HomeMy WebLinkAboutADP 2021-03-31 Agenda.pdf
City of Maple Ridge
Advisory Design Panel
SPECIAL AGENDA
Wednesday, March 31, 2021 at 4:00 pm
Held Virtually Via Zoom Teleconference
Join the meeting from your computer, tablet or smartphone
https://mapleridge-ca.zoom.us/j/99686599343?pwd=NmR6Nk1tcGVjOFBGd1Q5dmpGYjVRUT09
Or join the meeting using your phone
Dial: 1-778-907-2071 Meeting ID: 996 8659 9343 Password: 263720
1. CALL TO ORDER
2. APPROVAL OF THE AGENDA
3. QUESTION PERIOD
4. PROJECTS
4.1 Development Permit No: 2020-363-DP
Applicant: Polygon Provenance
Project Architect: Ciccozzi Architects
Project Landscape Architect: HAPA
Proposal: 147 Townhouses
Location: 11280 Pazarena Place
File Manager: Adrian Kopystynski
5. ADJOURNMENT
Next Meeting: April 21, 2021
Agenda Items Submission Deadline: April 5, 2021
QUESTION PERIOD
Question Period provides the public with the opportunity to ask questions or make comments on subjects
that are of concern to them. Each person will be given 2 minutes to speak.
Up to ten minutes in total is allotted for Question Period.
/sc
------
MAPLE RIOGE
tlr-.1J1h Calw,r.1111
map endge.,ca
Page 1 of 3
City of Maple Ridge
TO: Advisory Design Panel MEETING DATE: March 17, 2021
FILE NO: 2020-363-DP
SUBJECT: 11280 Pazarena Place
PURPOSE:
An Advisory Design Panel (the “ADP”) submission has been received for the above cited application and
property to permit the construction of 147 townhouse units on the site.
This site is zoned RM-1 Low Density Townhouse Residential which accommodates this project. This
site was pre-zoned as part of the wider Polygon/Provenance development site and is subject to two
sets of guidelines:
Section 8.7 Multi-Family Development Permit Area Guidelines (Appendix F.1); and
Supplementary Design Guidelines for the overall coordination of the subject site with the larger
comprehensively planned community of Provenance (Appendix F.2).
BACKGROUND:
Applicant: Polygon Provenance Homes Ltd. Craig Simms
Legal Description: Lot: E, D.L.: 403, Plan: EPP79514
OCP:
Existing: RES (Urban Residential)
Proposed: RES (Urban Residential)
Zoning:
Existing: RM-1 (Low Density Townhouse Residential)
Proposed: RM-1 (Low Density Townhouse Residential)
Surrounding Uses
North: Use: Vacant (Proposed Provenance mixed use
commercial/apartment)
Zone: C-1 (Neighbourhood Commercial)
Designation Commercial
South: Use: Vacant Kanaka Creek Regional Park
(across Haney Bypass and CP Rail ROW)
Zone: RS-3 (One Family Rural Residential)
Designation: Park
East: Use: Open space (Ravine and creek)
Zone: RS-3 (One Family Rural Residential)
Designation: Conservation
West: Use: Residential and Park
Zone: RM-1 (Low Density Townhouse Residential)
P-1 (Park and School) and
RS-3 (One Family Rural Residential
Page 2 of 3
Designation: Urban Residential, Conservation and Park
Existing Use of Property: Vacant (northern portion has approved Clubhouse previously
reviewed by the Advisory Design Panel)
Proposed Use of Property: Residential
Site Area: 3.726 HA
Access: Pazarena Place (emergency access from Haney Bypass)
Servicing: Pazarena Place
DEVELOPMENT PERMIT AREA:
The development permit application made to the City prompting this submission to the ADP is subject
to the Key Guidelines and the Design Guidelines of Section 8.7 Multi-Family Development Permit and
the Supplementary Design Guidelines for the Polygon Provenance project lands.
The Key Guidelines are outlined and compliance described in Appendix F.1 and F.2.
