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HomeMy WebLinkAbout2024-09-24 Committee of the Whole Agenda and Reports.pdfCOMMITTEE OF THE WHOLE AGENDA Tuesday, September 24, 2024, 11:00 a.m. Council Chambers City Hall, 11995 Haney Place All meetings are hybrid, allowing virtual or in person participation. Online participation via zoom https://mapleridge-ca.zoom.us/j/89860004010 The meeting is live streamed and recorded by the City of Maple Ridge. Pages 1.CALL TO ORDER 1.1 Territory Acknowledgement The City of Maple Ridge carries out its business on the traditional and unceded territories of the Katzie (q̓ic̓әy̓) First Nation and the Kwantlen (qʼʷa:n̓ƛʼәn̓) First Nation. 2.APPROVAL OF AGENDA Committee of the Whole Agenda - September 24, 2024 RECOMMENDATION: THAT the September 24, 2024, Committee of the Whole Agenda be approved as circulated. 3.ADOPTION OF MINUTES 4 Committee of the Whole Meeting Minutes - September 3, 2024 RECOMMENDATION: THAT the September 3, 2024, Committee of the Whole minutes be adopted as circulated. 4.DELEGATIONS/STAFF PRESENTATIONS 5.PLANNING AND DEVELOPMENT SERVICES 5.1 2024 Housing Strategy 9 The 2024 Housing Strategy provides a roadmap of actions which considers the key strategies and implementation measures to be pursued to address the City’s housing needs and deliver a more affordable and inclusive housing supply in Maple Ridge. RECOMMENDATION: THAT the September 24, 2024 report titled "2024 Housing Strategy" be forwarded to the next Regular Council Meeting. 5.2 2021-315-RZ, 24495 110 Avenue, RS-3 to RS-1b 78 To rezone the subject property from RS-3 (Single Detached Rural Residential) to RS-1b (Single Detached (Medium Density) Residential), to permit a future subdivision of approximately five single-family lots and Park- Conservation lands which will be dedicated to the City. RECOMMENDATION: THAT the September 24, 2024 report titled "2021-315-RZ for 24495 110 Avenue, Official Community Plan Amending Bylaw No. 7997-2024, Zone Amending Bylaw No. 7778-2021" be forwarded to the next Regular Council Meeting. 5.3 2022-439-RZ, 11235 243B Street, RS-2 to RS-1b 107 To rezone the subject property from the RS-2 (Single Detached Suburban Residential) zone to the RS-1b (Single Detached (Medium Density) Residential) to allow a future subdivision of three residential lots and Park-Conservation lands which will be dedicated to the City. RECOMMENDATION: THAT the September 24, 2024 report titled "Application 2022-439-RZ for 11235 243B Street, Zone Amending Bylaw No. 7919-2023" be forwarded to the next Regular Council Meeting. 5.4 2023-161-RZ, 12336 Laity Street, RS-1 to R-1 122 To rezone the subject property from the RS-1 zone to the R-1 zone to allow a future two lot subdivision. RECOMMENDATION: THAT the September 24, 2024 report titled "2023-161-RZ for 12336 Laity Street Zone Amending Bylaw No. 7951-2023" be forwarded to the next Regular Council Meeting. 5.5 2023-255-RZ , 13285 Balsam Street, RS-3 to CD-4-23 132 To rezone the subject property from the RS-3 (Single Detached Rural Residential) zone to a proposed CD-4-23 (High Density Townhouse Residential) zone, to facilitate the future construction of a townhouse development with 42 market strata dwelling units. RECOMMENDATION: THAT the September 24, 2024 report titled "Application 2023-255-RZ for 13285 Balsam Street, Official Community Plan Amending Bylaw No. 7963-2023, Zone Amending Bylaw No. 7962-2023" be forwarded to the next Regular Council Meeting. 5.6 2019-138-RZ - 22238-22286 Selkirk Avenue; 22245-22289 Lougheed Highway; and three unaddressed properties 221 The proposed Road Closure Bylaw would enable the raising of title in order to consolidate the Road to be Closed with the subject properties, and accommodate the development of two residential/commercial mixed-use buildings. RECOMMENDATION: THAT the September 24, 2024 report titled "2019-138-RZ, 22238, 22242, 22246 and 22286 Selkirk Avenue; 22245, 22251 and 22289 Lougheed Highway; and three unaddressed properties (PID 011-208-775, PID 011-208-848 and PID 011- Page 2 of 288 208-856) Road Closure (223 Lougheed Highway) Bylaw No. 8002-2024" be forwarded to the next Regular Council Meeting. 6.ENGINEERING SERVICES 7.CORPORATE SERVICES 7.1 2024 Citizen Survey Results 230 Overview of findings from a statistically representative survey of the community. The survey captures public sentiment pertaining to municipal services. RECOMMENDATION: THAT the September 24, 2024 report titled "2024 Citizen Survey Results" be forwarded to the next Regular Council Meeting. 7.2 Building Approvals - Certified Professional Service 282 To provide Council with an overview of the Certified Professional Program, and to recommend that staff bring forward an amendment to Maple Ridge Building Bylaw No. 6925- 2012, to enable the program RECOMMENDATION: THAT the September 24, 2024 report titled "Certified Professional Program - For Building Permit Approvals" be forwarded to the next Regular Council Meeting. 8.PARKS, RECREATION, AND CULTURE 9.ADMINISTRATION 10.COMMUNITY FORUM 11.NOTICE OF CLOSED MEETING Resolution to exclude the public. RECOMMENDATION: The meeting will be closed to the public pursuant to Sections 90(1) of the Community Charter as the subject matter being considered is related to the following: Section 90(1)(e) - the acquisition, disposition or expropriation of land or improvements, if the council considers that disclosure could reasonably be expected to harm the interests of the municipality; Section 90(1)(l) - discussions with municipal officers and employees respecting municipal objectives, measures and progress reports for the purposes of preparing an annual report under section 98 [annual municipal report]; Any other matter that may be brought before the Council that meets the requirements for a meeting closed to the public pursuant to Sections 90(1) and 90(2) of the Community Charter or Freedom of Information and Protection of Privacy Act. 12.ADJOURNMENT Page 3 of 288 1 COMMITTEE OF THE WHOLE MEETING MINUTES September 3, 2024, 11:00 a.m. Council Chambers City Hall, 11995 Haney Place Council Present: Mayor D. Ruimy Councilor K. Carreras Councilor O. Dozie Councillor J. Dueck Councilor S. Schiller Councilor J. Tan Councilor A. Yousef Staff Present: S. Hartman, Chief Administrative Officer C. Mushata, Director of Legislative Services and Corporate Officer C. Howes, Deputy Corporate Officer C. Bevacqua, Clerk 3 M. Best, Interim Director of Planning S. Faltas, Director of Engineering A. Grochowich, Manager of Community Planning _____________________________________________________________________ 1. CALL TO ORDER - 11:00 am 1.1 Territory Acknowledgement The City of Maple Ridge carries out its business on the traditional and unceded territories of the Katzie (q̓ic̓әy̓) First Nation and the Kwantlen (qʼʷa:n̓ƛʼәn̓) First Nation. 2. APPROVAL OF AGENDA 2.1 Committee of the Whole Agenda - September 3, 2024 R/2024-CW-068 Moved by: Councilor Carreras Seconded by: Councilor Schiller That the agenda of the Committee of the Whole Meeting of September 3, 2024, be approved as circulated. CARRIED Page 4 of 288 2 3. ADOPTION OF MINUTES 3.1 Minutes Adoption of the Minutes - July 16, 2024 R/2024-CW-069 Moved by: Councilor Dueck Seconded by: Mayor Ruimy That the minutes of the July 16, 2024 Committee of the Whole Meeting, be adopted as circulated. CARRIED 4. DELEGATIONS/STAFF PRESENTATIONS 5. PLANNING AND DEVELOPMENT SERVICES 5.1 2023-403-AL, 12787 256 Street Council consideration of a subdivision application proposal in the Agricultural Land Reserve. The Interim Director of Planning gave a detailed presentation and answered questions of Council. R/2024-CW-070 Moved by: Councilor Dueck Seconded by: Mayor Ruimy That the staff report dated September 3, 2024, titled "Application to Subdivide Land within the Agricultural Land Reserve, 12787 256 Street" be forwarded to the next Regular Council Meeting. CARRIED With Mayor Ruimy Opposed 5.2 2023-427-RZ, 24177 112 Avenue, RS-3 to RS-1b To rezone 24177 112 Avenue from the RS-3 (Single Detached Rural Residential) to the RS-1b (Single Detached (Medium Density) Residential) zone utilizing the Albion Density Bonus to allow a future subdivision of four residential R-1 sized lots and Park-Conservation lands which will be dedicated to the City. Councilor Yousef declared a conflict on this item. (In a temporary contractual agreement with the applicant.) The Interim Director of Planning gave a detailed presentation and answered questions of Council. Page 5 of 288 3 R/2024-CW-071 Moved by: Mayor Ruimy Seconded by: Councilor Schiller That the staff report dated September 3, 2024, titled "2023-427-RZ for 24177 112 Avenue, First, Second and Third Reading of Zone Amending Bylaw No. 8007-2024" be forwarded to the next Regular Council Meeting. Conflict (1): Councilor Yousef CARRIED 5.3 2024-194-RZ, Housekeeping Amendments to Zoning Bylaw 7600-2019 To provide Housekeeping Amendments to Zoning Bylaw 7600-2019. The Interim Director of Planning gave a detailed presentation and answered questions of Council. R/2024-CW-072 Moved by: Councilor Schiller Seconded by: Mayor Ruimy That the staff report dated September 3, 2024, titled "2024-194-RZ, Housekeeping Amendments to Zoning Bylaw 7600-2019" be forwarded to the next Regular Council Meeting. CARRIED 5.4 2024-069-DP, 23213 Lougheed Highway, Development Permit Commercial Development Permit to facilitate minor exterior façade alterations and a small addition to the existing building. The interim Director of Planning gave a detailed presentation and answered questions of Council. R/2024-CW-073 Moved by: Councilor Dueck Seconded by: Councilor Carreras That the staff report dated September 3, 2024, titled "2024-069-DP, 23213 Lougheed Highway, Development Permit" be forwarded to the next Regular Council Meeting. CARRIED Page 6 of 288 4 5.5 2024 Housing Needs Report The 2024 Housing Needs Report is an update to the City’s Housing Needs Report in accordance with Provincial Legislation. The 2024 Update provides an updated understanding of the current housing needs present in Maple Ridge. The Manager of Community Planning gave a brief introduction and introduced the consultant Matt Thompson, Urban Matters. R/2024-CW-074 Moved by: Mayor Ruimy Seconded by: Councilor Schiller That the staff report dated September 3, 2024, titled "2024 Housing Needs Report" be forwarded to the next Regular Council Meeting. CARRIED 6. ENGINEERING SERVICES 6.1 Cottonwood Landfill Slope Stability - Budget and Scope of Work Increase To increase the budget and scope of work for the Cottonwood Landfill Slope Stability. The Director of Engineering gave a detailed presentation and answered questions of Council. R/2024-CW-075 Moved by: Councilor Dueck Seconded by: Councilor Carreras That the staff report dated September 3, 2024, titled "Cottonwood Landfill Slope Stability - Budget and Scope of Work Increase" be forwarded to the next Regular Council Meeting. CARRIED 7. CORPORATE SERVICES 8. PARKS, RECREATION, AND CULTURE 9. ADMINISTRATION 10. COMMUNITY FORUM 11. NOTICE OF CLOSED MEETING 12. CLOSED MEETING Page 7 of 288 5 13. ADJOURNMENT - 1:04 pm D. Ruimy, Mayor C. Mushata, Corporate Officer Page 8 of 288 September 24, 2024 Committee of the Whole Page 1 of 1 2024 Housing Strategy Recommendation: That the 2024 Housing Strategy be endorsed. Report Purpose and Summary Statement: The 2024 Housing Strategy provides a roadmap of actions which considers the key strategies and implementation measures to be pursued to address the City’s housing needs and deliver a more affordable and inclusive housing supply in Maple Ridge. Previous Council Action: Council endorsed the 2024 Housing Needs Report on September 10, 2024. Financial Impact: N/A Funding Source: N/A Strategic Alignment: Liveable Community Climate Impact: N/A Communications: The community engagement for the 2024 Housing Strategy took place in Q1 2024. Page 9 of 288 September 24, 2024 Committee of the Whole Page 1 of 7 To: Mayor and Council File number: 13-6440-20 2024 Housing Strategy In fall 2023, the Provincial Government, via Bill 44 – Housing Statutes, made legislative changes requiring that all local governments complete an interim Housing Needs Report by January 1, 2025. In fulfilment of this provincial legislation, Council has since endorsed the 2024 Housing Needs Report on September 10, 2024. Building on the findings of the 2024 Housing Needs Report, the 2024 Housing Strategy updates the City’s 2014 Housing Action Plan with strategies to accommodate projected growth over the next two decades up to the year 2044, equitably meet the needs of residents, and better address the current housing crisis and its impacts. The City of Maple Ridge retained Urban Matters to produce the interim updated 2024 Housing Needs Report as well as the 2024 Housing Strategy. The City of Maple Ridge Housing Strategy: Draft Road Map and Actions, prepared by Urban Matters, is included as Attachment 1. A Recap: Highlights of the 2024 Housing Needs Report The 2024 Housing Needs Report indicated that the housing crisis facing the province, and in particular the Metro Vancouver region, has impacted a broad cross-section of demographics in Maple Ridge, and includes those who own and rent. Restricted housing choices disproportionately affects equity deserving groups (especially seniors, indigenous, one-person households and visible minority households),those with lower household incomes, and those already experiencing core housing need. Specifically, the 2024 Housing Needs Report highlighted that:  Maple Ridge needs nearly 28,000 new units by the year 2044, including 6,100 new rental units, driven largely by community growth.  Approximately 8,700 units are needed over the next 5 years of which a third are projected to be rental units (1,900) and the other two thirds would be owned (5,600).  Seniors are facing housing precarity to age in the right place, with limited affordable housing options for seniors and the lack of integrated amenities to support ageing well across the care continuum (independent, supportive, assisted and long-term residential living). This situation will worsen as more seniors retire and the overall pace of aging accelerates.  In terms of unit sizes, approximately half of the units needed are projected to be primarily studio and 1-bedroom (49%), 19% would be 2-bedroom, and 32% would be 3+bedroom units.  The overall figures would include 1,700 affordable units to address extreme core housing need and 392 units to address homelessness, by the year 2041. Page 10 of 288 September 24, 2024 Committee of the Whole Page 2 of 7  Maple Ridge’s current zoned capacity (guided by the Official Community Plan (OCP)) exceeds the required need for capacity based on the 2024 Housing Needs Report requirements. As such, the City’s planning efforts should focus on directing growth around the key growth areas at the city centre, established areas and around current and planned transit facilities. In summary, the 2024 Housing Needs Report recommends that attention be targeted towards:  Affordable rental units  Housing for families  Housing for seniors  Housing for indigenous households  Housing near transit  Addressing homelessness ANALYSIS: Discussion: Situating the 2024 Housing Strategy The 2024 Housing Strategy provides the overarching framework and sets out the City’s approach to housing as a key pillar in the overall urban development of Maple Ridge. It identifies the direction, key strategies and suggested implementation measures to be pursued to better address the current and projected housing needs, as outlined in the 2024 Housing Needs Report. More significantly, the City’s Housing Strategy aims to address how housing supply could be more effectively increased, where that growth should be directed, and whose needs would be met. The 2024 Housing Strategy builds upon existing and ongoing work that the City has undertaken to boost affordable and inclusive housing supply and presents a road map of further potential and considered plans of action. Moving forwards, the 2024 Housing Strategy will be an important component that informs the ongoing development of growth area plans (e.g. Town Centre, LTCAP, ToAs), neighbourhood guidelines, transportation and infrastructure services and community amenity provision. All of these will guide the update of the City’s OCP, and the internal business planning processes. All municipalities are required by provincial legislation to update their OCPs by December 31, 2025. 2024 Housing Strategy: Key Strategies Proposed To address the housing needs outlined above, 5 key strategies are identified (Attachment 1). These proposed strategies are intended to align with the new provincial requirements, strengthen the City’s response to housing issues, and support municipal innovation in tackling the housing crisis. 