal is to revitalize the existing 30 year old shopping centre by providing new contemporary sign fascia to attract more high quality retailers. The proposed work includes: ❖ New vertical sign band. The material will be a metal or stucco with accent areas. ❖ Existing tenant signs will be removed, and new signs installed once the sign band is complete. (Note, we understand these will be by separate permit.) ❖ New soffit material, and new lighting in the canopy area. ❖ Structural changes that may be necessary to support the new sign band. ❖ Upgrade finishes for the two existing pylon signs. ❖ New pedestrian access to the shopping centre off 207th Street ❖ Landscape improvement in parking lot per city's recommendation ❖ Development Variance Permit is required for the existing non-compliant conditions including building height and setback, and free standing signage height and area requirements. High quality exterior finishes will be used, including metal cladding, woodgrain metal siding and stucco to create a contemporary shopping centre presence. The proposed fai;ade will be articulated with exterior finishes in alternating neutral colours and heights to create a rhythm. The local community will benefit from the renewal of the project site with the addition of a new landscaped pedestrian site access, upgraded pylon signage and landscaping which provide a more pedestrian friendly experience along the 207th Street while complementing adjacent shopping centres across the street. Re-striping of the south parking lot is required to accommodate a new site access, but overall parking stall numbers will remain the same. Overall the project will promote up-scaled shopping centre ambience in the already well established commercial area which will encourage interaction among people, promote pedestrian circulation and contribute to a sense of place. :: DEVELOPMENT VARIANCE PERMIT A few non-compliant existing conditions were found at the time of the DP application preview meeting and the subsequent feedback from the Planning Department. As no documentation to permit those variances was found either in the city hall or with the property owner, Planning Department has recommended applying for Development Variance Permit concurrently. The requested variances will consist of: 1. Height Variance a. Maximum Building Height permitted is 7.5m while the existing building height is approximately 9.14m. b. Rationale: The existing Value Village building including the tall entrance element gives a break to the sweeping horizontal mass of the shopping centre. 2. Rear Setback (119th Ave.) a. Minimum Rear Setback required is 6.0m while the existing setback of approximately 1. 5m was provided. b. Rationale: Currently 1.5m setback is provided to the edge of canopy overhang with 3.0m to the face of the building. Even with the reduced setback dimension provided, existing planters and concrete sidewalk are installed between the building's exterior wall and the property line to serve pedestrian circulation as well as to provide a landscaping buffer. 3. Sign Variance (Height & Sign Area) a. Maximum height permitted for the free standing signage is 6m for C2 Zone while the existing height is 10.5m. b. Maximum sign area permitted is 20 sq. m while the proposed sign area is approximately 28 sq. m reduced from the existing 32 sq. m. c. Rationale: The new modern design and copy refresh will incorporate all the uses and is important for corporate branding and a successful business. 301 -1444 Alberni Street I Vancouver, BC V6G 2Z4 T. 604 685 3529 I E. off1ce@wensleyarch.com WENSLEYARCH.COM Vnncouver I Victoria DEVELOPMENT PERMIT AREA GUIDELINES The proposed revitalization is consistent with the applicable DP Area Guidelines, as follows: 1. Landscape a. Existing landscaping provides visual breaks and buffers, as well as softens the appearance of the parking lot. Proposed new landscaping will reinforce the well- established soft landscaping throughout the site while adding colours and features to the general landscaping. b. Additional planting will be incorporated at the entrance off Dewdney Trunk, on both sides of entrance driveway off 207th street, and at two pylon signs. c. Part of the proposed scheme is to remove the existing path at the corner of 207th Street and Dewdney Trunk Road. Removal of the path will clearly delineate the shopping centre boundary and discourage people from accessing to and from the street through a steep hill. The issue was brought up by the city on October 2nd and will be addressed through the proposed landscape design. d. Site furniture, day time bike parking and waste disposal will remain as is. 2. CEPTED a. We have reviewed the CEPTED areas of concern onsite and have addressed these areas by improving the soffit illumination as well as the strategic use of low scale planting. Sincerely, WENSLEY