PLANNING COMMENTS:
1. Proposal:
The proposal is for 147 townhouse units forming the second and last townhouse phase of the
Polygon/Provenance project. Access is from Pazarena Place with a mutual access agreement to
permit a secondary flow through of traffic with Phase 1
2. Context:
The site slopes away and down to the Haney Bypass from Pararena Place. A ravine is located to
the east and hillside bisects the site. The hillside area is subject to a no disturb covenant. The
applicant confirmed that the buildings and structures are sited in accordance with the setbacks
required by the City in the environmental development permit issued for the Polygon/Provenance
project.
3. OCP and Zoning Compliance:
The subject site complies with the Urban Residential Designation of the site and accommodates
the RM-1 (Low Density Townhouse Residential).
The applicant confirming the compliance of this project with the subject zoning prepared the
Development Data Sheet reviews.
Variances will be required for setbacks to the side of some buildings (Buildings 15, 19, 21,24 and
26) and to the size or dimensions of approximately 20% of the units. These are support because
they are measures to protect the hillside and ravine while maintaining the required open space. :
4. Parking and bicycle storage:
The required parking for the proposed use is analyzed in the Development Data Sheet (Appendix
F).Of the total 147 townhouses, 101 units (about 70%) will have side-by-side parking and 46
units (about 30%) will have tandem parking (one in garage and one outside). A relaxation may be
required respecting aprons for units abutting the Bypass to accommodate better back yards and
the path system.
5. Environmental, Sustainability & Stormwater Management:
The property will be subject to a Storm Water Management Covenant, with maintenance
guidelines for the Tier A requirements required for the site.
Page 3 of 3
6. Garbage/Recycling:
Waste and recycling will be collected from the individual units.
7. Works along abutting roads:
All road and boulevard works have been constructed serving this project.
CONCLUSION:
This represents the final phase of the Polygon/Provenance two-phased townhouse project. The
Clubhouse accommodating the residence of this phase, phase 1 and the mixed-use commercial /
apartment building has already been favorably reviewed by the Advisory Design Panel. The mixed use
project will be submitted to the Panel shortly.
The Planning Department requests that the Advisory Design Panel provide comments on the development
proposal.
______________________________________________
Prepared by: Adrian Kopystynski
The following appendices are attached hereto:
Appendix A Subject map
Appendix B Explanatory letter from Architect (and Landscape Architect if applicable)
Appendix C ADP Submission Form
Appendix D ADP Applicant Checklist (signed by Architect)
Appendix E Development Data Sheet (signed by Architect)
Appendix F (1) DP Area Guidelines Checklist (2) Supplementary Guidelines
Appendix G Architectural and Landscaping Plans
DATE: Oct 20, 2020FILE: 2020-363-DP
11280 PAZARENA PLACEPID: 030-627-800
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500 BY: PC
L
O
U
G
H
E
E
D
H
W
Y
Legend
Stream
Ditch Centreline
Edge of Marsh
Indefinite Creek
Lake or Reservoir
Marsh
Provenance Lot E
11280 Pazarena Place Maple Ridge, BC
Lot E occupies the Southern portion of the overall development parcel South of
Lougheed Highway and borders ESA areas to both it’s east and west; Lot B Townhouses to the
North and west and the Haney By-pass to the South.
There are a total of 147 townhouse units being proposed that include three main types
of units, each of which is deployed to take best advantage of the sloping topography, without
having to undertake large scale regrading. In the Southwestern portion of the site, 2 and 3 BR
wide-shallow units are proposed, that terrace down with the slope. As well, townhouses in this
area backing against the ESA sloped sections present only a 2 storey elevation from the uphill
side, with rear yards accessed directly from the main living space. The middle portion of Lot E,
as well as those in the North-west portion facing Lot B, feature 3-bedroom+den townhomes
with mews entries that have front yards along the entry drive. An Amenity Clubhouse located
at the Northeast corner of Lot E will feature 7,000 sq.ft. of resort style amenities, including:
outdoor pool and hot tub, fitness studio, great room with fireside lounge and kitchen,
multipurpose rooms, 1 guest suite and an apartment for the resident manager.