1. Prioritize needed forms of housing  Develop a transparent, sliding-scale incentive program that supports housing across the housing network, where the City provides stronger incentives to support deeper affordability for priority groups. Possible incentives suggested are to: o Review and expand the density bonusing policy Page 11 of 288 September 24, 2024 Committee of the Whole Page 3 of 7 o Determine the feasibility of implementing inclusionary zoning o Update the Revitalization Tax Exemption Program where the possibility of property tax exemptions for instance, for multi-unit developments in priority growth areas (implemented in Prince George), could be considered. 2. Strengthen Renter Protections  Update tenant relocation assistance policy and modular park home redevelopment tenant assistance policy. The City completed an update in 2023 and will continue to review its effectiveness.  Monitor the need for a strata conversion bylaw. According to CMHC data, 66% of purpose- built rental in the city was built prior to 1980. The city is unlikely to see strata conversions and more likely to see older purpose-built rental redeveloped into new units.  Explore the development of rental replacement policies. A Rental Replacement Policy can require that the redevelopment of a purpose-built rental building replaces all or a specified portion of the existing number of rental units.  Explore the use of residential rental tenure zoning (RRTZ) in key areas. The RRTZ is a type of zone where municipalities are provided the authority to zone for exclusive rental tenure units. Its use has been relatively limited as it is a new tool introduced by the Province, and is typically used for those units required to be protected through rental replacement. 3. Address Barriers to Development  Implement pre-zoning. This has been undertaken as part of the provincial legislation to conform to Bill 44 and Bill 47 by June 30, 2024. Pre-zoning can add considerable capacity to the OCP through infill densification of single-detached lots, and areas around transit. The City is exploring further possibilities of pre-zoning in priority growth areas such as the Town Centre and the Lougheed transit corridor (LTCAP).  Streamline development approvals process by: o Creating development application prioritization criteria and benchmark timelines o Developing a concierge service and strengthening internal municipal coordination o Developing pre-approved designs for priority housing types. 4. Promote Equity and Inclusion Initiatives  Partner with organizations addressing homelessness to strengthen services  Adopt adaptable housing standards  Strengthen connections with newcomer and Indigenous housing providers  Support housing initiatives for under-served demographics 5. Advocacy and Education  Promote new funding for housing to developers and the public  Advocate to senior government for resources to support growth and affordability Assessment: The 2024 Housing Strategy is aligned with the City’s strategic goals to foster a liveable community. It builds on the ongoing work undertaken at the City with intentions to accelerate and expand them further. Comprehensive staff comments to the suggested strategies and implementation actions are annotated in Attachment 2 of this report. Page 12 of 288 September 24, 2024 Committee of the Whole Page 4 of 7 Considerations Supporting affordable homes for families, seniors, equity-deserving groups Within the suite of new legislations passed by the Province, Bill 16 (Housing Statutes Amendment Act, passed in April 2024) provides local governments the authority to include a new inclusionary zoning tool and amendments to the existing density bonus tool. The Ministry of Housing has since published an Interim Guidance (Inclusionary Zoning and Density Bonus) on August 23, 2024, highlighting the need for a market feasibility assessment in considering an inclusionary zoning policy. Inclusionary zoning allows local governments to require affordable housing as a component of new residential developments, without the need for a rezoning, with flexibility to tailor the specific requirements of the inclusionary zoning policy to suit local conditions. The feasibility of implementing inclusive zoning in key growth areas, such as the Maple Ridge Town Centre, will be reviewed by staff. A financial feasibility assessment, taking into account local property dynamics and the context of Maple Ridge, will potentially be a significant factor determining the policy’s effectiveness. Developers will likely want to ensure profitability despite the minimum requirement for affordable non-market units, as otherwise, the implementation of an inclusionary zoning policy can instead become a disincentive, pushing developers towards building in other areas where such a policy does not apply. The housing needs report has provided a necessary foundation for the municipality to work on in delivering on housing targets. Moving forwards, the housing strategies and implementation actions deployed would need to consider correlation with other research insights and datasets such as age, immigrant status and cultural filters to enable a further nuanced understanding of the local context and the household profiles impacted by the housing affordability pressures. This will enable the provision of appropriate services and to direct affordable housing units towards specific groups and in directed areas (e.g. seniors, newcomers, indigenous or specific visual minorities). For instance, an understanding of the geographic distribution of age demographics would help to better plan for seniors’ liveability and care needs in targeted areas, and to help seniors age-in-place within the neighbourhoods they are already familiar with. The Housing Needs Report (HNR) projections indicate that half of the units needed in the next 5- 10 years are studio/1-bedroom units (49%), with 19% being 2-bedroom units, and the remaining third as 3-bedroom and larger sized units. There is a concern that rather than building liveable homes, this may instead facilitate developers to provide small apartments to gain the most profitability from studio/1-bedroom and 2-bedroom units, which will be untenable for households with families but would become a choice of last resort due to the lack of availability of affordable larger-sized family units. To incentivize affordable housing suitable for families, the suggestion to omit or reduce the counting of the floor space for the third or more bedrooms as part of the floor area ratio (FAR) will be explored. Implementing this measure as a density bonus could encourage larger-sized units for families and multi-generational living. Given the rapidly aging demographic in Maple Ridge and to meet those with accessibility needs, adoption of adaptable design standards for all new housing units could be considered. This would Page 13 of 288 September 24, 2024 Committee of the Whole Page 5 of 7 align with new provincial requirements that will become effective as of March 10, 2025 which would require municipalities to require 100% adaptable suites in large apartment and condominium buildings and first floor suites in smaller apartment buildings. The Adaptable Housing Standards are currently included as optional in the BC Building Code. Pathways to Affordable Home Ownership Maple Ridge is an area that has generally higher median household incomes and has benefited from lower price-points in housing when compared to the rest of Metro Vancouver. It has therefore traditionally been a majority homeownership society that favours aspiring homeowners, with 79% of households currently owning their homes while 21% rent. The 20-year HNR projections indicate that a third of all units are to be rental units. This would shift the ratio of renters to homeowners from one-fifth to one-third by the year 2044. The recommendation of more purpose-built rental will be pursued, given the need to rejuvenate the City’s aging rental housing stock and to meet the urgent needs, particularly by equity- deserving groups impacted by the housing crisis and those within the lower-income category. Nonetheless, a more comprehensive suite of possibilities that considers affordable home ownership pathways could also be explored to meet the aspirations of middle-income households. Some of these possibilities could include reviewing the model of housing co- operatives, exploring financialization tools towards subsidized mortgage financing, and potentially lowering land cost through shorter lease tenures, etc. Leveraging Resources and Partnerships Several of the initiatives in the 2024 Housing Strategy have been included in the City’s recent application for the CMHC’s Housing Accelerator Fund (2.0) grant application [indicated with ‘#’ in Attachment 2]. If successful, the funding would boost resources to accelerate the delivery of the initiatives. Strategies to optimize existing and potential city-owned land and properties will continue, including leveraging on partnerships with provincial agencies such as BC Builds, and other community stakeholders. Public Engagement: The community engagement for the 2024 HNR and Housing Strategy included several engagement events:  A Community Survey – open from March 7 to March 26, 2024  Virtual Engagement with the development and non-profit community – January 24, 2024  Community Stakeholder Workshop in Council Chambers – February 1, 2024  Community Open House at the Maple Ridge Public Library – March 7, 2024. The Community Survey identified community concerns and opportunities for housing in Maple Ridge. It received 47 total responses from residents across the city primarily between the ages of 35 and 64, a majority of whom owned their homes, and have lived in Canada for at least the past Page 14 of 288 September 24, 2024 Committee of the Whole Page 6 of 7 five years. The survey did not receive substantial input from rental households, youth and seniors, and newcomers to Canada. The community survey revealed that participants typically want new growth to be prioritized near the town centre, in addition to the desire for more walkable nodes with amenities outside of the town centre. A more streamlined development approval process, and further reduction/ elimination of parking minimums were other suggestions offered to accelerate and incentivize affordable and market housing. Participants also believed that a diversity of housing types and tenures was needed to ameliorate the housing crisis, including missing middle developments across the city, and mid-rises and high-rises near the town centre. Throughout the engagement, key issues emerged such as the need for more rental housing, seniors housing, and supportive housing. Please see the Community Engagement Summary at the end of Attachment 1. Strategic Alignment: The 2024 Housing Strategy is an initiative under the Liveable Community Pillar of the 2023-2026 Strategic Plan. Applicable Legislation/Bylaw/Policy: The 2024 Housing Strategy complements the 2024 Housing Needs Report that was initiated due to provincial changes brought into effect in November, 2023 under Bill 44 – Housing Statutes Act. CONCLUSION: Council endorsement is being sought for the 2024 Housing Strategy which identifies key strategies to address the housing needs in Maple Ridge, as outlined in the 2024 Housing Needs Report. ___________________________________________________________________ Prepared by: Louisa-May Khoo, Planner 2, Community Planning Attachments: (A) 2024 Housing Strategy (B) Annotated Next Steps and Implementation Page 15 of 288 September 24, 2024 Committee of the Whole Page 7 of 7 Report Approval Details Document Title: 2024 Housing Strategy.docx Attachments: - (A) Maple Ridge 2024 Housing Strategy.pdf - (B) Annotated Next Steps and Implementation.docx Final Approval Date: Sep 19, 2024 This report and all of its attachments were approved and signed as outlined below: Amanda Grochowich, Manager of Community Planning Marlene Best, Acting Manager of Development and Environmental Services James Stiver, Director of Building, Development and Planning Scott Hartman, Chief Administrative Officer Page 16 of 288 Housing Strategy Draft Road Map and Actions City of Maple Ridge Page 17 of 288 Prepared for The City of Maple Ridge 11995 Haney Place Maple Ridge, BC Canada V2X 6A9 This report is prepared for the sole use of the City of Maple Ridge. No representations of any kind are made by Urban Systems Ltd. or its employees to any party with whom Urban Systems Ltd. does not have a contract. © 2024 URBANSYSTEMS ® ii City of Maple Ridge Housing Strategy Page 18 of 288 Executive Summary The 2024 Housing Strategy updates the City’s approach to housing so that the City can equitably meet the needs of current residents, accommodate projected growth, and better address the current housing crisis. With new legislative requirements from the Province of BC, municipalities in Metro Vancouver and beyond are required to significantly reconsider land use on single-family lots and around transit stations. The 2024 Housing Strategy provides a much-needed update to the 2014 Housing Action Plan. The City also updated its Housing Need Report (HNR) concurrently with the development of this strategy. The HNR indicates that the current housing crisis is impacting a cross-sectional of demographics in Maple Ridge, including those who rent, own, live in non-market (subsidized) housing, or are experiencing homelessness. The HNR reports that the income-to-housing cost disparity in the City is continuing to increase, low rental vacancy rates are restricting housing choices, and ownership tenure continues to drive development even while being inaccessible to growing numbers of current and prospective residents. The HNR highlights the following key issues that this Strategy seeks to address: • High Growth Rates: Maple Ridge welcomed 8,200 new households between 2006 to 2021 (15-year period) and is projected to see the addition of 8,600 new households between 2023 and 2033 (10-year period). • Need for Purpose-Built Rentals: While the overall proportion of renters remains low compared to the region (which is 37.8% renter households), the high-cost of ownership and a growing gap between income and cost of ownership are likely to drive more demand for rental housing given the relatively low number of purpose-built rentals and a low vacancy rate. City of Maple Ridge Housing Strategy iii Executive Summary City of Maple Ridge Housing Strategy iiiPage 19 of 288 • Need for Affordable (Below-Market) Housing: The gap between the cost of owning and renting and what people can afford is growing. Maple Ridge needs approximately 2,000 new affordable units over the next twenty years to address this underlying need; about half of these should be affordable rentals, while the remaining should be a mix of affordable and attainable ownership housing forms. • Equity Considerations and Seniors: Equity-deserving groups (communities that experience significant collective barriers in participating in society) are at higher risk of being in core housing need. Maple Ridge is also an aging community, with seniors (65+) projected to account for 18% of the total population by 2028, and by 2033, the total population of seniors is projected to reach 4,666. Seniors, more often than other demographic groups, require housing that meets specific standards. • OCP Capacity Considerations: Current zoning capacity for Maple Ridge exceeds the required need for capacity based on Housing Needs Report requirements. The City’s planning efforts should therefore focus on directing growth within the City’s Urban Development Area, particularly around the key growth areas within the city centre. By concentrating growth within established areas, such as the downtown centre and near transit facilities, the City can strive to create complete neighbourhoods that ensure a high quality of life by having a density of amenities, services, and employment and recreational opportunities within walking distance. This approach also ensures that the City and the development community can leverage existing infrastructure, such as waterlines, sewers, and roads, to create more a cost-effective and sustainable City over the long-term. iv City of Maple Ridge Housing Strategy Executive Summary Page 20 of 288 To ensure everyone who wants to call Maple Ridge home can realistically do so, the 2024 Housing Strategy focuses on the following five key strategies: Prioritize Needed Forms of Housing • Develop a transparent, sliding-scale incentive program that supports housing across the housing