ARCHITECTURE LTD. /41J4- Barry Weih -Principal Architect AIBC, AAA, LEED-AP 301 1444 Alberni St1eet Vancouver, BC V6G 2Z4 T. 604 685 3529 I E. office@wensleyarch.com WENSLEYARCH.COM Vm1cuuver I Victuria I~ MAPLE RIDGE ---------~ Bnt1sh Columbia mapleridge.ca DEVELOPMENT DATA SHEET Existing /Proposed Zone _c_2 _______ Date Prepared October 16, 2017 Required Development Data Minimum Required or Maximum Allowed Proposed (Complies or state variance needed) LOT AREA* (in square metres) Gross Total 2,500 min. 25,374 Less Road / Truncations Dedicated Less Park/ Open Space Dedicated Net Total 2,500 min. 25,374 LOT COVERAGE (in% of net lot area) Buildings & Structures 70 max. 26.0 Paved & Hard Surfaced Areas Landscaping Total Site Coverage 70 max. 26.0 SETBACKS ( in metres) Front 3 (Dewdeny Trunk Rd.) 3.7 Rear 6(119Ave.) 1.5(non-compliant existing)Variance required Side #1 (N,S,E, or W) 3 (207 Street) 63.3 Side #2 (N,S,E, or W) N/A N/A Side #3 (N, S, E or W) N/A N/A BUILDING HEIGHT (in metres/storeys) Principal 7.5 9.14 /1 Accessory NUMBER OF RESIDENTIAL UNITS Bachelor One Bedroom Two Bedroom Three Bedroom+ Total N/A N/A GROSS FLOOR AREA (in square metres) Residential Retail Commercial Office Commercial Other Commercial (Type ) Institutional Industrial TOTAL GROSS FLOOR AREA 17,762 6,586 • If the development site consists of more than one lot, lot dimensions pertain to the entire site. : Required Development Data Minimum Required or I Maximum Allowed Proposed (Complies or variance needed?) DENSITY # of units/ha (gross) # of units/ha (net) Gross Floor Area Floor Space Ratio (net) N/A N/A AMENITY SPACE (area in square metres) Common Activity Area N/A N/A Useable Open Space N/A I N/A 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 220 343 Educational & Assembly Uses Institutional Use Industrial Use Business Park Uses Comprehensive Total Number of Parking Spaces for Uses 220 343 Number of parking spaces for disabled 4 7 Number of spaces for visitors TOTAL NUMBER OF PARKING SPACES 220 343 Number and percentage small cars 34 / 10% of Parking Spaces 5 Number and percentage tandem spaces N/A N/A TOTAL OFF STREET LOADING SPACE(S) 1 4 BICYCLE PARKING (number of spaces) Short Term Bicycle Parking N/A 12 Long Term Bicycle Parking N/A 0 OTHER -state YES or NO for each. If YES describe on separate sheet. Heritage Site !No I Tree Survey/Assessment Provided I No Watercourse/Steep Slopes I NO I Covenants, Stat ROW & Easements I YES, Refer to Title Search. 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 t the De lopment and Environmental Services Department. Prepared by: BARRY WE I H Print Name (Please print form and sign above) NOTE: To be prepared by an Architect for ADP Submission or by an owner/agent (applicant) for Development Application. 1. 2. 3. 4. 5. I~ MAPLE RIDGE ----------- Br1l1sh Columbia mapleridge.ca Commercial Development Permit Area Guidelines Checklist Pursuant with Section 8.5 of the Official Community Plan, commercial developments will be assessed against the form and character guidelines established by Council and summarised below. This checklist is to be prepared by the architect of record for the project to demonstrate the proposed design was developed in accordance with the form and character guidelines. Please assess and describe the compliance of the proposed design of the project with respect to the Key Guideline Concepts and with the Form and Character Guidelines. Description of the Key Guideline Concepts should be suitable for File Managers to quote in Development Permit Application Reports to Council. For the Form and Character Guidelines, clearly describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. This checklist is to accompany Development Permit Applications and submissions to the ADP. 8.5.1 Key Guideline Concepts Describe how this project and the design complies Avoid conflicts with adjacent uses Adjacent uses varies from commercial, light industrial to residential. through sound attenuation, appropriate The existing shopping centre was built as a single storey building to lighting, landscaping, traffic calming and minimize the intimidation to adjacent residential developments. Tall the transition of building massing to fit parapets, fences and landscaping were incorporated to provide with adjacent development. visual screening as well as noise mitigation. Encourage a pedestrian scale through New planting added to the site entrances and improved pylon signs providing outdoor amenities, minimizing at corners of the site to add more colours and characteristics to the the visual impact of parking areas, shopping centre while appealing to both vehicular and pedestrian creating landmarks and visual interest traffic. along street fronts. Promote sustainable development with Pedestrian circulation will be encouraged with a new