All of the townhomes on Lot E will be three stories, but many of them will be sunken
into the ground to mitigate the steep slopes. The townhomes will have a 2-car garage with
side-by-side parking for 101 units and tandem parking for 46 units. The architectural style for
Lot E is “English Cottage” with an emphasis on cedar shingles and board and batten expression
and a restrained, classical colour palette, with distinct individual human scale entries.
The proposed tandem units have been designed to align with the anticipated changes to
the tandem and off-street parking bylaws… In doing so the tandem units have a width of 16’
with one internal parking stall and one exterior parking stall completely located beneath the
unit. The total number of 46 tandem units equates to 31% overall and roughly aligns with the
anticipated goal of 30% tandem units.
The landscape concept revolves around establishing The Commons as the principal
outdoor amenity space for the overall community. It is a formal space, flanked with row-homes
and allies of trees that stands in contrast to the more natural landscape featured throughout
the rest of the community. Planted mews provide walking paths and green relief for the homes
in the middle portion of the development.
The City
schedule
making y
ADP subm
ADP thro
Applicati
Name of
File num
Address
Current Z
Seeking t
Architect
Submissi
Architect
Landscap
Other Pro
Note.: Th
developm
taken fro
bulletin,
Major
per th
build
Group A (Pa
Group B (Pa
Group C Res
Group D & E
Group F (F1
Adv
of Maple Rid
es for submis
your submiss
mission pack
ough your Fil
ion Informa
Applicant
ber
of site
Zone
to appear be
t Informatio
on will be p
t
pe Architect
ofessional (S
he Architects
ments to the
om AIBC Bull
click here.
Occupancy
he current
ing codes
art 3)
art 3)
sidential
E
: Part 3)
isory Des
dge Advisory
ssion deadlin
sion, contact
kage for you
le Manager w
tion:
_________
_________
_________
_________
efore the AD
on:
resented to
_________
_________
State Name
s are require
e ADP that a
letin 31 Build
Public Assem
Hospital, San
Home for the
Aged
Institutional
Hotel or sim
Commercial
Industrial
sign Pane
y Design Pan
ne dates and
t your File M
ur project. Fo
well in adva
__________
__________
__________
___ Propose
DP on this da
ADP by:
__________
__________
& Role) ____
ed to prepar
re in the Ma
dings Requir
Use
mbly
natorium, or
e
ilar occupancy
el Submis
nel (ADP) me
d for the min
Manager to e
orward your
nce of the d
___________
_____
___________
ed Zone ____
ate ________
___________
___________
__________
re plans and
ajor Occupan
ring the Serv
Type
services
−any o
exce
−any b
exce
−all sc
−any b
capa
−any b
−any b
−any b
−any b
−any b
ssion Req
eets monthly
nimum subm
establish wh
r complete s
deadline date
__________
__________
__________
__________
________
_______
___________
to attend a
ncy categori
vices of an A
es of Building or
s of an architect
one‐storey build
eeding 9 m or gro
building of more
eeding 235 m²; a
chools, any size
building (exclud
acity exceeding 1
building with gro
building contain
building contain
building with gro
building with gro
uest Form
y.Refer to t
mission requ
at constitute
ubmission p
e.
__
__
__
__
__________
nd to presen
es cited in th
Architect. Fo
r Parts of Buildin
t under section 6
Act.
ding with an uns
oss area exceed
e than one store
and
ing veterinary h
12 beds
oss area exceed
ning 5 or more d
ning 11 or more g
oss area exceed
oss area exceed
m
he attached
irements. Be
es a complet
package for t
____
nt all
he Table bel
r the entire
ng requiring the
60 of the Archit
supported span
ing 275 m²;
ey with gross are
ospital) with a
ing 470 m²
welling units
guest rooms
ing 470 m²
ing 470 m²
efore
te
the
ow
e
ects
ea
Craig Simms - Polygon Development 352 /7'
2020-3062-DP
23054 Lougheed Highway
MOT RM-1
March 17, 2021
Robert Ciccozzi
Alexa Gonzales
1
Multi-Family Development Permit Area Guidelines Checklist
Pursuant with Section 8.7 of the Official Community Plan, multi-family developments will be
assessed against the form and character guidelines established by Council and summarised
below.