network • Review and expand density bonusing policy • Determine feasibility of implementing inclusionary zoning • Update Revitalization Tax Exemption Program Strengthen Renter Protections • Update tenant relocation assistance policy and modular park home redevelopment tenant assistance policy • Monitor need for a strata conversion bylaw • Explore development of rental replacement policies • Explore use of residential rental tenure zoning (RRTZ) in key areas Address Barriers to Development • Implement pre-zoning • Streamline development approvals process Promote Equity and Inclusion Initiatives • Partner with organizations addressing homelessness to strengthen services • Adopt adaptable housing standards • Strengthen connections with newcomer and Indigenous housing providers • Support housing initiatives for under-served demographics Advocacy and Education • Promote new funding for housing to developers and the public • Advocate to senior government for resources to support growth and affordability These strategies are intended to strengthen the City’s response to housing issues, align with new provincial requirements around land use, and support municipal innovation in tackling the housing crisis. Executive Summary City of Maple Ridge Housing Strategy vPage 21 of 288 Contents Executive Summary iii 1 Introduction 8 1.1 Purpose of the Strategy 9 1.2 Municipal Role in Housing 10 2 Key Housing Issues in Maple Ridge 13 2.1 Planning for Growth 14 2.2 Strong Need for Purpose-Built Rentals 15 2.3 Affordability 16 2.4 Equity Considerations and An Aging Population 17 2.5 OCP Capacity Considerations 19 3 Strategies 23 3.1 Prioritize Needed Forms of Housing 24 3.2 Strengthen Renter Protections 35 3.3 Address Barriers to Development 37 3.4 Promote Equity and Inclusion in Housing Initiatives 40 3.5 Advocacy and Education 43 Appendix 1: Next Steps and Implementation 45 Appendix 2: Community Engagement Summary 49 Introduction 49 Community Survey 50 Summary of Barriers & Issues 52 Summary of Opportunities 53 Summary 55 vi City of Maple Ridge Housing Strategy Page 22 of 288 Figures Figure 1. The Housing Network ............................................10 Figure 2. Opportunities and Roles for Actors in the Housing System ........11 Figure 3. Population and Household Growth 2006-2033 ....................15 Figure 4. The Proportion of Rental Housing in Comparable Neighbouring Municipalities 2006-2021 .........................................16 Figure 5. Percentage of Households in Core Housing Need by Priority Population and Income Category, 2021 ................19 Figure 6. OCP Capacity Based on Maple Ridge OCP, 2014 ...................21 Figure 7. OCP Capacity Based on Maple Ridge OCP & TOA ..................22 Figure 8. Additional SSMUH Capacity .......................................23 Figure 9. Sliding Scale of Incentives to Support a Range of Options Across the Housing Continuum .................26 Tables Table 1. Prescribed Land Use Considerations for Transit-Oriented Development ....................................13 Contents viiPage 23 of 288 1 Introduction Maple Ridge is in the grip of an acute housing crisis that is being felt across Metro Vancouver and Southwestern BC. This crisis is not just a statistic but a reality that is impacting all demographics and threatening the quality of life for current and future Maple Ridge residents. Between 2006 and 2021, median household incomes in Maple Ridge, which are higher than regional averages, increased by 22%. However, monthly rental and home sale prices rose by approximately 80% and 250%, respectively. This disparity between income and housing costs is particularly impacting at-risk residents, such low-income households and other equity-deserving demographics. Since completing the 2021 HNR, the City has completed and is currently undertaking several housing initiatives to increase housing supply, affordability, and inclusivity, and to streamline the development approval process. This work includes but is not limited to the following: • Updated the Zoning Bylaw to align with new Provincial legislation on Small-Scale Multi-Unit Housing (Billl-44) and Transit-Oriented Areas (Bill-47) (2024) • Reducing off-street parking requirements for certain properties in the CBD (Ongoing) • An update to the Tenant Relocation Policy (2023) • An update to Density Bonusing Policy for affordable housing (2019) • Updated the Minor Development Variance Permit Delegation Bylaw No. 7952-2023) to ensure it useable by staff and is easily understandable by the development community (2023) • An update to Community Amenity Contribution program (2022) • Expanding the Supportive Recovery Housing in Residential Areas program (2021) • Enhanced flexibility of the Detached Garden Suite program (2019) Introduction Page 24 of 288 1.1 Purpose of the Strategy The purpose of the 2024 Maple Ridge Housing Strategy is to outline how housing can be made more affordable and inclusive. This Housing Strategy creates a framework for how Maple Ridge can increase housing affordability, incorporate recently introduced provincial legislation, reduce development constraints, and increase the supply of rental and other priority forms of housing. The Strategy focuses on ensuring that all elements of the Housing Network are considered, and that municipal policy initiatives focus on providing a balance of all housing types, with an emphasis on those that may need the most support. The Housing Network is a concept that demonstrates the full range of types and tenures of housing, including seasonal shelters and homeownership. As an illustration, the Network has two purposes — to provide readers with an “at-a-glance” look at the different kinds of housing that comprise a complete community and as a tool to identify gaps in the housing market. The Network has been envisioned to supplement the concept of a Housing Continuum, as the linear nature of a continuum may assume upward mobility is desirable. The Network reflects the diversity of choice that is needed to support changing life circumstances; households can move around the Network as needed — there is no determined pathway and no desired end goal. Figure 1. The Housing Network City of Maple Ridge Housing Strategy 9 Introduction Page 25 of 288 Local governments Indigenous governments Non-profits & other community-serving organizations Developers & builders Senior government Multi-sectoral cooperation Faci l i t a t e d e v e l o p m e n t t h r o u g h plan n i n g & a p p r o v a l s Regu l a t e Inv e s t & i n c e n t i v i z e Mon i t o r , r e s e a r c h & i n n o v a t e Edu c a t i o n & a d v o c a c y Part n e r s h i p s Buil d a f f o r d a b l e h o u s i n g Oper a t e a f f o r d a b l e h o u s i n g Oper a t e s u p p o r t s e r v i c e s Ag e n c i e s / O r g a n i z a t i o n s Ro l e s i n t h e H o u s i n g S y s t e m 1.2 uniipal ole in ousing Municipalities play an active role in housing policy and development to ensure the housing needs of diverse demographics are met. Municipalities will continue to rely on longstanding tools that guide what is built and how it is built include: Official Community Plans, land use bylaws, design guidelines, and policy strategies continue to form the basis for long-term land use in communities. However, municipalities are also exploring innovative ways to increase housing supply, such as establishing Community Land Trusts, partnering with community organizations and non-profits to activate under- utilized lands, and using development financial tools to ensure demand for infrastructure, servicing, and community amenities is met. Some common municipal roles in the housing sphere include: • Facilitate development through planning and approvals • Regulate and incentivize needed forms of housing • Invest in priority housing forms through land contributions and grants • Monitor housing trends (e.g. through Housing Needs Reports) • Advocate to senior government for additional resources • Educate the public on housing needs and gaps • Partner to support needed housing and innovations in housing delivery Figure 2. Opportunities and Roles for Actors in the Housing System 10 City of Maple Ridge Housing Strategy Introduction Page 26 of 288 With some exceptions, municipalities have not historically built or operated affordable housing or support services and have instead partnered with other organizations within the housing system. However, leading the development of new affordable housing opportunities is a role some municipalities are beginning to explore. 1.2.1 Provincial Legislative Changes In 2023, the Province of BC made several significant legislative changes to the Local Government Act that directly targeted the development of multi-family housing and the general under-supply of housing across the province. The intent is to take a multi-pronged approach that will drive significant increases in housing supply with a significant focus on densifying the least dense areas in major Cities and areas near major public transportation infrastructure. The sweeping changes were put forth in three separate bills as described below: Bill 44 – Small Scale, Multi-Unit Housing The SSMUH legislation is in effect for all communities with a population greater than 5,000 or that are within an urban containment boundary. Maple Ridge is within Metro Vancouver’s urban containment boundary and is thus impacted by the SSMUH legislation. The SSMUH legislation includes the following as-of-right development considerations: • 1 secondary suite and/or ADU in all single-family and duplex lots. • 3-4 units per single-family and duplex lots • 6 units per single-family and duplex lots near transit stops with frequent service. Bill 46 – Development Financing Bill 46 introduced changes to how municipalities can collect development charges. Bill 44 expanded the scope of what Development Cost Charges (DCCs) can be collected for and introduced a new development financing called Amenity Cost Charges (ACCs), which will be enforceable via bylaw. Amenity Cost Charges are intended to replace Community Amenity Charges (CACs), which are determined on a case-by-case basis through negotiations between the municipality and developers. Development of new affordable housing opportunities is a role some municipalities are beginning to explore. City of Maple Ridge Housing Strategy 11 Introduction Page 27 of 288 Bill 47 – Transit-Oriented Areas The TOA legislation applies near rapid transit stations and bus exchanges, specifically for parcels zoned residential. There are three new transit-oriented areas (TOAs) designated by the province: • Port Haney Station • Maple Meadows Station • Haney Place Transit Exchange The TOA legislation stipulates specific density requirements within 800 meters of rapid transit infrastructure. Additionally, off-street residential parking requirements have been removed for developments in these areas. Table 1 shows the required densities at rapid transit stations (SkyTrain) and bus exchanges. The City does not currently have SkyTrain but Transport 2050, Metro Vancouver’s regional transportation plan, includes expanding the Major Transit Network to Maple Ridge as a 10-year priority. Table 1. Prescribed Land Use Considerations for Transit-Oriented Development Transit Hub Type Prescribed Distance FAR Building Height (Storeys) Rapid Transit <200m Up to 5.0 Up to 20  201-400m Up to 4.0 Up to 12  401-800m Up to 3.0 Up to 8  Bus Exchange <200m Up to 4.0 Up to 12  201-400m Up to 3.0 Up to 8  12 City of Maple Ridge Housing Strategy Introduction Page 28 of 288 2 Key Housing Issues in Maple Ridge The 2024 Housing Needs Report (2024 HNR) identified several key housing issues and growth trends occurring in Maple Ridge. This section provides an overview of the key findings of the 2024 HNR. Key Housing Issues in Maple Ridge Page 29 of 288 68,949 76,052 82,256 90,990 108,561 118,250 24,940 28,045 30,265 33,115 39,979 44,081 0 20,000 40,000 60,000 80,000 100,000 120,000 140,000 2006 2011 2016 2021 2026 2031 Population Households 2.1 Planning for Growth Maple Ridge is a rapidly growing community that has experienced an increase of approximately 22,000 new residents and 8,200 new households between 2006 to 2021, as shown in Figure 3. Approximately four-fifths of all housing in the City is owned, while about one- fifth is rented. Between 2023 and 2028, the City is projected to see the addition of 4,500 new households and a further 4,100 new households between 2028 to 2033. Additionally, to create a complete community, one that has access to daily needs, essential services, parks, employment, and entertainment, new growth needs to focus on densifying neighbourhood centres, including the Town Centre, the Hammond Area, Transit-Oriented Areas, and Major Transit Corridors. Figure 3. Population and Household Growth 2006-2033 14 City of Maple Ridge Housing Strategy Key Housing Issues in Maple Ridge Page 30 of 288 19.2%18.6% 13.4% 39.3% 20.8%20.5%18.1% 37.2% 0.0% 10.0% 20.0% 30.0% 40.0% 50.0% Maple Ridge Pitt Meadows Langley (Township)Langley (City) 2006 2021 2.2 Strong Need for Purpose-Built Rentals Renters represent a growing number of households in Maple Ridge and neighbouring communities, as shown in Figure 4. While the overall proportion of renters remains low compared to the region (which is 37.8% renter households), the high-cost of ownership and a growing gap between income and cost of ownership are likely to drive more demand for rental housing despite a relatively low number of purpose-built rentals and a low vacancy rate. Based on the 5-year housing need calculation from the City’s Housing Needs Report, a minimum of more than 1,900 rental units are needed, with a minimum of 400 of those requiring moderate to deep affordability. To accommodate a diverse and inclusive population in Maple Ridge, a greater proportion of new housing needs to be rental. Despite increased housing costs, rental housing remains more affordable than ownership for median-earning households by type (e.g. couples with children, single-parent families, etc.). Figure 4. The Proportion of Rental Housing in Comparable Neighbouring Municipalities 2006-2021 Source: Statistics Canada, Census Profiles for Maple Ridge, 2006, 2021 City of Maple Ridge Housing Strategy 15 Key Housing Issues in Maple Ridge Page 31 of 288 2.3 Affordability As with much of the region, a high proportion of households are experiencing core housing need.1 In 2021, Maple Ridge had 4,160 households in core housing need, of which about 47.6% (1,980 households) were renters, despite renters only representing 20.8% of all households. Renters disproportionately experience affordability issues, due to lower incomes than owner households: 28.7% of renters experienced core housing need in 2021, compared to 8.3% of owners. More than 10% of renters and 3.3% of owners experienced extreme core housing need in 2021. As identified in the 2024 HNR, this affordability gap means that Maple Ridge needs approximately 2,000 new affordable units over the next twenty years to address this underlying need; about half of these should be affordable rentals, while the remaining should be a mix of affordable and attainable ownership housing forms. Additionally, a portion of the units intended to address population and household growth will need to be affordable. Provincial guidelines for how to assess tiers of affordability is expected to be forthcoming through new provincial regulations on Housing Needs Reports. The City is already seeing significant growth in denser and infill forms of housing, which are typically more affordable than single-family dwellings. 1 Statistics Canada and CMHC have established national housing standards for affordability, adequacy, and suitability. Communities throughout Canada use these standards as indicators to identify issues and make improvements related to housing. A household meets the housing standards when the following conditions are met: 1. Adequate housing does not require any major repairs. 2. Affordable housing has shelter costs equal or less than 30% of total before-tax household income. 