landscaped multimodal transportation circulation, pedestrian walkway added to the vehicle entrance off 207th Street. and low impact building design. Respect the need for private areas in Existing fences or landscape screening are provided mixed use development and adjacent along lot lines bordered with residential areas. residential areas. The form and treatment of new buildings Proposed fascia improvement will replace the dull and narrow should reflect the desired character and sign bands with more contemporary taller sign fascia to attract pattern of development in the area by high quality retail uses. Neutral metal cladding in alternating incorporating appropriate architectural colours will provide more articulated look to complement the styles, features, materials, proportions adjacent commercial developments recently established. and building articulation. 1 Guideline 8.5.2 A Building Design, Massing and Siting 1. The form and treatment of new buildings should reflect the desired character and pattern of development in the area by incorporating appropriate architectural styles, roof forms, facade modulation, architectural features, fenestration patterns, building elements and proportions and building articulation. 2. Exterior finishes should be wood, brick, natural stone or other materials of warm appearance. Substantial areas of concrete should be avoided. Expanses of solid wall or glass are unacceptable. 3. New buildings adjacent to existing small scale buildings such as houses should be designed to provide visual interest whilst protecting the privacy and livability of both properties. 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. Sloped metal roof was the most dominant feature of the exi~ting mall and allowed the minimal signage area. It will be replaced with the proper sign fascias including the steel bands to mount signage to minimize the penetration through the building envelope. The back of the new fascia will be sloped back to the existing roof surface for proper drainage but won't be visible from the street level. The main exterior finish materials for new sign fascia will be metal cladding and stucco in neutral colours to provide a contemporary look. The existing building finishes at the grade level are bricks and storefronts, and will remain. Proposed fascia improvement will enhance overall shopping centre ambience and contribute to revitalize the neighborhood of commercial and residential developments. 4. Significant corners should be given added emphasis with vertical Two existing pylon signs will be upgraded with architectural features and roofscape additional planting to reinforce the street intersections. features. At intersections, the definition of corners should be reinforced by buildings that front on both streets. 5. Development should be sited to have the building frontage on the main street Existing shopping centre is sited so that frontage alignment. aligned with 207th Street. 6. Projects located on slopes should be developed in a manner wh ich creates a The existing project site is relatively flat and no step in perceived height, bulk and scale consideration was made. between developments. 7. Design and construction of buildings should account for maximum sound No additional noise source is expected other than attenuation between commercial and c?n,stru~tion stage. General contractor shall abide by adjacent residential uses. To ensure that city s noise bylaw requirement. noise generated on the site is addressed in the most appropriate manner, Council may request that a noise attenuation study be prepared. 2 Guideline 8.5.2 A (Continued) 8. Continuous weather protection, such as canopies, structural awnings, or building overhangs, is strongly promoted where at-grade retail uses are included in a development and over common entries to commercial and/or mixed-use developments that front a public sidewalk or open space. 9. Developments adjacent to treed slopes, ravines and watercourses must respect natural vegetation, use natural landscaping to retain soils on the site and may require additional setbacks as established by agencies having jurisdiction. Creeks and ravines are encouraged to be retained in their natural state. 10. Developments are encouraged to redirect water from rooftop runoff and downspouts into vegetated areas or rain barrels for later irrigation use. Existing 1 O' deep continuous canopy is present ~long the entire store frontage and will be upgraded with new soffit and lighting to enhance the safety. N/A It is not part of the project scope . N/A It is not part of the project scope. 