This checklist is to be prepared by the architect of record for the project to demonstrate the
proposed design was developed in accordance with the form and character guidelines. Please
assess and describe the compliance of the proposed design of the project with respect to the
Key Guideline Concepts and with the Form and Character Guidelines.
Description of the Key Guideline Concepts should be suitable for File Managers to quote in
Development Permit Application Reports to Council. For the Form and Character Guidelines,
clearly describe how the proposed design complies with each of the listed guidelines, or
describes why a guideline is not complied with or why it is inapplicable.
This checklist is to accompany Development Permit Applications and submissions to the ADP.
8.7.1 Key Guideline Concepts Describe how this project and the design complies
1. New development into established areas
should respect private spaces, and
incorporate local neighbourhood
elements in building form, height,
architectural features and massing.
2. Transitional development should be used
to bridge areas of low and high densities,
through means such as stepped building
heights, or low rise ground oriented
housing located to the periphery of a
higher density developments.
The variety of townhouse units provides private rear
yards in some cases and semi-private front yards forming
a green entry mews for those unit types. The proposed
architectural form, height, features and massing of town
homes draws from the local neighborhood that is for the
most part a Craftsman’ archetype. We are proposing
three architectural characters within the “Craftsman”
archetype family to provide a variety of distinct
neighborhoods within the proposed development.
The majority of the proposed development is three
storey townhomes.
2
Key Guideline Concepts (Continued)
3. Large scale developments should be
clustered and given architectural
separation to foster a sense of
community, and improve visual
attractiveness.
4. Pedestrian circulation should be
encouraged with attractive streetscapes
attained through landscaping,
architectural details, appropriate lighting
and by directing parking underground
where possible or away from public view
through screened parking structures or
surface parking located to the rear of the
property.
Guidelines 8.7.1 A
Building Design, Massing and Siting
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
1. Design and siting of buildings should take
advantage of natural features or views
and should enhance privacy and
livability.
2. Residential buildings should front or
appear to front onto public roads
through the use of appropriate
treatment of exteriors, through direct
pedestrian access to individual units from
the public street/sidewalk, or through
the provision of pedestrian walkways
linked to the street. Street frontages
should be emphasized by incorporating
differentiated front, side and rear
oriented facades, with a minimum two
storey facade on the fronting street to
foster a human scale. Buildings that are
designed with an end wall or unit
adjacent to a public street should design
the end unit with the pedestrian entry
facing the street. At significant
intersections, the definition of corners
should be reinforced by buildings that
front on both streets and incorporate
corner cuts.
We are proposing architectural characters that
incorporate a variety of material palettes that define
distinct neighborhoods and foster a sense of community
and identity for the homeowner.
Attractive streetscapes attained through landscaping
with appropriate street lighting and architectural details
is proposed to enhance the pedestrian experience
throughout the development. All townhome units have
internal parking for two cars. No external driveway
parking is proposed.
The siting of buildings is a series of semi-private
clusters sharing common greens that work with the
existing natural grades of the site and for the most part
is oriented to take advantage of the views to the South.
The townhouse buildings front onto strata roads that are
designed to appear as public roads and onto common
entry greens/mews. The buildings have been designed
to express individual units within each building with
entries connected to pedestrian access from common
streets and sidewalks. The architectural character of the
building fronts is continued around buildings with visible
ends fronting streets and parks. etc.
3
Guidelines 8.7.1 A (Continued)
3. Higher density dwellings should be sited
adjacent to major streets in order to
minimize access problems and to provide
a transition to lower density uses.
4. Multi-family developments adjacent to
lower density or single detached
residential dwellings should:
a) be consistent in form and massing with
the surrounding area;
b) be sited adjacent to major streets to
provide a transition to lower density
uses;
c) concentrate density to the centre of the
development or towards a non-
residential boundary and locate lower
density components adjacent to lower
density residential uses;
d) create a transition in building mass and
form towards the setbacks of the
adjacent neighbourhood;
e) minimize access conflicts;
f) be designed to maximize privacy and
minimize views onto adjoining sites,
particularly for portions of the
development abutting the side yards of
adjacent single detached residential uses.