3. Suitable housing has enough bedrooms for the size and composition of resident households according to National Occupancy Standard (NOS) requirements. Core housing need (CHN) is a two-step indicator. A household is in CHN when it does not meet one of the above indicators and can- not afford alternative suitable and adequate housing in their community. Extreme CHN is a subset of households in core housing need. This refers to those households in core housing need who are spending more than 50% of their total before-tax household income on housing. In 2021, Maple Ridge had 4,160 households in core housing need. 16 City of Maple Ridge Housing Strategy Key Housing Issues in Maple Ridge Page 32 of 288 2.4 Equity Considerations and An Aging Population The 2024 Housing Strategy is intended to prioritize equity-deserving demographics, which are often vulnerable to housing crises and fluctuations. The 2024 Housing Needs Report identified that the following demographics (Figure 5) are at a higher risk of being in core housing need. The demographics listed on Figure 5, in addition to smaller households, moderate and lower-income households, and renter households, are at acute risk of experiencing core housing need. As of 2021, approximately 2,000, or 27% of 1-person households, are experiencing core housing need, compared to only 11% of 2-person households. Maple Ridge is also an aging community, with seniors (65+) projected to account for 18% of the total population by 2028, and by 2033, the total population of seniors is projected to reach 4,666. Seniors, more often than other demographic groups, require housing that meets specific standards. For many seniors living on a fixed-income housing options are limited. More accessible and supportive housing across a continuum of need (from independent living to care homes) is needed to accommodate an aging demographic, and wraparound services to support aging in place will become increasingly important as the community ages. Homelessness remains an issue in the City, with an estimated 135 to 392 individuals experiencing homelessness in Maple Ridge, according to the 2023 Point-In-Time Count and based on a per-capita allocation of regional figures from the Integrated Data Project in 2021.2 The City is increasingly taking an active role in reducing homelessness and poverty in Maple Ridge by exploring opportunities for redevelopment of existing resources to better serve the community. In 2019, the City of Maple Ridge implemented its Community Social Safety Initiative (CSSI), which was intended to help provide support and services to individuals experiencing homelessness and/or substance use and who were sheltering outside. In 2024, the City completed Thrive Maple Ridge: A Public Well-Being & Safety Strategy, which outlines bold steps to support residents and their well-being and represents an evidence-based model of well- being and safety. 2 https://www2.gov.bc.ca/assets/gov/housing-and-tenancy/social-housing/supportive-housing/2021_idp_cohort_report_home- less_population_in_bc_final.pdf City of Maple Ridge Housing Strategy 17 Key Housing Issues in Maple Ridge Page 33 of 288 8.2%, (25) 9.6%, (940) 10.1%, (635) 13.1%, (905) 14.8%, (130) 15.6%, (310) 15.7%, (1,285) 16.9%, (2,280) 17.1%, (95) 19.2%, (75) 20.2%, (190) 29.1%, (115) 30.3%, (710) 12.9%, (4,160) 0.0%5.0%10.0%15.0%20.0%25.0%30.0%35.0% Transgender or Non-binary HH HH with persons with mobility limitations HH with persons with physical or cognitive limitations Visible minorities led-HH HH head Over 85 Indigenous HH HH head Over 65 Women-led HH New Migrant HH Black-led HH Refugee led-HH HH head Under 25 Single mother-led HH All Households Figure 5. Percentage of Households in Core Housing Need by Priority Population and Income Category, 2021 18 City of Maple Ridge Housing Strategy Key Housing Issues in Maple Ridge Page 34 of 288 2.5 OCP Capacity Considerations In July 2024 provincial guidelines were released determining 5 and 20-year housing needs for municipalities across BC. Under Bill 44, local governments are required to use Housing Needs Reports to calculate 20-year total number of housing units anticipated, based on underlying need (core housing need, homelessness, suppressed household formation) and anticipated need (growth projections). The complete calculation is available through the City’s Housing Needs Report; however, the following summary provides an overview of these needs over the next 20 years: • 1,692 units to reduce extreme core housing need (892 affordable rental, 800 affordable ownership) • 392 units to reduce homelessness • 2,249 units to reduce suppressed household formation • 18,654 units to accommodate growth • 4,790 units to account for additional market demand • Total 27,778 units needed by 2041 Based on analysis undertaken as part of this work, the existing OCP had the following capacity: • Current existing housing: 33,663 existing units • Additional undeveloped capacity: 47,193 units • Total OCP capacity: 80,856 units Based on new capacity added by provincial legislation in 2023-2024, through Bills 44 and 47, the following additional capacity was added: • Transit-oriented area (TOA) additional capacity: 10,864 units • Small-scale multi-unit housing (SSMUH) additional capacity: 22,419 units • Total units (existing OCP, TOAs, SSMUH): 114,139 units Current zoning capacity for Maple Ridge therefore exceeds the required need for capacity based on Housing Needs Report requirements. The City’s planning efforts should therefore focus on directing growth within the City’s Urban Development Area, particularly key growth areas within the city centre. City of Maple Ridge Housing Strategy 19 Key Housing Issues in Maple Ridge Page 35 of 288 LinearPark PittMeadowsGolfClub ParsonsChannel South PortKells CranberryLake NorthAlouetteRiver Sheridan Hill North PittMeadows AlouetteRiver Dewdney TrunkRd 203 St 128 Ave LougheedHwy MeadowGardensGolfCourse Jerry Sulina Central PittMeadows Pitt MeadowsCityCentre Pitt Meadows 192 St 88 Ave 88 Ave 216St 202 St Golden Ear s Way BarnstonIsland3 LangleyLaneGreenway NorthwestLangley Katzie 1 Katzie 2 Walnut Grove MirrorLake Mike Lake Abernethy Way 224 St DewdneyTrunkRd 240St LougheedH w y Douglas College Maple Ridge 240St Kan a ka Wa y 88Ave LougheedHwy Langley 5 DerbyReachRegionalPark FortLangley Hydro McMillan Island6 Blue Mountain WhonnockLake Dewdney TrunkRd 2 7 2 St BCIT WoodlotW007 272St 88 Ave Lougheed H wyLougheedHwy Whonnock1 Kanaka Creek Glen ValleyRegionalPark GrantHill Glen Valley Whonnock 1 Iron Mountain 287St HaywardSt Loug heed H w y EighteenPasturesGolfCourse Langley 4 Langley 2 Langley 3 F TOA and Transit Corridor ParcelClip Municipal Boundaries FN Reserves Generalized OCP Planned_UPH 0.0 - 0.2 0.21 - 2.4 2.41 - 6.3 6.31 - 25.3 25.31 - 46.3 46.31 - 191.8 191.81 - 325.0 0 1 2 3 40.5 km Figure 6. OCP Capacity Based on Maple Ridge OCP, 2014 20City of Maple Ridge Housing Strategy Key Housing Issues in Maple Ridge Page 36 of 288 LinearPark PittMeadowsGolfClub ParsonsChannel South PortKells CranberryLake NorthAlouetteRiver Sheridan Hill North PittMeadows AlouetteRiver Dewdney TrunkRd 203 St 128 Ave LougheedHwy MeadowGardensGolfCourse Jerry Sulina Central PittMeadows Pitt MeadowsCityCentre Pitt Meadows 192St 88 Ave 88 Ave 216 St 202 St Golden Ear s Way BarnstonIsland3 LangleyLaneGreenway NorthwestLangley Katzie 1 Katzie 2 Walnut Grove MirrorLake Mike Lake Abernethy Way 224 St DewdneyTrunkRd 240 St LougheedH w y Douglas College Maple Ridge 240 St Kan a ka Wa y 88Ave LougheedHwy Langley 5 DerbyReachRegionalPark FortLangley Hydro McMillan Island6 Blue Mountain WhonnockLake Dewdney TrunkRd 2 7 2 St BCIT WoodlotW007 272 St 88 Ave Lougheed H wyLougheedHwy Whonnock1 Kanaka Creek Glen ValleyRegionalPark GrantHill Glen Valley Whonnock 1 Iron Mountain 287St HaywardSt Loughee d H w y EighteenPasturesGolfCourse Langley 4 Langley 2 Langley 3 F TOA and Transit Corridor ParcelClip Municipal Boundaries FN Reserves Generalized OCP + TOA Planned UPH 0.0 - 0.2 0.21 - 2.4 2.41 - 6.3 6.31 - 25.3 25.31 - 46.3 46.31 - 191.8 191.81 - 325.0 325.01 - 430.0 0 1 2 3 40.5 km Figure 7. OCP Capacity Based on Maple Ridge OCP & TOA City of Maple Ridge Housing Strategy 21 Key Housing Issues in Maple Ridge Page 37 of 288 LinearPark PittMeadowsGolfClub ParsonsChannel South PortKells CranberryLake NorthAlouetteRiver Sheridan Hill North PittMeadows AlouetteRiver Dewdney TrunkRd 203 St 128 Ave LougheedHwy MeadowGardensGolfCourse Jerry Sulina Central PittMeadows Pitt MeadowsCityCentre Pitt Meadows 192St 88 Ave 88 Ave 216 St 202 St Golden Ear s Way BarnstonIsland3 LangleyLaneGreenway NorthwestLangley Katzie 1 Katzie 2 Walnut Grove MirrorLake Mike Lake Abernethy Way 224 St DewdneyTrunkRd 240 St LougheedH w y Douglas College Maple Ridge 240 St Kan a ka Wa y 88Ave LougheedHwy Langley 5 DerbyReachRegionalPark FortLangley Hydro McMillan Island6 Blue Mountain WhonnockLake Dewdney TrunkRd 2 7 2 St BCIT WoodlotW007 272 St 88 Ave Lougheed H wyLougheedHwy Whonnock1 Kanaka Creek Glen ValleyRegionalPark GrantHill Glen Valley Whonnock 1 Iron Mountain 287St HaywardSt Loughee d H w y EighteenPasturesGolfCourse Langley 4 Langley 2 Langley 3 F TOA and Transit Corridor ParcelClip Municipal Boundaries FN Reserves SSMUH Units 0 1 2 3 4 5 - 6 0 1 2 3 40.5 km Figure 8. Additional SSMUH Capacity 22City of Maple Ridge Housing Strategy Key Housing Issues in Maple Ridge Page 38 of 288 3 Strategies The City’s efforts will focus on five core areas that are intended to strengthen partnerships, streamline development processes, focus limited resources on key housing priorities, protect renters, and support those demographic groups most in need of housing. The 5 strategies to address housing need in the community are: Strategy 1: Prioritize Needed Forms of Housing Strategy 2: Strengthen Renter Protections Strategy 3: Address Barriers to Development Strategy 4: Promote Equity and Inclusion in Housing Initiatives Strategy 5: Advocacy and Education Strategies Page 39 of 288 Strategy 1 3.1 Prioritize Needed Forms of Housing Priority Housing Types • Housing to address homelessness. • Transitional housing • Additional supportive housing • Youth housing and supports • Long-term health care (e.g. assisted living, nursing facilities) for seniors Non-market and affordable rental housing, including for specific demographic groups • Seniors • Immigrant households • Indigenous households Housing exists in a network, and it is vital that all components of this continuum are served. It is important that the City prioritizes a wide range of housing from a land-use and regulatory perspective, investments and incentives should be focused on those forms of housing that are most needed in the community, as indicated by the household and demographic groups that are in highest need. Figure 6 provides a visual representation of the Housing Network. On the far left, there is housing for individuals and families in crisis who need emergency shelters. are experiencing homelessness or need some other forms of support. In the middle is below-market rental housing (including units and rental subsidies) that supports independent renters. On the right are market rentals and homeownership which requires little to no support. The current housing crisis is making it increasingly difficult for people to access housing in the market, meaning that below-market forms of housing are increasingly needed to support even moderate to middle-income earners. On the next page is a list of priority housing types identified in the 2024 Housing Needs Report that the City needs to prioritize. 24 City of Maple Ridge Housing Strategy Strategies Page 40 of 288 Emergency S h elt e r s Market Ho m e O w n e r s h i p Market Rental Housing Affordable Home Ownership A f f o r d a b le Rental Housing I M P R O V E D PROCESS I N C E N T I V E -F O C U S E D SI G N I F I C A N T I N C E N TIVES AND INVESTMENTS Homeless Social H o u sin g T r a n sitional Housing Significant incentives & investments • Land contribution or partnership • Density bonusing opportunities for non-profit projects • Significant parking reductions • Fast track approvals process and concierge development service • Explore reduced design requirements • OCP designation and prezoning • Explore waiver or reduction of development charges Improved process • Prezoning for density • Clearer and transparent development approvals • Pre-approved designs and site plans for certain forms of infill housing • Explore and implement non- permitted accessory dwelling unit compliance options • Explore opportunities for ‘as of right’ density that complements provincial legislative changes Incentive-focused • ‘Concierge’ development service • Density bonusing opportunities to support greater affordability • Parking reductions in proximity to transit • Fast track approvals process • Explore reduced design requirements • Partial reduction of development charges Figure 9. Sliding Scale of Incentives to Support a Range of Options Across the Housing Continuum City of Maple Ridge Housing Strategy 25 Strategies Page 41 of 288 Big Move: Examine Opportunities for a Housing Authority Municipalities are increasingly moving into the role of direct participation in the housing market through the development of housing authorities or other arms-length entities. These organizations are developed to leverage existing municipal resources (land, knowledge of the development approvals process, partnerships, etc.) in order to expedite the development of non- market housing. Historically there have been relatively few municipal housing authorities in BC, though many Alberta communities, including Calgary, Edmonton, and Wood Buffalo, have long- standing municipal housing corporations that manage a significant portfolio of units. While the Whistler Housing Authority is recognized as well-established example in British Columbia, the current housing crisis is driving many municipalities in BC to explore the feasibility of developing a housing authority. The purpose of a housing authority is to create an arms- length entity that can drive the development of non-market housing through partnerships with government agencies, BC Builds, non-profits and developers. Two recent examples of municipalities undertaking this work include Kamloops and Burnaby. In 2023, Kamloops recently incorporated a Community Land Trust “as an alternative model of housing development where land is held in trust for the community and cannot be sold at market rates.” Burnaby’s City Council (also in 2023) moved to create the Burnaby Housing Authority, which has identified the following objectives: • “Create more housing by adding to existing sources of housing supply • Act like a private housing developer, while delivering non-market housing for public benefit • Help fill gaps in Burnaby’s housing supply strategically • Contribute to the larger housing ecosystem through collaboration, not competition” Both examples highlight how the municipal role of housing development is changing in the face of extreme housing pressures, particularly in urban areas of BC. Undertaking the development of an arms-length housing entity can require a significant investment of resources; however, it may also have a positive impact in that a municipal authority is uniquely positioned to collaborate across the housing sector with non-profit housing providers, private sector developers, and senior levels of government. Additionally, a housing authority does not need to be limited solely to Maple Ridge: there may be opportunities to work collaboratively with neighbouring jurisdictions (e.g. Pitt Meadows) to undertake a sub-regional approach to housing issues. This may be a unique model through which to consider opportunities to support innovative ownership models as they emerge. 26 City of Maple Ridge Housing Strategy Strategies Page 42 of 288 Develop a Transparent, Sliding-Scale Incentive Program that Supports New Development Across the Housing Network It is important that the City creates a clear set of sliding- scale incentives (i.e. stronger incentives to support deeper affordability) that support the development of priority housing while still capturing amenity contributions to ensure Maple Ridge is a complete community with ready access to parks, daily needs, and essential services. Below is a set of potential incentives the City can use to encourage affordable and rental housing. To inform the Housing Strategy, point-in-time financial analysis findings are presented in this section to demonstrate the relative impact of municipal incentives on the development viability for a typical 6-storey woodframe apartment in Maple Ridge. Note that the impact of the levers on development viability will change at any given time depending on market conditions. Consider the Role of Land Contributions Contributing municipally owned land to support the development of affordable housing can significantly reduce the cost of development. A municipality can provide land through long-term leases, affordable sales, or donation, to reduce the overall cost of development of affordable housing. Strategies Page 43 of 288 Big Move: Develop a Land Strategy A Land Strategy outlines the city’s approach to the acquisition, disposition, and management of municipally owned land. Through a land strategy a city can prioritize how to better use under-developed land and outline how partnerships can support the development of priority housing types and affordable housing. Increasingly, municipalities are identifying land as a key barrier to the development of key forms of housing, particularly affordable housing. While municipal land can play an important role in supporting the development of new rental forms of housing, there are a number of avenues municipalities can explore to activate under-utilized land, including: • Identifying City-owned lands suitable for affordable housing projects; • Identify other potential unused or under-utilized government lands, such as provincial or federal sites, that can support housing to leverage senior government funding programs (e.g. BC Builds) • Partner with other landholders (e.g. non-profits, the school district, churches, private sector) to support affordable housing development on non-traditional lands through partnership and innovation; • Assess the feasibility of a land acquisition strategy to determine whether what potential acquisitions the City can support. The City is already pursuing several of these avenues informally; however, formalizing the City’s approach to land use through a comprehensive strategy will strengthen the impact of these activities. 