11. Buildings should be designed and located N/A on a site to: It is not part of the project scope. a) preserve and incorporate natural features or views; b) ensure proper orientation and relationship to adjoining residential uses; c) minimize impacts on natural features and agricultural lands; d) accommodate natural grades to ensure minimal grading is required. Guideline 8.5.2 B Refuse, Recycling and Servicing Areas 1. The design of a roof, placement of mechanical units and satellite dishes, etc. should take into account views of the roof from adjacent buildings. 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. New building height matches the existing. No further interference of views is expected from adjacent buildings . 3 Guideline 8.5.2 B (Continued) 2. Service areas should have differentiated access to minimize visual impact as well as conflicts with pedestrians. 3. Refuse receptacles must be located indoors or within service areas out of view from pedestrian access. Garbage and waste material should be stored in containers that are weatherproof and animal-resistant. New landscaping will be added to the loading area to screen from adjacent residential area across Dewdney Trunk Road. Existing garbage and recycling bins are located at service area south of the building . Currently no screening is provided. 4. Mechanical equipment, drive-through Existing roof top equipment is located away from the uses, service or car wash bays, residential development and screened by tall parapet. restrooms, vending machines, unenclosed storage, and public telephones should be oriented on the site to face away from adjacent residential development. Whenever possible, these uses should not be visible from an adjacent residential property. Guideline 8.5.2 C Street Front 1. Particular attention should be made to the image presented to the streetfront. 2. New development should emphasize the street frontages by incorporating differentiated front, side and rear oriented facades. Facades should incorporate vertical and horizontal relief in a well-proportioned rhythm appropriate to the intended scale of development. 3. Buildings with over 15 metres of street frontage should break the horizontal mass of the building with vertical elements in a rhythmic pattern. 4. Streetfront landscaping will incorporate street trees for definition of site boundaries and enhancement of public space. 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. The updated shopping centre facade and free s~andin~ signs will foster the street presence and compatible with the adjacent retail developments. As the building height remains the same in the proposed development, new taller sign fas_cia may have highlighted horizontal element. By alternating dark and light grey cladding, the fascia will_ be broken . intermittently to create a rhythm, integrated with the tenant signage and create a visual interest to the development. The new sign fascias will be cladded with metal panels or stucco in different heights and colours to break the . monotony of the homogeneous facades of existing shopping centre and create more interesting visual interests. Existing street trees define the site boundarie~ along the street. New planting will be added to the site corners and entrances to add colours and characteristics to the shopping centre. 4 Guideline 8.5.2 C (Continued) 5. Vehicle access on a street frontage should be located to the side of the building away form the pedestrian entrance and should be designed to minimize the impact on streetscape appearance and disruption to pedestrian movement. Guideline 8.5.2 D Signage and Lighting 1. Signage should be integrated with the design of a building, preferably at ground level only, and its size and design should complement the scale and architectural detail of the building. 2. High intensity illumination directed at adjoining properties should be avoided. Commercial signage and high intensity illumination adjacent to residential uses should be minimized in order to protect residential amenity. 3. Lighting and signage should be designed so as to have no direct source of light visible from the public right-of-way. 4. All signage must conform to the Maple Ridge Sign Bylaw. In the event of a conflict between the Maple Ridge Sign Bylaw and these guidelines, the latter should take precedent. 5. In multiple-tenant commercial or mixed- use buildings, signs should be designed to present a unified appearance. Signage space should be provided for upper storey tenancies. Currently site has two existing vehicle entrances each on Dewdney Trunk Rd and 119th Ave, and one on 207th St. rein207th entrance will be supplemented by the new landscaped pedestrian sidewalk. 