5. Larger buildings, roof forms and building
frontages should include design
elements and features to:
a) provide variation in the facades to help
reduce the visual length of individual
buildings;
b) have the appearance of a series of
smaller buildings, or as identifiable parts
of a larger concept; and
c) incorporate components that express
strong unit identity and incorporate
direct access to grade for ground-floor
units.
N/A
The low-density form and character of the proposed
townhomes draws from and are consistent with the form
and character of the surrounding single family homes.
The low-density townhomes are evenly distributed
through the site and are clustered to define open
semi-private green areas throughout the site.
Building facades are scaled down through the use of
strong vertical forms that define the original
ground-oriented units and reduce the visual length of
the buildings. The vertical forms are further articulated
with architectural features/details like porches and
human scale entries giving the home owner space to
identify with their unit.
4
Guidelines 8.7.1 A (Continued)
6. New multi-family developments should
use design themes, architectural
features and elements of the
surrounding neighbourhood by
incorporating common elements such as
form, scale, massing and proportion into
the design as a means to reinforce
neighbourhood stability. Examples
include:
a) the articulation of facades, using where
appropriate, elements such as porches,
chimneys, projections, recesses, and
balconies;
b) the placement, size, shape and number
of doors and windows;
c) the location and visual appearance of
garages and/or parking facilities;
d) the selection of appropriate and
compatible roof forms; and
e) the design of hard and soft landscaping.
7. The exposed undersides of balconies and
porches that are visible from a street or
public walkway should be covered with
exterior finishes to provide a finished
appearance to public view.
8. Developments are encouraged to use
the Leadership in Energy and
Environmental Design (LEEDS) standards
in the design of buildings. Techniques
such as rain gardens, vegetated swales,
separation of impervious surfaces,
installing below surface infiltration beds
and tree box filters, and redirecting
water from drain pipes into vegetated
areas are encouraged.
9. Variation in individual unit designs is
encouraged to provide visual interest
and avoid significant repetition either
within a row of townhouses, or between
adjacent rows of units.
The proposed design theme for this townhouse
development is inspired by the craftsman character of
the surrounding neighborhood and in doing so
incorporates common elements such as front porches
and strong entry features that are keeping with the form,
scale and massing of the surrounding neighborhood.
Exposed undersides of balconies and porches that are
visible from the street or public walkway will be covered
with exterior finishes.
TBD.
Variation in individual units provided through the three
architectural characters proposed that are further
defined through the use of varying details, elements,
materials, and colors. This helps avoid significant
repetition and provide individual identity to the units.
5
Guidelines 8.7.1 A (Continued)
10. Garage doors should not face public
streets. Where front facing garage doors
are unavoidable, the impact of garage
doors on the public realm should be
mitigated by:
a) designing residential units with enough
width to include attractive entrances
and windows between garages;
b) recessing garage doors behind the main
building façade;
c) keeping a sufficient width in residential
units to allow the creation of attractive
entrances and fenestration between
garages.
d) grouping garage doors in pairs between
adjacent units to allow building
entrances and facades more prominence
on the street;
e) providing interior spaces that overlook
the street;
f) separating and orienting unit entrances
to the street;
g) providing individual pedestrian
walkways linked to the street;
h) including design details such as transom
windows or glazing in garage doors;
i) a comprehensive landscape plan that
identifies how the visual impact of
garage doors from the street will be
mitigated.
11. Landscaping of rooftops is encouraged
where possible, to provide shared or
private outdoor space for residents and
to provide attractive views for residents
and passersby.
The garage doors face onto strata roads and each
townhouse unit is designed with strong and attractive
entries and are wide enough to provide good separation
between the garage doors and entries.
No landscape rooftop or decks are proposed.
6
Guidelines 8.7.1 B
Vehicle Access, Parking and Circulation
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
1. Parking and servicing should be located
underground or to the rear of buildings,
with access from lanes wherever
possible. Where lane access is not
possible, access should be from streets
via narrow driveways to minimize the
impact on streetscape appearance and
disruption to pedestrian movement.