28 City of Maple Ridge Housing Strategy Strategies Page 44 of 288 Density Bonusing Density bonusing is a tool that can grant developers additional density by meeting certain development goals, such as a certain percentage of affordable housing. This tool is discussed in further detail under Action 1.ii. Review Parking Requirements The substantial cost of construction for residential parking is a significant factor in high rent and sale prices, especially for higher-density developments. Reducing or eliminating minimum parking requirements can significantly lower the cost of construction for developers and subsequently lower housing costs. Reducing or eliminating minimum parking requirements can also contribute to advancing other municipal goals, such as the transition to sustainable transportation. Due to the limited transit frequency and available routes, initiatives to reduce or eliminate parking restrictions in underserved areas must consider what available transportation options there are and potentially include other transportation demand management tools. Financial Analysis Findings A reduction in required off-street parking stalls has a sizeable impact on decreasing project costs, which increases the financial viability for strata and market rental development. When modelling a typical 6-storey wood frame apartment, a reduction from: • 1.7 to 1.2 parking stall per unit decreases project costs by 5-6% • 1.7 to 1.05 parking stall per unit decreases project costs by approximately 10% • 1.7 to 0 parking stalls per unit decreases project costs by 15-20% City of Maple Ridge Housing Strategy 29 Strategies Page 45 of 288 Fast Track Approvals A municipality can implement an expedited approval program for priority housing types. By identifying the types of housing that the community needs in the immediate term, a municipality can minimize the approval process by reducing wait times, waiving rezoning processes (particularly for projects that align with the OCP), and waiving public hearing requirements. By creating a fast approval track for priority types of developments, the cost associated with approval delays can be reduced for developers, and the most needed types of housing can be built more quickly, including affordable rental housing and priority ownership models such as infill. Financial Analysis Findings Beyond reducing wait times for development approvals, a local government may choose to prezone for priority types of development as part of fast tracking approvals. By waiving the rezoning process, the development approvals may be reduced from a typical 24 month timeline to just 8 months. In Maple Ridge, this results in: • A decrease in overall project costs for a typical 6-storey woodframe market rental apartment by 1%. Perhaps more importantly, prezoning provides certainty to the development community which acts as additional incentive (e.g., lowered risk, lowered financial return expectations) for development to take place. Reduced Design Requirements Design requirements imposed through municipal bylaws and design guidelines are often necessary to ensure proper design and form or achieve certain community goals such as livability and energy efficiency targets. However, overly strict design requirements can create barriers to development, adding costs both to initial design and construction. Strict design requirements coupled with higher tier Step Code requirements can add substantial cost to a project. Maple Ridge will explore opportunities to reduce design requirements while still achieving the objectives of Step Code by simplifying requirements. The City can also align its design requirements and targets with provincial and federal funding sources to reduce the regulatory complexity for developers trying to receive funding for the development of priority types of housing. 30 City of Maple Ridge Housing Strategy Strategies Page 46 of 288 Waive or Reduce Development Charges Maple Ridge uses DCCs to levy a fee on development to pay for new or expanded infrastructure such as sewer, water, drainage, parks and roads necessary to adequately service the demands of that new development. These fees can be a significant cost to projects and typically will increase the resulting rent or price of housing. Municipalities can choose to waive or reduce these fees for priority development types, although they are typically waived only for priority forms of housing (e.g. affordable or purpose-built rental housing). Maple Ridge currently has a reduced DCC process for affordable housing developments. These waivers would come at a direct cost to the City. Therefore, the City must carefully evaluate whether they can support the foregone revenue associated with waiving or reducing DCCs in exchange for the affordable housing benefits provided, particularly for projects built by for-profit developers. Since DCCs operate on the principle that growth pays for growth, excluding housing projects from these fees forces the City to seek alternative sources of funding for major infrastructure projects. In the case of non-market housing projects, municipalities typically will draw from Affordable Housing Reserves to replace the forgone revenue. Typically these reductions are most impactful when the reduction or waiver occurs up-front, rather than in the form of a rebate. Financial Analysis Findings Based on a typical 6-storey wood-frame apartment in Maple Ridge, a 100% waiver of municipal development cost charges (DCCs) decreases the overall project cost by approximately 2%. Amenity Cost Charges (ACCs), introduced in Bill 46-2023 is a new development finance tool that allows local governments to collect funds for amenities like community centres, recreation centres, daycares, and libraries from new development that results in increased population. ACCs operate in a similar manner to DCCs in that they provide transparency and cost certainty for developers. However, the act of site-by-site negotiations is lost through ACCs. As ACCs become more widely applied, the City should consider the waiver or reduction of ACCs on affordable housing projects to help support overall affordability, and because these projects are intended to provide the community amenity of affordable housing. City of Maple Ridge Housing Strategy 31 Strategies Page 47 of 288 Review and Expand Density Bonusing Policy Density bonusing is a tool used by municipalities to grant developers additional building density or height beyond what is permitted by zoning on their site in exchange for community benefits. Typically, in exchange for extra density, municipalities require a certain proportion of affordable housing; however, some Metro Vancouver municipalities have extended this to include market rentals. The City’s current Density Bonusing Policy applies to the Town Centre Area and Major Corridor Residential. It is recommended that the city expand the Density Bonusing Policy to include TOAs and frequent transit corridors, and consider how to encourage other needed forms of housing through density bonusing. Prioritizing these higher-density areas enables the City to recapture community benefits that may have been previously negotiated for during the rezoning process. The City has identified this as an initiative to undertake as part of Council’s 2024 Strategic Work Plan. Innovation: Bonus Density Incentive To further incentivize the development of family housing - Do not count the third bedroom of a three-bedroom unit towards FAR. This has the potential to encourage family housing in multi-family housing developments. Financial Analysis Findings A review of the Density Bonus Policy rates set out for the multi-family residential zones is recommended. The financial analysis finds that some zones do not permit for 6 storeys, even with density bonusing, and that the bonus density provided may not offset the costs of providing underground parking. Recent legislative requirements (Bill 44-2023 & Bill 47-2023) to pre-zone land to permit small-scale multi- unit housing and transit-oriented development (TOD) may change the municipal approach to capturing community amenity value through the rezoning process 32 City of Maple Ridge Housing Strategy Strategies Page 48 of 288 in these areas. The rezoning process typically involves a negotiation between the developer and the municipality, wherein the municipality asks for certain types of community amenity contributions (CACs), such as parks, community facilities, affordable housing, or in-kind volunteer cash contributions to fund similar initiatives. For TOAs, the Province has introduced an interim measure which permits local governments to use the existing base densities established in their zoning bylaws for their density bonusing programs. The Province anticipates that by mid-2025, local governments will transition to using new proactive planning tools to secure affordable housing and community amenities through TOA development, such as amenity cost charges and other tools under ongoing development. Determine Feasibility of Implementing Inclusionary Zoning Inclusionary Zoning is a tool through which a municipality can require specific percentages of units in new residential development to be allocated for uses such as affordable housing, accessible housing, or any other housing that achieves community goals. Historically, inclusionary zoning in BC has been undertaken through density bonusing provisions, where developers can receive additional density in exchange for an affordable unit or cash contribution. As of the writing of this draft of the Strategy, Bill 16 (2024) has received first reading in legislature. Bill 16 includes provisions that allow local governments to implement mandatory Inclusionary Zoning. This will allow local governments to require residential developments (in whole or in part) within a zone to include a portion of affordable housing (as defined by the local government through a bylaw), including the portion of units to be provided, the size, ownership, management, and tenure of said units, and the duration of time associated with affordability conditions. This includes transit-oriented areas, and includes provisions for a cash-in-lieu alternative for developers. Maple Ridge has identified this as an initiative in Council’s 2024 Strategic Work Plan: “The integration of inclusionary zoning requirements for mixed-use developments around transit corridors has been identified as a key opportunity to expand housing choice in key growth areas within the City. Through this work item, an inclusionary program will be explored that is reflective of our community need as well as provincial mandates.” City of Maple Ridge Housing Strategy 33 Strategies Page 49 of 288 Update Revitalization Tax Exemption Program A municipal council may, by bylaw, exempt specific properties from municipal property value taxes for up to 10 years in order to encourage economic, social or environmental revitalization within a community. By implementing Tax Exemptions for specific areas in the City, the City can incentivize the redevelopment or improvement of priority growth areas. A Revitalization Tax Exemption is typically tied to the development of multi-family housing, adaptable unit design, affordable housing and/or social housing. In Maple Ridge, an updated Revitalization Tax Exemption may be best implemented in anticipated growth areas but are outside of designated TOAs. Prince George – Multi-Family Housing Incentive Bylaw Prince George implemented a Revitalization Tax Exemption program that focused on key growth areas identified in the City’s OCP. For medium to high density developments located in the identified key growth areas developments received a tax exemption from municipal property taxes up to 100% of assessed value of land and improvements. The program also required that specific guidelines were met for adaptable housing for a percentage of units. Strategies Page 50 of 288 Strategy 2 3.2 Strengthen Renter Protections Update Tenant Relocation Assistance Policy and Modular Home Park Redevelopment Tenant Assistance Policy A Tenant Relocation Assistance (TRA) Policy is intended to reduce the likelihood that the existing purpose-built market rental housing stock will be redeveloped. If demolition occurs, the impact of the loss of the rental housing stock will be reduced. Currently, Maple Ridge’s TRA Policy requires developers to create a Relocation Assistance Plan that includes consideration for a period of notice, right of first refusal, rent controls, compensation depending on the length of tenancy, and assistance with moving expenses. To strengthen the TRA Policy and other similar policies, the City may explore the following: • Require developers to implement a strategy for assisting tenants in finding appropriate housing. • Enhance communication requirements with tenants, such as requiring a tenant relocation coordinator. • Include consideration for those living in non-market housing rental units and non-profit co-op housing. • Additional support for vulnerable tenants Monitor Need for Strata Conversion Bylaw The City is not currently experiencing significant conversion of purpose-built rental housing into strata condominiums. Given current market conditions and the age of existing purpose-built rental in Maple Ridge (according to CMHC 66% of purpose-built rental in the city was built prior to 1980), the city is unlikely to see strata conversions and more likely to see older purpose-built rental redeveloped into new units. As such, it it is more likely that the City will need to consider rental replacement and tenant protection policies to protect renters and rental housing. However, the City should continue to monitor the need for this type of policy, as it can be readily adopted should strata conversions emerge as an issue. City of Maple Ridge Housing Strategy 35 Strategies Page 51 of 288 Explore Development of Rental Replacement Policies A Rental Replacement Policy is intended to reduce the impact of redevelopment on the rental housing stock. A Rental Replacement Policy requires that the redevelopment of a purpose-built rental building replace all or a specified portion of the existing number of rental units. The City may implement a Rental Replacement Policy across the City or in priority growth areas such as the Town Centre, TOAs, or other transit corridors. This tool can also be combined with Residential Rental Tenure Zoning (RRTZ), described below. Explore use of Residential Rental Tenure Zoning (RRTZ) in Key Areas In 2018, the Province amended the Local Government Act to provide municipalities with the authority to zone for exclusively rental tenure. Residential Rental Tenure Zoning (RRTZ) is a type of zoning that is typically used to restrict multi-family residential to exclusively rental tenure. The use of RRTZ has been relatively limited. However, increasingly, municipalities are blending the use of rental replacement policies with the use of RRTZ when existing purpose-built rental is being redeveloped. RRTZ powers are applied to the zoning for those units that are required to be protect through rental replacement. Example: Residential Rental Tenure Zoning (RRTZ) Implementation Approaches • The City of Victoria has incorporated RRTZ into their density bonusing policy. If a proposed development incorporates a rental component the density bonusing programs will now permit additional FSR, incentivizing developers to build more rental housing. • The City of Vancouver has applied a pre-zoning approach for rental tenure, allowing low- and mid-rise rental builds on certain commercial zones on arterial streets. This approach eliminates the rezoning process for purpose-built rental projects, reducing approval wait times, associated costs and staff resources. 