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. New sign fascia with increased height will provide a . proper background for the ten~nt signage c~mplet~ ~1th the steel tube sign bands for sIgnage mounting. Existing pylon signs also will be ungraded to compliment the proposed building fascia upgrade. The sidewalk in front of the building will be mainly lit by new soffit light from the canopy overh~ng. N? lit s_ignage will be allowed on building fascias facing res1dent1al areas. Existing signs will be removed, and replaced with new signage. We understand these will be by the separate sign permits. Existing signs will be removed, and replaced with new signage. We understand these will be by the separate sign permits. Existing signs will be removed, and replaced with new signage. We understand these will be by the separate sign permits. s Guideline 8.5.2 E Vehicle Access, Parking, and Circulation 1. Buildings and structures should be located to ensure safe traffic circulation and access and adequate on-site parking. Parking should be encouraged in smaller units to avoid a monotonous appearance. 2. Parking and storage areas should be appropriately screened. Low level landscape screening should be provided to parking areas adjacent to public streets. 3. Where possible, parking and servicing should be located underground or to the rear of buildings to minimize the impact on streetscape appearance and pedestrian amenity. In all new buildings the portion of the structure used for parking and servicing should be adequately screened and should be architecturally compatible with the rest of the building. 4. Existing lanes should be used for vehicle access, loading and servicing. Upgrading of lanes in terms of attractive treatment and screening of parking access and loading and service areas is encouraged. 5. Vehicle access should be located to the side of the building away from the pedestrian entrance and should be designed to minimize the impact on streetscape appearance and disruption to pedestrian movement. 6. Lanes, and driveways should conform to the existing grades as closely as possible to ensure minimal disruption of slopes and vegetation. On steep terrain, access should be aligned, wherever possible, to run parallel rather than counter to, natural contours and existing grades. 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. Existing parking lot to remain. Re-striping south side of parking lot will be incorporated to accommodate a new sidewalk access off 207th Street. Exis~ing landscaping including low and tall planting is prov1ded_along the parking lot edges. Additional planting at shopping centre entrances and pylon signs will present the mall more attainable to the public. N/A Existing parking and loading are all on-grade. New landscaping will be added to the existing loading dock to be screened properly from the street. N/A Existing service lane is located behind the buildings and not part of the scope of work. Existing loading areas are located either side or back of the buildings with delivery vehicle accessing from either Dewndey Trunk Rd. or 119 Ave. N/A No_re_grading ~ork is involved. Re-striping of the parking lot Is included m the improvement. 6 Guideline 8.5.2 E (Continued) 7. Shared vehicle access between adjoining sites should be considered where access for parking at the rear of the property is limited. Joint or shared access should also be considered between adjoining developments to minimize disruption of pedestrian sidewalks and to maximize landscaping and permeable surfaces. Integration of driving aisles and pedestrian walkways between adjacent sites is also strongly encouraged. 8. Minimize the amount of asphalt surfaces in parking areas by integrating a variety of paving materials such as concrete, decorative pavers or by using alternate surface treatments. 9. Above ground parking structures should not front public streets at grade. Non- parking uses or special fai;:ade treatments must be provided along street frontages to enhance the building's appearance to the public realm. On non-street fronting facades, parking structures should be treated to avoid long blank walls at grade, such as massed landscape treatments or attention to design detailing on the fai;:ade. N/A Currently no shared vehicle access is required or provided. A portion of existing parking with asphalt paving will be replaced with the new concrete sidewalk to encourage pedestrian circulation in and out of the site. N/A Currently no above ground parking structure is provided. 10. Parking control equipment, such as N/A ticket dispensers and card readers, should be located at a sufficient distance Currently no such parking equipment is present. from a public street to prevent parking queues extending onto the street. Similarly, a minimum distance of one car length, and preferably two car lengths, should be provided between an exit gate and the street edge to accommodate cars waiting to merge into traffic. 11. Rooftop parking structures should N/A include design elements, including landscaping, to reduce the visual impact Currently no rooftop parking structure is provided. from the street and surrounding uses. 7 .'