2. Parking structures should be adequately
screened and architecturally compatible
with the rest of the building. Large
surface parking areas should be divided
into smaller sections to avoid a
monotonous appearance with
landscaping strips, trees, building edges,
pedestrian pathways, and pavement
treatment to enhance their visual
appearance.
3. Developments with large parking areas
should provide a direct pedestrian
pathway system through the parking
area to facilitate convenient and safe
pedestrian access between building
entrances, parked cars, and sidewalks of
adjoining streets. Features such as
special landscaping with trees and
benches, overhead weather protection
and distinct paving should be
incorporated where appropriate.
Pedestrian movement should be
designed to avoid any obstruction by
parked vehicles.
4. Shared vehicle access between adjoining
sites should be considered where access
for parking at the rear of the property is
limited. Joint or shared access should
also be considered between adjoining
developments to minimize disruption of
pedestrian sidewalks and to maximize
landscaping and permeable surfaces.
Integration of driving aisles and
pedestrian walkways between adjacent
sites is also strongly encouraged.
Except for visitor parking, all parking is located inside
two-car garages. Driveways are kept to a minimum
depth and width to maximize landscape areas and
minimize the disruption to the pedestrian movement.
N/A
N/A
N/A
7
Guidelines 8.7.1 B (Continued)
5. Locate parking spaces allocated for
people with disabilities as close as
possible to the main entrance to a
building.
6. Crime Prevention through
Environmental Design (CPTED) principles
should be incorporated into the design
of all parking facilities with convenient,
safe, identifiable and universally
accessible access routes to building
entrances, lobbies or other principal
areas of buildings, and to grade level
from any underground or above ground
parking structures.
7. To increase safety, consider using
electronic security devices and
monitoring systems as a supplement to
natural surveillance opportunities in
parking structures and parking areas.
8. The amount of asphalt surfaces in
parking areas should be minimized by
integrating a variety of paving materials
such as concrete, decorative pavers, etc.
or by using alternate surface treatments.
9. Road grades, streets, lanes, and
driveways should conform to the
existing grades as closely as possible to
ensure minimal disruption of slopes and
vegetation. On steep terrain, roads
should be aligned, wherever possible, to
run parallel rather than counter to,
natural contours and existing grades.
Parking spaces for people with disabilities will be
included with visitor parking.
CPTLD principles will be incorporated with respect to
eyes on the street, public paths and parks, etc.
N/A
N/A
This has been incorporated with the road design.
8
Guidelines 8.7.1 C
Landscaping and Open Space
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
1. Landscaping both within and outside the
development should:
a) provide definition for pedestrian
corridors;
b) delineate private and semi private space
from public space;
c) provide adequate screening between
private outdoor spaces;
d) present a pleasing street image;
e) provide suitable buffering between
public road and privacy areas;
f) soften the transition between adjacent
land uses;
g) provide a buffer between residential and
non-residential land uses;
h) create interesting views and focal points
into and out of the site;
i) reinforce design continuity with
neighbouring properties, the scale and
massing of buildings, and the
streetscape by providing consistency in
street trees, plant materials, and other
landscaping elements.
2. Landscape drawings for development
applications should include, but are not
limited to, the following information:
a) the location of mature and existing trees
to be retained or removed,
b) the location of all protective tree
fencing;
c) a grading plan or cross section indicating
finished grade; and
d) a drainage plan for the site.
3. Street trees will be a required
component of all development.
Incorporate deciduous tree species into
streetfront landscaping to define site
boundaries, to enhance public space,
and to permit light penetration in
winter.
a) Pedestrian corridors are defined by themed tree
planting.
b) Private landscaped areas open up to semi-private
pedestrian muse which are connected to the public road
network.
c) Private landscape areas are screened with fencing
and shrubs.
d) Unit pavers at building entries and street trees help to
present a pleasing street image.
e) Private landscape areas a oriented towards the
pedestrian trail network, away from public roads.
f) buffer planting and pedestrian trails soften the
transition towards adjacent land uses.
g) buffer planting and pedestrian trails soften the
transition towards nonresidential land uses.
h) Passive recreation nodes along the trail network
define views in and out of the site.
i) The scale and organization of landscape elements
allows the new development to blend it its context while
defining a unique identity.
a) Areas of existing trees within zones not being developed define
the zones for development depicted on the landscape drawings.
b) Location of tree protection fencing has not been indicated, as a
Project Arborist has thus far not evaluated the development site.
c) Cross sections depict proposed grading at a number or
representative location throughout the site.
d) A drainage plan has not been provided. Development sites
have been layed out in such a fashion that take into account
existing drainage patterns. Surveyed grading information is
depicted on the landscape plans.