36 City of Maple Ridge Housing Strategy Strategies Page 52 of 288 Strategy 3 3.3 Address Barriers to Development Implement Pre-Zoning The City was required to update zoning to conform to Bill 44-2023 and Bill 47- 2023 by June 30th, 2024. These two bills add considerable capacity to the City’s OCP, through additional infill density on single family lots and higher density around transit. In addition to this new capacity, the City may wish to explore additional pre- zoning for priority growth areas, such as the Town Centre and additional transit corridors that are not included in the designated TOAs. By doing so, the City can expedite development in key growth areas. Pre-zoning does have some trade offs to consider, most notably by impacting the City’s ability to negotiate for amenities that would typically take place during a rezoning process. While it is anticipated that the new ACC tool introduced by the government could partially address this, the tool does not allow for the capture of affordable units or a contribution to an affordable housing fund. Recently, the province introduced legislation (Bill 16) to allow municipalities to implement inclusionary zoning, which would allow municipalities to require a portion of affordable units in new developments, even when a rezoning is not taking place; however, the specifics of this legislation are anticipated in late 2024. City of Maple Ridge Housing Strategy 37 Strategies Page 53 of 288 Streamline Development Approvals Processes Many municipalities are currently undertaking reviews of the development approvals process to identify areas for improved efficiency and streamlining to support faster delivery of housing. Creating a concierge style development process can also increase efficiency, build community trust, and improve education on development. These have been identified as a strategic priority for the City, through the 2024 Strategic Work Plan. Key components include: • Creating development application prioritization criteria • Establishing benchmark timelines for internal City process and reviews for the development application process • Conducting incentive program feasibility assessment for multi-family housing There are a range of additional potential activities local governments can adopt that reduce development approvals timelines. These include: • Developing a concierge service to facilitate affordable housing development service for applications that meet set criteria (below market or all rental or family housing, etc.) and supports these applications during all phases of pre-development work; • Continue to strengthen internal municipal coordination between planning and engineering to ensure streamlined application processing; • Using the concierge service to coordinate with utility providers and provide assistance with navigating the referrals process (e.g. Fortis/Hydro/ Telus can often hold up construction because of slow communication and complex requirements during the referral process); • Pre-approved designs for priority housing types (e.g. infill housing, purpose-built rental housing using forthcoming catalogues of provincial and federal options [note: this work is scheduled to begin in April 2024]. 38 City of Maple Ridge Housing Strategy Strategies Page 54 of 288 Big Move: Implement New Approach to Development Approvals In 2023 the City of Kelowna received a $350,000 grant from the provincial Local Government Development Approvals Program to support changes to the development approvals process. The City used these funds to work with Microsoft in developing an artificial intelligence chatbot. The bot allows the automated process of development applications and is able to answer applicant questions on the City’s zoning bylaw, Official Community Plan and other key areas of planning. The City of Maple Ridge is exploring machine learning and AI into their development application process. Ensuring Maple Ridge keeps pace with current trends will be important to be aware of opportunities to increase efficiency. Other innovations in this field include e-permitting and digitized case management. Strategies Page 55 of 288 Strategy 4 3.4 Promote Equity and Inclusion in Housing Initiatives Example: City of Chilliwack - Adaptable Housing Policy Since 2012, the City of Chilliwack has required that 50% of all new apartments be built to the adaptable housing standards of the BC Building Code. As of Fall 2022, there have been 1,251 adaptable housing units built across the City. Partner with Organizations Addressing Homelessness to Strengthen Services Through organizational partnership, the City can implement innovative strategies to create more affordable housing options for those who need it most. Typically, a municipality will partner with existing community organizations that hold under-utilized land, non-profits or neighbouring municipalities. Through partnership, multiple benefits can be achieved, such as cost-sharing, reduced development costs, and greater awareness and support for affordable housing. Adopt Adaptable Housing Standards Maple Ridge is an aging community with a projected population of 22,633 seniors by 2033. Adaptable housing requirements can ensure that a proportion of new rental units are appropriate for an aging community. Adaptable Housing Standards are included as optional in the BC Building Code. The City should explore requiring a certain proportion of new units in multi-family development to meet the adaptable housing standards as outlined in the BC Building Code. New provincial requirements will become effective in March 2025 that will require municipalities to require 100% adaptable suites in large apartment and condominium buildings. 40 City of Maple Ridge Housing Strategy Strategies Page 56 of 288 Strengthen Connections with Newcomer and Indigenous Housing and Service Providers It is projected that significant levels of new immigrants and a continuation of a growing urban Indigenous population will increase housing demand in Maple Ridge. It is critical that the City strengthen connections with Indigenous Housing and new immigrant housing service providers. Key actions in this area could include: • Partnering with Katzie and Kwantlen First Nations to better understand the needs of their members in urban areas; • Working with Indigenous housing providers and organizations to support opportunities for Indigenous housing in Maple Ridge, such the Fraser River Indigenous Society and the Gold Ears First Nation Society; • Identifying and working with immigrant-serving organizations to understand their clients’ housing needs and identify opportunities for partnership. Support and Streamline Non-Market Housing Initiatives for Equity-Deserving Demographics The City can create a housing continuum that prioritizes inclusivity for all residents by supporting non-market housing initiatives for equity-deserving groups. Potential actions include: • Reduce or waive securities for paving and landscaping, recognizing that BCH oversees development • Do not require Housing Agreements for BCH funded projects in cases where BCH requires covenants on title and implements those covenants through agreements and contracts with operators • Avoid duplicate standards - asses how BCH Design Guidelines align and do not align with municipal requirements • Create a streamlined DP review process for BCH projects, recognizing that developments must meet BCH Design Guidelines Inclusive housing initiatives typically will prioritize support for women, seniors, the BIPOC community, the LGBTQSIA+ Community, as well as individuals with mobility and cognitive impairments. Opportunities to support such initiatives will likely be through partnering with community organizations and non-profits or leveraging potential Provincial and Federal grant opportunities. City of Maple Ridge Housing Strategy 41 Strategies Page 57 of 288 Example: Surrey Urban Indigenous Leadership Committee The Surrey Urban Indigenous Leadership Committee emerged from the Surrey Urban Aboriginal Social Innovation Project. Though the Social Innovation Project finished in 2018, the Committee has continued to advocate on behalf of urban Indigenous residents of Surrey. SUILC has undertaken significant research on the issues and challenges facing urban Indigenous residents of Surrey, from data analysis, to projections to community engagement. The City works with SUILC by providing an administrative for funding applications (e.g. the City is the applying body for funds and grants for SUILC), and regularly participates in meetings of SUILC. The City also integrated SUILC’s research on Indigenous housing issues into Surrey’s Housing Needs Report, and recently (spring 2024) released an RFP for Indigenous housing providers for affordable housing units within a mixed-use hub, reflecting the City’s commitment to serve the ongoing needs of Indigenous residents. Strategies Page 58 of 288 Strategy 5 3.5 Advocacy and Education Promote New Funding for Housing to Developers, Non- Profits and the Public Currently, there a wide range of housing funding programs available to the non- profit and private development sectors. These funding opportunities represent key interventions that can make the difference in project viability. The City can work with both non-profits and developers to educate these stakeholders around what is currently available. Some key opportunities that exist as of the development of this strategy (April 2024) include: • CMHC’s Seed Funding program re-opened in Spring 2024, and provides grant and interest-free loan payments to individuals and organizations involved in early phases of creating affordable housing. This funding can be pivotal in moving an affordable housing project from idea into pre-development. • CMHC’s Apartment Construction Loan Program (formerly Rental Construction Financing Initiative): This financing program providers low-cost financing with long-term amortization periods (40-50 years) to eligible borrowers to construct rental housing. This funding comes with affordability and accessibility requirements for a portion of units and is available to private develoeprs. • Secondary Suites Incentive Program: This new program targets homeowners to create affordable housing through the private market. The program provides homeowners with up to 50% of the cost of renovations (up to $40,000) to construct a new secondary suite on their property that will be rented out for below market rates. • BC Builds is an emerging program provided through the Province of BC that is intended to activate provincial lands, and support partnerships between other community landlords to build housing for middle-income working households throughout the province. • BC Housing’s Community Housing Fund City of Maple Ridge Housing Strategy 43 Strategies Page 59 of 288 Advocate to Senior Government for Resources to Support Growth and Affordability This strategy outlines key actions that City may explore to increase housing supply, affordability, and inclusivity. Many of these proposed actions will require significant financial and resource investments and will be greatly accelerated by additional funding from senior levels of government. The City will continue to advocate to senior levels of government for additional resources to fund key priorities areas, including but not limited to the following: Infrastructure planning The City is projected to continue growing at a rapid pace placing increasing demand on existing infrastructure. Further studies to determine municipal infrastructure capacity and demand for future expansion projects will be needed. Affordable Housing Increasing affordable housing is a strategic priority for the City. Many of the current financial tools used to increase affordable housing such as tax incentives, fee waiving or reductions, and land acquisition can come at a high-cost burden to the City. Additional funding would accelerate planning and infrastructure initiatives to increase the supply of affordable housing. Stronger Tenant Protections In addition to municipal tools to protect tenants as described in 3.2, the City will continue to advocate for stronger rental protections at the Provincial level, such as rent increase controls, and the expansion renter rights. Climate Change The City has ongoing projects related to climate action as of this draft strategy. The results of these initiatives will be important factors to consider in decision making processes relating housing, such as including a climate lens in development applications. The City will advocate to senior levels of government for additional funding to conduct further research relating to the impact of housing on the local and broader environment. 44 City of Maple Ridge Housing Strategy Strategies Page 60 of 288 Appendix 1 Next Steps and Implementation The City of Maple Ridge has taken substantial actions in recent years to address the ongoing housing affordability crisis, but more still needs to be done. The action items associated with this plan’s five key strategies are prioritized and detailed below. The implementation framework presented below outlines key actions, implementation considerations, timeframes, and resource considerations. Timeframe considerations use the following terminology: • Short-term: 1 to 2 years • Medium-term: 2 to 4 years • Long-term: 4 years and beyond Strategy Action Implementation Considerations Timeframe Resource Considerations Strategy 1: Prioritize Need Forms of Housing 1.i Develop a Transparent, Sliding- Scale Incentive Program Build on land economics review to prioritize key elements and a focus on stronger incentives being linked to deeper levels of affordability. Short to Medium- Term May require external support if land economics study is undertaken. 1.i.a Land Contributions and Land Strategy Medium to Long- Term 1.i.b Density Bonusing (see 1.ii)Short-Term 1.i.c Review Parking Reductions Short-Term 1.i.d Fast Track Approvals Short-Term City of Maple Ridge Housing Strategy 45 Appendix 1 Page 61 of 288 Strategy Action Implementation Considerations Timeframe Resource Considerations 1.i.e Reduced Design Requirements Build on land economics review to prioritize key elements and a focus on stronger incentives being linked to deeper levels of affordability. Medium to Long- Term May require external support if land economics study is undertaken.1.i.f Waive Development Charges Short-Term 1.ii Review and Expand Density Bonusing Policy Will require land economics review. Can be undertaken in conjunction with 1.i and 1.iii. Short-Term Will require external consultant support. 1.iii Determine Feasibility of Implementing Inclusionary Zoning Guidelines have not been released by province but will require some level of land economic analysis. Undertaking land economics review to determine extent to which it may disincentivize develop, identify potential balancing incentives; analysis could be coupled with 1.i and 1.ii. Medium-Term Will require external consultant support. 1.iv Update Revitalization Tax Exemption Program May be considered in conjunction with OCP updates.Short-Term May require external consultant support. Strategy 2: Strengthen Renter Protections 2.i Update Tenant Relocation Assistance Policy and Modular Home Park Redevelopment Tenant Assistance Policy Already underway. Short-Term (and partially complete) Can be undertaken by staff. 2.ii Monitor Need for Strata Conversion Bylaw Requires ongoing monitoring of rental conversions.Ongoing Can be undertaken by staff. 2.iii Explore Development of Rental Replacement Policies Requires ongoing monitoring of rental redevelopments.Ongoing Can be undertaken by staff. 2.iv Explore Use of RRTZ in Key Areas May be done on a case by case basis, or undertaken through a pilot project.Medium Term Can be undertaken by staff. 46 City of Maple Ridge Housing Strategy Appendix 1 Page 62 of 288 Strategy Action Implementation Considerations Timeframe Resource Considerations Strategy 3: Address Barrier to Development 3.i Implement Pre-Zoning Likely to be undertaken through OCP and zoning bylaw updates. Short to Medium- Term (and underway) Can be undertaken by staff; may require consulting support. Likely to require significant public engagement, but can be aligned with OCP updates required by 2025. 