.l Guideline 8.5.2 F Pedestrian and Bicycle Access 1. Development should improve pedestrian amenity through interesting design detail at ground level, easily identifiable entrances, shop fronts with clear untinted glazing, concentration of signage at ground level, attractive landscaping and well defined pedestrian crossings for driveways and roadways. 2. A well defined pedestrian access to the commercial use will be provided from the public sidewalk. Design will ensure that pedestrian use is given precedence over vehicular use. Where possible, at least one pedestrian connection should be provided through the main block of buildings. 3. Facilities for cyclists should considered for all developments. Guideline 8.5.2 G Landscaping and Open Space be 1. Landscaping should be supplemented to identify and define public space, to present a pleasing image and to soften the transition from adjacent land uses to the commercial development. 2. Adjacent residential uses should be adequately protected by significant landscaping or the provision of screening or both. 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. Larger signage, improved lighting, new pedestrian access and elevated landscaping will contribute to safe and pleasant shopping experience. A new landscaped pedestrian walkway will be installed to provide a continuous accessible route off 207th street. It will provide a safe, direct and pleasant con~ection between the building entrance, surrounding parking spaces, other buildings and transit stops. Existing bike racks (12 total) provided throughout the site. 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. The combined existing and new landscaping will soften and screen parking lot edges, reinforce circulation routes, create pleasant pedestrian conditions and maximize the shading. Existing street trees or fencing is provided between shopping centre and the adjacent residential lots. New planting will be added to screen the existing loading dock . 3. Street trees will be a required component of all new development for Existing mature trees and vegetation will be maintained definition of site boundaries and along the streets and on the parking lots. Additional enhancement of public space. Simplicity planting will further define the shopping centre in landscaping materials is desirable and boundaries while enhancing quality of the site entrances should be encouraged for screening and street corners. purposes. Deciduous tree species should be considered in landscape plantings to permit light penetration in winter. Mature vegetation should be retained where possible. 8 Guideline 8.5.2 G (Continued) 4. Aesthetic values along frontages and on- site ought to be enhanced by significant landscaping on all property lines and around buildings. Street trees should be used to provide the landscaping variety that would soften the character and scale of the area. s. Landscape planting and screening should be used to create interesting views and focal points into and out of the site for pedestrians, passing drivers and building tenants on the site or adjacent to it. 6. Open space should be usable, attractive and well-integrated with the design of the building. Open space, in many cases, will be achieved with courtyards, recessed balconies, terraced balconies, roof top gardens, and atria. 7. Landscaping should reinforce design continuity with neighbouring properties and the streetscape by providing consistency in street trees, plant materials, and other landscaping elements. 8. Landscaping should define the purpose and emphasize the desired character and function of public and private space. All private and semi-private open space should be clearly defined as such and should be controllable by those meant to benefit and be responsible for it, thus encouraging use, pride and safety. 9. Distinguish public and semi-public spaces from private spaces. Design symbolic barriers through: a) building and site design; b) changes in paving, vegetation, or grading; or c) architectural features, such as low walls, bollards or raised planters. Existing street trees in variety of coniferous or . . deciduous species, low shrubs and lawns provides ~1te boundary, parking lot edges and supplement shopping centre facades. The existing mature trees located in the middle of the parking lots draws visual attention and contribute cooling down asphalt during the summer time. New addition of the colourful soft landscaping will compliment the upgraded pylon signs as well as rei~force the street scape from the intersections and from main shopping centre entrances. NIA Potential of a new open space at the new pedestrian entrance off 207th Street, but no consideration was made for this application . Existing and proposed landscaping maintains continuity of the general landscaping scheme of the adjacent commercial developments. Existing landscaping along the property lines p_hysically defines the site boundary. Enhanced landscaping at the shopping centre entrances along with the new_ sidewalk will promote the safe access to and from the site. The existing deep canopy overhang along with existing raised planters are provided to distinguish the sidewalk in front of the buildings from the parking lot edge while providing safe and weather protected pedestrian circulation along the building frontage. 