Deciduous street trees are included in the proposed
landscape design.
9
Guidelines 8.7.1 C (Continued)
4. Energy efficiency and conservation
should be considered in the design of
landscaped areas and in the selection of
plant material. This can be
accomplished through:
a) using native and/or drought-resistant
species;
b) designing the landscaping to moderate
the effect of wind;
c) providing shade in summer;
d) allowing natural drainage to occur
throughout the site;
e) allowing daylight into buildings; and
f) redirecting water from rooftop runoff
and downspouts into vegetated areas or
rain barrels for later irrigation use.
5. Maintain continuous landscaping along
abutting streets and minimize the
number of interruptions such as
driveways and parking entrances.
Continue the sidewalk pavement across
driveways and parking entrances.
6. Create visual landmarks on significant
street corners and at locations of high
visibility. Provide landscaping and
consider incorporating features such as
flag poles, banners, visual art,
ornamental trees, fountains,
architectural elements, and landscape
structures.
7. Any portion of a building site left vacant
for future development should be
landscaped consistent with the
landscape plan for the overall site. The
minimum ground surface treatment
should be lawn. Where possible, the
natural state should be retained for
those portions of a property not being
developed.
a) Native drought-resistant plant species are being proposed
b) Large areas of mature, existing trees help moderate the
effect of wind on the site.
c) Generous tree planting throughout the site as well retained
existing trees help provide shade.
d) Undeveloped riparian areas help maintain natural drainage
patterns
e) Buildings are positioned in such a way that allows for
adequate levels of daylight
f) Rainwater harvesting has thus far not been indicated. Such
methods may be discussed as the design process moves
forward.
The pedestrian circulation network is located along well
landscaped pedestrian paths which are separated away
from the road network.
Significant moments along the trail and road networks
are highlighted by themed tree planting. Focal points
along these networks are highlighted with small
gathering spaces, water features, and ornamental trees.
Numerous large areas on the site will be retained in
their natural state.
10
Guidelines 8.7.1 C (Continued)
8. Identify, preserve and incorporate
stands of mature trees into the overall
site landscaping design. Retain unique
tree species, significant vegetation,
natural landscape features and nesting
areas on a site wherever possible. To
attain this objective, prior to the design
of a project, a detailed survey prepared
by a qualified professional indicating the
location and condition of existing trees
and vegetation on a site should be
conducted and provided to the District
as part of the development application
process.
9. Existing vegetation should be enhanced
with new planting wherever
construction activity has destroyed
vegetation. Replanting with indigenous
or native species is encouraged.
10. Consider incorporating rain gardens and
vegetated swales into parking lot
landscaping to increase the natural
absorption of rainwater runoff from
paved areas into the ground.
11. The height and location of a landscape
screen should ensure that:
a) privacy to adjacent properties is
adequately protected;
b) driving site lines are maintained from
adjacent roads, manoeuvring aisles,
parking lots; and
c) the quality of the streetscape and
outdoor living spaces is enhanced.
12. Maximize the amount of landscaped
areas and minimize the amount of
impervious paved surfaces to increase
the natural absorption of rainwater on a
site.
The development layout leverages the benefits of the
retention of areas of existing vegetation. A tree
management plan based on a tree survey has not been
included with the current landscape submission.
Native or native adapted vegetation is being proposed
for the landscaped areas of the development site.
A detention pond has been proposed to help deal with
storm water management for the development site.
a) Privacy screens proposed adequately screen views
into and from neighboring properties.
b) driving site lines are maintained
c) Landscape screening is such that outdoor living
spaces are enhanced
Where possible and appropriate, landscaped areas
have been proposed over impervious surfaces.