3.ii Streamline Development Approvals Process Some elements are already underway.Medium-Term Can be undertaken by staff; may require some consultant support. Strategy 4: Promote Equity and Inclusion in Housing Initiatives 4.i Partner with Organizations Addressing Homelessness to Strengthen Services Requires ongoing partnerships and coordination.Ongoing Can be undertaken by staff. 4.ii Adopt Adaptable Housing Standards Consideration should be given of new provincial regulations in 2025.Short-Term Can be undertaken by staff. 4.iii Strengthen Connections with Newcomer and Indigenous Housing and Service Providers Requires ongoing partnerships and coordination.Ongoing Can be undertaken by staff. 4.iv Support and Streamline Non- Market Housing Initiatives for Equity-Deserving Demographics Should be considered in conjunction with 1.i.Ongoing Can be undertaken by staff. City of Maple Ridge Housing Strategy 47 Appendix 1 Page 63 of 288 Strategy Action Implementation Considerations Timeframe Resource Considerations Strategy 5: Advocacy and Education 5.i Promote New Funding for Housing to Developers, Non- Profits and the Public Requires development of educational materials and regular updates to ensure alignment with funding sources. Ongoing Can be undertaken by staff. 5.ii Advocate to Senior Government for Resources to Support Growth and Affordability Requires active council consideration and action. Ongoing Can be undertaken by Council and senior staff. 48 City of Maple Ridge Housing Strategy Appendix 1 Page 64 of 288 Appendix 2 Community Engagement Summary Introduction The development of the 2024 Housing Needs Report and Housing Strategy included community engagement to better understand the existing barriers and opportunities in housing that may not be apparent through traditional data collection and analysis. The feedback from community engagement with the public and stakeholders will inform the development of both the Housing Needs Report and, importantly, the Housing Strategy, which will both inform future policy and land use planning decisions. The community engagement for the 2024 Housing Needs Report included three engagement events as listed below: • A Community Survey - March 7th to March 26th • Virtual Engagement with the development and non-profit community – January 25th • Community Stakeholder Workshop – February 1st at City Hall Council Chambers • Community Open House – March 7th at the Maple Ridge Public Library Throughout the engagement, key issues emerged, such as the need for more rental housing, seniors housing, and supportive housing. A more streamlined development approval process was noted as a key opportunity to accelerate the development of affordable and market housing. This brief What We Heard memorandum summarizes the results of the community survey and the combined barriers and opportunities that the community and stakeholders identified through all community engagement events. City of Maple Ridge Housing Strategy 49 Appendix 2 Page 65 of 288 Community Survey The Community Survey that was open from March 7th to March 26th identified community concerns and opportunities for housing in Maple Ridge. The survey received 47 total responses. The community survey revealed that participants typically want new growth to be prioritized near the town centre, in addition to the desire for more walkable nodes with amenities outside of the town centre. Unsurprisingly, affordability was noted as a key issue for housing in Maple Ridge, with some indicating a lack of supply and densification as a reason. Lagging infrastructure was also flagged as a key concern, with many participants noting that roads and congestion are intertwined with housing issues in Maple Ridge. When asked what demographics are typically at the highest risk of being impacted by housing unaffordability, participants indicated concerns for seniors, youth, and young families with children. Several respondents also pointed out that low-income individuals and families are struggling to find affordable rental options, however there were mixed opinions on how to address homelessness in Maple Ridge among those who specifically brought it up as a concern. The community indicated several key opportunities to improve housing and overall livability in Maple Ridge. Most participants indicated that increasing the housing supply in the City, especially near downtown and around frequent transit, is what is needed. Participants also stressed that the development approval process needs to be streamlined to accelerate the development of housing projects. Many participants also suggested that to increase affordability, the City should explore further reducing or eliminating parking minimums for higher-density developments as a solution. The survey found that to solve the supply and affordability crisis, participants think a diversity of housing types and tenures is needed. Participants noted a diverse housing realm is needed in Maple Ridge, including missing middle developments across the City, and mid-rises and high-rises near the town centre. Many participants also indicated more below-market rental housing is needed. In summary, the survey revealed that participants typically want a diversity of housing types, the densification of the town centre, more walkable neighbourhoods across the City, increased transit- oriented development, and more affordable housing. The Community Survey ask participants high-level demographics questions to gauge the audiences providing feedback. To summarize the survey received input from residents across the City who are primarily between the ages of 35 and 64, who own their own home, and have lived in Canada for at least the past five years. The survey did not receive substantial input from rental households, youth and seniors, and newcomers to Canada. 50 City of Maple Ridge Housing Strategy Appendix 2 Page 66 of 288 Below is summary the survey respondent demographics: • The survey received the most responses from people aged between 35 and 64 (77%), while younger adults and seniors provided less input. »25-34: 6 total responses (13%) »35-44: 14 total responses (30%) »45-54: 10 total responses (21%) »55-64: 12 total responses (26%) »65-84: 5 total responses (11%) • The vast majority of respondents were homeowners, with 81% of respondents being owners, while only 19% were renters. • The survey received responses from across the City. The Town Centre and Albion neighbourhoods provided the most input with 33% and 20% of responses, respectively. »Town Centre: 15 total responses (33%) »Webster’s Corners: 4 total responses (9%) »Whonnock: 3 total responses (7%) »Silver Valley: 5 total responses (11%) »Albion: 9 total responses (20%) »Port Hammond: 6 total responses (13%) »Port Haney: 3 total responses (7%) • None of the 47 respondents re-located to Canada in the past 5 years. City of Maple Ridge Housing Strategy 51 Appendix 2 Page 67 of 288 Summary of Barriers & Issues We heard barriers and issues relating to housing impact all demographics, but specific at-risk demographics such as seniors, youth, new immigrants, and others are struggling more than others. The community engagement identified four main themes for why this happening, as detailed below: 1 Lack of appropriate seniors housing • Limited availability of seniors co-op housing and long waitlists for existing seniors co-op housing • A lack of available housing that meets the accessible needs of people with mobility issues • Lack of or awareness of support services that assist older individuals in finding suitable housing 2 Affordability • Households earning median incomes can not afford to enter the ownership market • Many families are struggling to affordable rental housing, especially families with low- or-fixed-incomes • Low-income individuals must choose between housing and other essential needs, including food security and medical expenses • Youth and young adults are leaving Maple Ridge due to lack of available affordable housing 3 Existing Supportive Housing is not held to a high standard • Existing supportive housing was heard to typically be older and not maintained at a high standard, effectively reducing the appeal of supportive housing and negatively affecting current livability for residents 4 Unfavourable Development Conditions and Lack of Development Capacity • We also heard from the development community that building under current economic conditions is often not feasible. These issues are magnified by the fact that many local buildings, while experienced in single-family development, may lack the necessary operational capacity for larger and more complex multi-family projects 52 City of Maple Ridge Housing Strategy Appendix 2 Page 68 of 288 Summary of Opportunities We heard from the public that there are many potential opportunities to address the existing barriers and enhance the City’s overall housing environment. The key themes that arose are summarized below, including accelerating housing, creating a complete community, supportive and alternative housing, and for the City to take a more active role in housing. 1 Accelerate Housing Development • Explore fast-tracking certain types of developments (i.e., multi-family with an affordable component or purpose-built rentals) • Eliminate parking minimums across the City • Ensure legalizing suites is not cost-prohibitive • Explore Tax breaks or other incentives for those building secondary dwellings on their properties • Provide more further incentives for developers to build rental units • Explore Modular housing • Explore pre-approved designs 2 Supportive and Alternative Housing • Increase awareness and check-ins for people who live alone, particularly seniors • Develop more progressive building guidelines to ensure new buildings, especially rentals, are accessible/adaptable and allow for aging in place • Need more emergency shelter spaces • Need more transitional housing that connects to a broader spectrum (i.e., Shelter, Supportive Housing, Affordable, Market). Reduce the number of people slipping through the spectrum. • Explore different housing subsidy types for various income and special needs thresholds • Explore Tiny Homes • Explore Lock-off suites »This would allow “mom and pop” property owners to take advantage of new legislative density allowances City of Maple Ridge Housing Strategy 53 Appendix 2 Page 69 of 288 3 Create a Complete Community • There is a need for more complete neighbourhoods outside of downtown, with walkable access services and amenities • There is a demand for more employment opportunities downtown and locally • Need more supportive housing near transit • Balance the need for green space with the need to increase housing supply 4 Supportive and Alternative Housing • The City should explore fast-tracking certain types of developments (i.e., multi-family with an affordable component or purpose-built rentals • Eliminate parking minimums across the City • Ensure legalizing suites is not cost-prohibitive • Tax breaks or other incentives for those building secondary dwellings on their properties • Provide more incentives for developers to build rental units • Explore Modular housing • Explore pre-approved designs 5 Taking a More Active Role • The City should take a more active role in managing housing • Create partnerships with non-profits and faith-based institutions »Example – Mission, Tiny Homes on Church land • Need better management of rental buildings • Explore acquiring land Specific Locational Opportunities Community members were asked where future development should be prioritized outside of the downtown. We heard that more development is needed along the water and that the Hammond Mill Site may have the potential for redevelopment. 54 City of Maple Ridge Housing Strategy Appendix 2 Page 70 of 288 Summary The feedback heard indicates that there are substantial affordability issues across the City, which are particularly impacting at-risk demographics. We heard that the community sees great opportunity in accelerating housing development through incentives and reducing the logistics of development approvals, but also want to ensure adequate amenities and infrastructure are considered alongside housing development. Lastly, the community indicated the new growth and investment services improvement needs to prioritize housing and services for at-risk demographics, such as seniors, youth, and young adults. City of Maple Ridge Housing Strategy 55 Appendix 2 Page 71 of 288 Page 72 of 288 Attachment 2 Next Steps and Implementation Strategy Action Implementation Considerations Timeframe Resource Considerations Staff Comments [‘#’ Included in HAF (2.0) grant application] Strategy 1: Prioritize Needed Forms of Housing 1.i Develop a Transparent, Sliding- Scale Incentive Program Build on land economics review to prioritize key elements and a focus on stronger incentives being linked to deeper levels of affordability. Short to medium term May require external support if land economics study is undertaken. Ongoing. # A comprehensive review of the suite of incentives and its targeted benefited groups is being undertaken, including the review of parking requirements. # An inventory of existing and potential municipal land and city-owned properties will be produced, developing strategies towards optimization of these sites for affordable housing supply and associated amenities. # A development approvals process review is underway. This includes a best-practice review of development bylaws, policies and guidelines; upgrading of development application software and monitoring system (AMANDA 7); implementing digital plan submissions (Dig-E-Plan) and the review of design guidelines. 1.i.a Land Contributions and Land Strategy Medium to long term 1.i.b Density Bonusing (see 1.ii) Short term 1.i.c Review Parking Reductions Short term 1.i.d Fast Track Approvals Short term 1.i.e Reduced Design Requirements Medium to Long-term 1.i.f Waive Development Charges Short term Page 73 of 288 Strategy Action Implementation Considerations Timeframe Resource Considerations Staff Comments [‘#’ Included in HAF (2.0) grant application] 1.ii Review and Expand Density Bonusing Policy Will require land economics review. Can be undertaken in conjunction with 1.i and 1.iii. Short term Will require external consultant support. # Ongoing. A review of the relative attractiveness and take-up rate of the City’s existing schemes towards density bonuses would be undertaken. This would include considering extending the City’s density bonus program towards targeted priority housing groups including seniors and family housing. For instance, one possibility is to consider not counting the third bedroom of a three- bedroom unit towards FAR to incentivize larger family housing units and to potentially encourage multi-generational households. 1.iii Determine Feasibility of Implementing Inclusionary Zoning Guidelines have not been released by province but will require some level of land economic analysis. Undertaking land economics review to determine extent to which it may disincentivize develop, identify potential balancing incentives; analysis could be coupled with 1.i and 1.ii. Medium term Will require external consultant support. Interim guidelines have since been released by the province on 23 Aug 2024, highlighting the need for a financial feasibility study to be conducted. # The City will study the components of an inclusionary zoning (IZ) design (e.g. whether mandatory, with offsets etc.) to assess its feasibility, scale and applicability in key growth areas within the local Maple Ridge market context and property dynamics. 1.iv Update Revitalization Tax Exemption Program May be considered in conjunction with OCP updates. Short-Term May require external consultant support. To undertake as part of OCP update by Dec 2025 Strategy 2: Strengthen Renter Protections Page 74 of 288 Strategy Action Implementation Considerations Timeframe Resource Considerations Staff Comments [‘#’ Included in HAF (2.0) grant application] 2.i Update Tenant Relocation Assistance Policy and Modular Home Park Redevelopment Tenant Assistance Policy Already underway. Short-Term (and partially complete) Can be undertaken by staff Updated policy completed in 2023. Continuing to review and monitor to strengthen protections. 2.ii Monitor Need for Strata Conversion Bylaw Requires ongoing monitoring of rental conversions. Ongoing Can be undertaken by staff Unlikely necessary given current Maple Ridge context. Will continue to monitor possibility. 2.iii Explore Development of Rental Replacement Policies Requires ongoing monitoring of rental redevelopments. Ongoing Can be undertaken by staff Ongoing. 