9 Guideline 8.5.2 H Crime Prevention through Environmental Design (CPTED) 1. Developments should be designed to maximize opportunities for natural surveillance allowing people to easily view what is happening around them during the course of everyday activities. Crime Prevention through Environmental Design principles and techniques are encouraged. 2. Crime Prevention through Environmental Design (CPTED) principles should be incorporated into the design of all parking facilities. 3. Design the interior spaces and exits from any underground and above ground parking structures for maximum visibility within the parking area. Entries should be highly visible, well lit and spaced at convenient intervals Hidden spaces, obscured alcoves and blind corners should be avoided in the design and layout of the parking facilities. 4. Walls and ceilings of parking structures, particularly underground structures, should be painted white to enhance or reflect light. Guideline 8.5.2 I Universally Accessible Design 1. All non-vehicular routes be fully accessible. Sidewalks and pathways should be wide enough for wheelchair / scooters and should include a tactile strip for the visually impaired. Curb-cuts and curb let-downs should be provided in appropriate locations to facilitate safe, convenient, and direct access from parking spaces to buildings for people with disabilities. 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. The proposed improvement follows natural surveillance using a combination of lighting, glazing and appropriate landscaping. High quality design and proper ~aintenance of the redeveloped shopping centre will discourage criminal activity. Existing parking lots are highly visible and well lit. Natural access control through use of walkways, fences, lighting, signage and landscape to clearly guide people and vehicles to and from the proper entrances thus decreasing the opportunity of crimes. . N/A No underground or above ground parking structures are present. N/A No underground or above ground parking structures are present. 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. Access is provided from the existing parking lot to all public facilities and to areas to which the public is admitted. A new clearly defined 5' clear sidewalk will be incorporated into the shopping centre with curb let-downs and cross walk in the proposed improvement. 10 Guideline 8.5.2 I (Continued) 2. Locate parking spaces allocated for Total 7 H/C stalls are provided for the site (4 required). people with disabilities as close as possible to the main entrance to a building. 3. Building entries should be: a) clearly addressed with large numbers visible from the street; b) directly accessed from the street without stairs; and c) provided with weather protection, exterior lighting, and power-assisted door openers. Guideline 8.5.2 J Bicycle Storage and Parking 1. Provide short term bicycle parking facilities, such as bicycle racks, at grade close to building entrances. Bicycle parking should be in well-lit locations and clearly visible from a main building entrance and/or public roads. Bicycle racks should be made of sturdy, theft- resistant material, securely anchored to the floor or grounds. 2. Provide long term bicycle parking facilities in secure storage areas within buildings. Bicycle storage areas provided as part of a parking structure should be located close to elevators and access points. In mixed-use buildings, bicycle storage facilities for residents are to be separate from those for the commercial uses. Unit numbers are currently provided on each tenant entrance door throughout the existing shopping centre. All existing tenant entrances are accessible with power door openers where required by building code. Describe how the proposed design complies with each of the llsted guldellnes, or describes why a guideline is not complied with or why it is inapplicable. Total 12 bike racks are provided in the existing shopping centre. N/A Currently no long term bicycle parking is provided. 3. Large-scale developments are N/A encouraged to provide end-of-trip Currently no long term bicycle parking is provided. facilities, such as showers and lockers, within the development for the convenience of employees. 