11
Guidelines 8.7.1 D
Universally Accessible Design
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
1. All non-vehicular routes should be fully
accessible. Sidewalks and pathways
should be wide enough for
wheelchair/scooters and should include
a tactile strip for the visually impaired.
Curb-cuts and curb let-downs should be
provided in appropriate locations to
facilitate safe, convenient, and direct
access from parking spaces to buildings
for people with disabilities.
2. Building entries should be:
a) clearly addressed with large numbers
visible from the street;
b) directly accessed from the street
without stairs;
c) provided with level areas measuring a
minimum of 1.5m x 1.5m (4.9 ft. x 4.9 ft.)
both inside and outside of doorways;
and
d) provided with weather protection,
exterior lighting, and power-assisted
door openers.
Guidelines 8.7.1 E
Refuse, Recycling and Service Areas
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
1. Integrate vents, mechanical rooms,
mechanical equipment, and elevator
penthouses into the roof design or
screen with materials and finishes
compatible with the overall architectural
design.
2. The design of a roof, placement of
mechanical units and satellite dishes,
etc. should take into account views of
the roof from adjacent buildings.
This will be incorporated where required.
This will be incorporated in the Townhome design.
N/A to townhouses.
N/A to townhouses.
12
3. Garbage containers and recycling bins
must be:
a) easily accessible;
b) appropriately sized for the building
occupants;
c) contained within roofed/walled
enclosures;
d) incorporated into the overall design of
the development; or
e) screened from public view and
weatherproof and animal-resistant
within the boundaries of each site.
4. Service areas should be internalized
within the development. For
developments with multiple buildings,
common refuse, recycling and service
areas are to be provided. Storage areas
should be located to be convenient and
readily accessible from most buildings or
units on the site. Avoid direct exposure
from public streets and allow for
adequate manoeuvring space for
removal vehicles.
5. Enclose or screen all exterior mechanical
units or equipment, including roof top
units, equipment, and satellite dishes
within upper floors or structures that
from part of the overall design of a
development.
6. Locate building ventilation systems to
minimize noise and exhaust pedestrian
areas, residential units, and outdoor
spaces and locate less sensitive land uses
closer to sources of noise.
7. Buildings should be designed and
constructed maximize sound
attenuation:
a) between units;
b) between public roads and units; and
c) between adjacent land uses and units.
This will be incorporated in the Townhome design.
N/A to Townhouses.
N/A to Townhouses.
N/A to Townhouses.
This will be accommodated as per BCBC.
13
Guidelines 8.7.1 F
Signage and Lighting
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
1. All signage must conform to the Maple
Ridge Sign Bylaw. In the event of a
conflict between the Maple Ridge Sign
Bylaw and these guidelines, the latter
shall take precedent.
2. Signage design, materials and message
should be integrated and complement
the scale and architectural detail of the
building.
3. Pedestrian level lighting is encouraged
along all pedestrian routes and
pedestrian plazas. The lighting should
be pedestrian focused.
4. Lighting should be designed so as to
have no direct source of light visible
from the public right-of-way or adjacent
residential land. Care should be taken to
ensure that lighting glare does not pose
a nuisance to adjacent residences,
pedestrians, or motorists.
Guidelines 8.7.1 G
Bicycle Parking and Storage
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
1. Short term and long term bicycle parking
facilities should be considered for all
developments. Short term bicycle
parking should be in well-lit locations
and clearly visible from a main building
entrance and/or public roads with
bicycle racks made of sturdy, theft-
resistant material that is securely
anchored to the floor or ground. Longer
term bicycle storage areas provided as
part of a parking structure should be
located close to elevators and access
points.
N/A to townhouses.
N/A to townhouses.
This will be accommodated in the design of pedestrian
routes.
This will be accommodated.
N/A to townhouses.
14
Project Information
To be completed by the Architect on record for this project:
File Number ________________________
Date prepared: _______________________
Architect ________________________ ___________________________
Print Name Signature
2020-12-03
Robert Ciccozzi