11 Project Information To be completed by the Architect on record for this project: 2017-267-DP File Number --------- October 20, 2017 Date prepared: ________ _ Architect Barry Weih Print Name 12 Signature EXTERIOR IMPROVEMENT MEADOW RIDGE SHOPPING CENTRE MAPLE RIDGE, BC PROJECT TEAM: CLIENT: BEACON PACIFIC PROPERTIES #920-475 WEST GEORGIA STREET, VANCOUVER, BC, V6B 4M9 TEL.: 604-669-4195 ARCHITECT: WENSLEY ARCHITECTURE LTD. SUITE 301, 1444 ALBERNI STREET, VANCOUVER, BC V6G 2Z4 TEL.: 604-6B5-3529 STRUCTURAL ENGINEER: WEILER SMITH BOWERS CONSUL TING STRUCTURAL ENGINEERS 118-3855 HENNING DRIVE BURNABY, BC V5C 6N3 TEL.: 604-294-3753 LANDSCAPE ARCHITECT: PMG LANDSCAPE ARCHITECTS Cl00, 4195 STILL CREEK DRIVE BURNABY, BC, V5C 6G9 TEL: 604-294-0011 SURVEYOR: AXIS LAND SURVEYING LTD. 101-32885 VENTURA A VENUE ABBOTSFORD, BC V2S 6A3 TEL.: 604-853-2700 DRAWING LIST: A00 COVER A00A EXISTING CONTEXT AOlA EXISTING SITE PLAN A0lB PROPOSED SITE PLAN A02A EXISTING FLOOR & ROOF PLANS A02B PROPOSED FLOOR & ROOF PLANS A03A EXISTING ELEV A TIONS A03B PROPOSED ELEVATIONS A03C PROPOSED RENDERINGS A03D EXTERIOR FINISHES A04A WALL SECTIONS A04B WALL SECTIONS A05 FREE ST ANDING SIGN ELEV A TIONS l1 LANDSCAPE PLAN EXISTING SURVEY 1 EXISTING SURVEY 2 ISSUED FOR ADVISORY DESIGN PANEL 23 OCTOBER, 2017 Cq>,1'9f.lt51!1'ftd Al~i11'.solln!hW)Q1ratiee1disMl:pr~ ol\Ver.sk-rAfdlilk!lnU:1 n1~r.l)lbftl5edfflloulwit Arthr.EC'spe-Al~sll/lltMl'tt11foedl7yd>e Contr;idorbefo.-eaii-irerllf191m SEAL NORTH.A.RROW OWNER/CUENT BEACON PACIFIC PROPERTIES ., ts1tQf(lll\~DtSICN f-'MO. IO/l)/Xll1 04 l![--t!,\1.ll)J'Oi!«\t\~Ml YA~l,'.NCE~ '""'fl!J'.' "' 15.gj{O r(sO(~CPliM VWlf»a.KtWI "''""''" ., !$$.£0((1{~~1 1'ERIIIT =· DI 55t0-n;e"UO:,P111Ct1G ,,,~,.,.,, "'· """"' """ PROJECT NAME EXTERIOR IMPROVEMENT TO MEADOW RIDGE SHOPPING CENTRE MAPLE RIDGE, BC f'ROJt:L:I ADDRESS: 11990 207TH STREET MAPLE RIDGE, BC mlwensley Architecture ltd I I I• 301•1444Altlrm1St. Van=1lwe•.!ICV6G2Z4 "" ld60'l6853529/axEl)46aS,◄514 -~~;Jtr,,rf,co,,, COOSULTANTS: STI!OCTlllAl.: Y,UERSUITHBOi'/EAS l.'ECHANIGAJ..: :J.£CTFIICA.l: ""' lNOSCAPE PUGIAA05CAPEA.ROfT;CTS IR\Y,7,GTTll.E: COVER P'IO.l!:C'l"~O troll I OAAWNB'I' " ""-' tU.S. IFttvEWBY aw '"' 161,RCIUllll IORAWIIGNO. ADO 01,,-,:..,.,.,c, 41i;-.flrw~ .. 111111i>.isll'l!l)IO!ltrfr rl\~~~ • .,..ir-ot:tituc4.«<:l!Jt~ ~~,U~it:al~ll)'l/lll; (.ori~Df[~O)Tfflf110ilgerl - Mll'fM~ll)N ~ NOTE: 'i7HfsE DRAWINGS ARE PREUM:NARY DESIGN DRAWINGS ONLY. BUILDING DESIGN MAY BE REVISED PER MUNICIPAl. REVIEW ANO COMMENTS, CONSULTANT COORDINATION, AND/OR CONSTRUCTION RESTRAINTS 2 EXISTING lf¥0RMATION SHOWN MAY NOT REFLECT CORRECT AS BUILT CONOITIONS ANO TO BE CONFIRMED ON SITE OR BY SURVEYOR PRIOR TO OEMOUTlON AND CONSTRUCTION SIGNAGE NOTE: 1. SIGNS SHOWN AS SCHEM.O.TIC ONLY 2 ALL SIGNS ARE SUBJECT TO MUNlCIPAl REVlEW AND APPROVAL , __ .. BEACON PACIFIC PROPERTIES " IS$O rrR ~ «SC)I •»u 10/2J/2011 ., """" -i'AOJEtl'Y.A.UE EXTERIOR IMPROVEMENT TO MEADOW RIDGE SHOPPING CENTRE MAPLE RIDGE, BC 0-~~l~TING CONTEXT ·-·- 11990 207TH STREET MAPLE RIDGE, BC ~ Wensley Architecture ltd 11 '~ lOi-1444/Jbem,St • 11-,,11CV6G2Z1 ld60!6&S)S2'J fa.~[)(,6854~~ -~~ffl~~rt1r.com CONSULTANTS: ~•UlD-..:,ilOQJC IIECl->JIICAL: "''"""' "" """""" P11(;1.AADSC>J'E.IJ!Ofl~CTS ~'MNGTTn.E: EXISTING CONTEXT ~ucTNO \7011 IDRA\\'NIIY DC """ """" -]REV!EWBY us O~lE: IIAAZll1 I Of!AW~G/,/:J. 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SIGNS SHOWN AS SCHEMATIC ONLY ' All SIGNS ARE SUBJECT TO MUNICIPAL REVIEW ANO APPROVAL ..,,.,,.;..__,, BEACON PACIFIC PROPERTIES "' ~fClt~CltS:Ol:PANEL -alld-~r<,,-11"'1A"Vfli1Ubl\l!.~ r/J/fl{lvlJ " ~l'l>tQl!D(~?V#..w:fl'{M ~•=• "' so roe ONlO'W".MI PlNJ ~ .. /)01 " aa:u ,at li'IU.• ~unon ., ~fr,tlill)(i"I~ ""fJ.l/100 "' "''"'" """ JIQOJl£0lil'itf EXTERIOR IMPROVEMENT TO MEADOW RIDGE SHOPPING CENTRE MAPLE RIDGE, BC 11990 207TH STREET MAPLE RIDGE, BC ~ Wensley 1 Architecture ltd ,I I I JOl-14441.bmlSt V•;ia11Ntt,IICIJ5GlZ4 .... tL'l60<I MISJ529 IH6046B5,45}4 -~wtflslty1rr:tT.Com CONSULTAfmi Slllt.C"MIAl.: waERSWnlllOWEIIS ""'"""' "'"""' ""'' """""' PUGl».OSCAA:IJtOtl"::CTS .. ...., ... 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APPROX/MA TE AREA OF REQUIRED L -_J DEVELOPMENT VARIANCE PERMIT 1--'/AA!.Atlct: RCOUIAEO SETBACK ~ ElUlD'tl~ ~tmM&.Hcn.Clllit~•~IDMmift d ~Ll:.f"IIS~-.it•._-,___,.. .. ~DONQ..U~GlklWf4il..-ft CoN:zto•tie~m~1M SEAL NORTH ARROW (~ NOTE: ~...,,.,.,,,.NIE_DUIO" DAA"'"°"OH.Y-SW:...DESi<;/<I.CAYat ,11£.!JtSEDPO\ ML,t.'ICPAL Rn'EWA.\'OCf'.NNEITTS, CONSULTANT COORDINATION, ANDIOR C0"'!11Uf101<RE51!Wtff$, 2 EXIITIOO~TlON~?IMAYHOl,iEFLECT co~ecr MW.LTc;~.:omeNSAND roee CONFIRMED ON Sill; OR BY SURVEYOR PRIOR TO DEMOlJTKlN AND CONSTRUCTION SIGNAGE NOTE: 1 £i.CS8r()ffllM~~nca1i.v. 1. All:S3t"3AA,E:SUB.ECTT0Mut'1Cf'ALREVIEW ANO APPROVAL 1o:-;v,,..,,..........,1 BEACON PACIFIC PROPERTIES 05 tw1D /Cit Ab','JO!'T COOf P'IIU "'1Jf1>'1 ~ !(~~ tc:.! 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