2.iv Explore Use of RRTZ in Key Areas May be done on a case- by- case-basis or undertaken through a pilot project. Medium term Can be undertaken by staff Ongoing. To consider as 2iii above. Strategy 3: Address Barriers to Development 3.i Implement Pre-Zoning Likely to be undertaken through OCP and zoning bylaw updates. Short to Medium- Term (and underway) Can be undertaken by staff; may require consulting support. Likely require public engagement aligned with OCP updates required by 2025. Ongoing as part of OCP update by Dec 2025. Area plan developments towards the possibility of pre- zoning would be undertaken in key growth areas such as the Town Centre, the Lougheed transit corridor (LTCAP), and transit-oriented areas. 3.ii Streamline Development Approvals Process Some elements are already underway. Medium- Term Can be undertaken by staff; may require some consultant support. Ongoing. # The City is working to develop a prioritized and enhanced development approval process. This includes developing prioritization criteria and eligibility framework; introducing a ‘concierge’ Page 75 of 288 Strategy Action Implementation Considerations Timeframe Resource Considerations Staff Comments [‘#’ Included in HAF (2.0) grant application] service and implementing a ‘Certified Professional Program’ to facilitate high value projects and expedite more complex cases; and develop a fast- tracked stream for selected simpler types of development applications such as those in compliance with pre-approved building plans (e.g. for Small Scale Multi Unit Housing developments). Strategy 4: Promote Equity and Inclusion in Housing Initiatives 4.i Partner with Organizations Addressing Homelessness to Strengthen Services Requires ongoing partnerships and coordination. Ongoing Can be undertaken by staff. Ongoing. 4.ii Adopt Adaptable Housing Standards Consideration should be given of new provincial regulations in 2025. Short-term Can be undertaken by staff. To be aligned with provincial regulations taking effect Mar 2025. 4.iii Strengthen Connections with Newcomer and Indigenous Housing and Service Providers Requires ongoing partnerships and coordination. Ongoing Can be undertaken by staff. Ongoing. 4.iv Support and Streamline Non- Market Housing Initiatives for Equity- Deserving Demographics Should be considered in conjunction with 1.i. Ongoing Can be undertaken by staff. Ongoing. See comments in 1.i. Strategy 5: Advocacy and Education 5.i Promote New Funding for Housing to Requires development of educational materials and regular Ongoing Can be undertaken by staff. Ongoing and as part of public engagement in the lead up to updated OCP by Dec 2025. Page 76 of 288 Strategy Action Implementation Considerations Timeframe Resource Considerations Staff Comments [‘#’ Included in HAF (2.0) grant application] Developers, Non- Profits and the Public updates to ensure alignment with funding sources. 5.ii Advocate to Senior Government for Resources to Support Growth and Affordability Requires active council consideration and action. Ongoing Can be undertaken by Council and senior staff. Ongoing. Page 77 of 288 September 24, 2024 Committee of the Whole Page 1 of 1 2021-315-RZ for 24495 110 AVE Official Community Plan Amending Bylaw No. 7997-2024 Zone Amending Bylaw No. 7778-2021 Recommendation: a) That Official Community Plan Amending Bylaw No. 7997-2024 be given first and second reading and be forwarded to Public Hearing b) That Zone Amending Bylaw No. 7778-2021 be given second reading, and be forwarded to Public Hearing. c) THAT staff be directed to work with the applicant to address the outstanding terms and conditions as set out in the September 24, 2024 report, and any other as identified by council, prior to recommending bylaw adoption. Report Purpose and Summary Statement: Application 2021-315-RZ proposes to rezone the subject property located at 24495 110 AVE from RS-3 (Single Detached Rural Residential) to RS-1d (Single Detached (Half Acre) Residential) zone utilizing the Albion Area Density Bonus option, achieving RS-1b (Single Detached (Medium Density) Residential) sized lots, to permit a future subdivision of approximately five single-family lots of not less than 557m2 (5,996ft.2) in size and Park- Conservation lands which will be dedicated to the City. Previous Council Action: Council granted first reading to Zone Amending Bylaw No. 7778- 2021 on September 14, 2021. Proposed Variance: The subject application proposes no variances at this stage. If any variances will be proposed will be the subject of a future report to council. Strategic Alignment: Liveable Community; Environmental/Climate Impact: Not Applicable Development Requirements Consequences: Terms and conditions listed in the Council report. Page 78 of 288 September 24, 2024 Committee of the Whole Page 1 of 8 To: Mayor and Council File number: 2021-315-RZ 2021-315-RZ for 24495 110 AVE Official Community Plan Amending Bylaw No. 7997-2024 Zone Amending Bylaw No. 7778-2021 DISCUSSION: Background Context Applicant: NOURA HOMES Legal Description: Lot 26 Section 10 Township 12 New Westminster District Plan 55335 Except Plan EPP122487 Official Community Plan: Existing: LRES (Low Density Residential) Proposed: LRES (Low Density Residential) Within Urban Area Boundary: Yes Area Plan: Albion Area Plan OCP Major Corridor: No Zoning: Existing: RS-3 (Single Detached Rural Residential) Proposed: RS-1d (Single Detached (Half Acre) Residential) with a Density Bonus down to the RS-1b (Single Detached (Medium Density) Residential) zone Surrounding Uses: North: Use: Single Family Residential Zone: RS-3 (Single Detached Rural Residential) under rezoning application 2017-262-RZ for RS-1d (Single Detached (Half Acre) Residential) with a Density Bonus down to the RS-1b (Single Detached (Medium Density) Residential) zone Page 79 of 288 September 24, 2024 Committee of the Whole Page 2 of 8 Designation: Low Density Residential and Conservation South: Use: Kanaka Creek Regional Park Zone: RS-3 (Single Detached Rural Residential) Designation: Park East: Use: Kanaka Creek Regional Park Zone: RS-3 (Single Detached Rural Residential) Designation: Park West: Use: Single-Family Residential Zone: RS-2 (Single Detached Rural Residential) under rezoning application 2018-182-RZ for RS- 1d (Single Detached (Half Acre) Residential) with a Density Bonus down to the RS-1b (Single Detached (Medium Density) Residential) zone Designation: Low Density Residential coming through 2018- 182-RZ Existing Use of Property: Single-Family Residential Proposed Use of Property: Single-Family Residential Gross Site Area: 0.71 ha (1.75 acres) Access: 110 Avenue Servicing Requirement: Urban Standard Flood Plain: Yes Fraser Sewer Area: Yes Project Description: The subject property, located at 24495 110 Avenue, is located within the Albion Area Plan and is approximately 0.71 ha (1.75 acres) in area (see Attachments A and B). The subject property fronts 110 Avenue. To the south and east is Kanaka Creek Regional Park; to the west and north are single-family lots. Page 80 of 288 September 24, 2024 Committee of the Whole Page 3 of 8 The property to the west is under a rezoning application, 2018-182-RZ. This application is to rezone the property located at 11040 Cameron Court from RS-3 (Single Detached Rural Residential) to RS-1d (Single Detached (Half Acre) Residential) with a Density Bonus through the Albion Community Amenity Program to achieve RS-1b (Single Detached (Medium Density Residential) sized lots. The property to the north has been rezoned from RS-3 (Single Detached Rural Residential) to RS-1d (Single Detached (Half Acre) Residential) with a Density Bonus through the Albion Community Amenity Program to achieve RS-1b (Single Detached (Medium Density) Residential) sized lots as well. The subject property has a gentle slope from north-east to south-west with a small bench at the northern portion of the property. The applicant has applied to rezone the subject property from the RS-3 (Single Detached Rural Residential) zone to the RS-1d (Single Detached (Half Acre) Residential) zone with a Density Bonus. The Albion Area Density Bonus Amenity Contribution program allows for RS-1b (Single Detached (Medium Density) Residential) sized lots to permit the subdivision of approximately five single-family lots, not less than 557m2 (5,996ft.2) in size, provided that a density bonus contribution of $3,100.00 per lot is provided. A two-lot subdivision shall occur at time of rezoning. Lot 1 dedicated as a fee simple lot to the City for Park and Lot 2 consisting of the northerly portion of the future road dedication and the area of the future 5 residential lots. The southerly portion of 110 Avenue will be dedicated as road at this time to create legal frontage for Lots 1 and 2 (Attachment G). At time of Subdivision the five RS-1d lots will be created along with the dedication to the City of the northerly portion of 110 Avenue (the cul-de-sac) as road (Attachment H). Planning Analysis: Council granted first reading to Zone Amending Bylaw No. 7778-2021 on September 14, 2021. In compliance with Provincial Bill 44 and the Local Government Act, a Public Hearing will be required for this rezoning application as it has received first reading prior to November 30, 2023, and it is subject to OCP amendment. Official Community Plan The development site is located within the Albion Area Plan and is currently designated Low Density Residential. The property to the east is designated Conservation. The Conservation designation identifies ecologically sensitive lands that require protection in order to ensure that their health, diversity and integrity are maintained. They are considered to be of high environmental or geological sensitivity. An OCP amendment is required to adjust the Conservation boundary. As a result, the east side portion of the subject site is proposed to be redesignated from Low Density Residential to Conservation to reflect ground-truthing findings. (See Attachments D, and E). The Low Density Residential designation corresponds with a single detached housing form at a low density urban standard with lots sized at 2,000m2 (0.5 acre). The application is in compliance with the OCP policies for the Density Bonus, however an OCP amendment is required for the Conservation areas, as explained above. Zoning Bylaw Page 81 of 288 September 24, 2024 Committee of the Whole Page 4 of 8 The current application proposes to rezone the subject property from RS-3 (Single Detached Rural Residential) to RS-1d (Single Detached (Half Acre) Residential) (see Attachment F), with a Density Bonus, to permit future subdivision into approximately five single-family lots (see Attachment H). The application of the Density Bonus, which is specific to the Albion Area Plan, will permit the applicant to reduce the single-family lot size from the RS-1d (Single Detached (Half Acre) Residential density of 2,000m2 (0.5 acre) to 557m2 (5,996ft.2). An Amenity Contribution of $3,100 per lot for each lot that is less than 2,000m2 (0.5 acre) is required. As per Council direction, this application will also be subject to the City-wide Community Amenity Contribution Program. Off-Street Parking and Loading Bylaw The proposed application meets the requirements of Off-Street Parking Bylaw No 4350-1990 providing two parking stalls per single detached residential unit. Proposed Variances The subject application proposes no variances at this stage. If any variances will be proposed will be the subject of a future report to council. Development Permits Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application is required for all developments and building permits within 50 metres of the top of bank of all watercourses and wetlands. The purpose of the Watercourse Protection Development Permit is to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas. Pursuant to Section 8.10 of the OCP, a Natural Features Development Permit application is required for all development and subdivision activity or building permits for:  All areas designated Conservation on Schedule “B” or all areas within 50 metres of an area designated Conservation on Schedule “B”, or on Figures 2, 3 and 4 in the Silver Valley Area Plan;  All lands with an average natural slope of greater than 15 percent; and  All floodplain areas and forest lands identified on Schedule “C” to ensure the preservation, protection, restoration and enhancement of the natural environment and for development that is protected from hazardous conditions. Development Information Meeting A Development Information Meeting hosted by the applicant was held at Albion Community Center on March 13, 2024. According to the Public Information Meeting Sign-In Sheet that the applicant sent to staff on March 18, 2024 only one person attended the meeting with no comments or concerns. The notification requirements for the Development Information Meeting included a mail-out, newspaper advertisements, and notice on the development signs that provided the contact information for the developer and information on the development which were followed by the applicant (see Attachment I). Advisory Design Panel This application is not required to go to the Advisory Design Panel. Page 82 of 288 September 24, 2024 Committee of the Whole Page 5 of 8 Parkland Requirement As there are more than three additional lots proposed to be created, the developer will be required to comply with the park dedication requirements of Section 510 of the Local Government Act prior to subdivision approval. For this project, there is sufficient land that is proposed to be dedicated to the City, approximately 0.1 Hectare, as a fee simple lot on the subject property and this land will be required to be dedicated as a condition of Final Reading. Conditions Precedent to Adoption: Staff have advised the applicant that adoption of the zoning amendment bylaw will not be recommended unless the following conditions, and any others that council identifies, are met: a) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement b) Amendment to Official Community Plan Schedule "A", Chapter 10.2 Albion Area Plan, Schedule 1: Albion Area Plan, and Official Community Plan Schedule “C” c) An internal road dedication as required d) Park dedication as to be provided as a fee simple lot to be transferred to the City under a Subdivision plan e) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the suitability of the subject property for the proposed development f) Registration of a Restrictive Covenant for the protection of the Environmentally Sensitive areas on the subject property g) Registration of a Restrictive Covenant for Tree Protection h) Registration of a Restrictive Covenant for Stormwater Management i) Registration of a Restrictive Covenant for Flood Plain j) Removal of existing buildings; k) If the Director of Waste Management from the Ministry of Environment determines that a site investigation is required based on the submitted Site Disclosure Statement, a rezoning, development, or development variance permit cannot be approved until a release is obtained for the subject property; l) In addition to the Ministry of Environment Site Disclosure Statement, a disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks on the subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site. m) That a voluntary contribution, in the amount of $46,000.00 ($9,200.00/lot,), or such rate applicable at third reading of this application, be provided in keeping with the Council Policy 6.31 with regard to Community Amenity Contributions. Interdepartmental Implications: Engineering Department Page 83 of 288 September 24, 2024 Committee of the Whole Page 6 of 8 The Engineering Department has indicated that the following servicing upgrades will be required through the Rezoning Servicing Agreement:  Road dedication as required to meet the design criteria of the Subdivision and Development Bylaw No. 4800-1993;  Utility servicing as required to meet the design criteria of the Subdivision and Development Bylaw No. 4800-1993; and  Frontage upgrades to the applicable road standard. External Stakeholders/Referrals: School District No. 42 Pursuant to Section 476 of the Local Government Act, consultation with School District No. 42 is required at the time of preparing or amending the OCP. A referral was sent to School District No. 42 on April 23, 2024 and comments have been attached (see Attachment J). A summary of comments is below:  The proposed application would affect the student population for the catchment areas currently served by Blue Mountain Elementary and Garibaldi Secondary School.  Blue Mountain Elementary School has an operating capacity of 314 students. For the 2023-24 school year the student enrolment at Blue Mountain Elementary School is 335 students (107% utilization) including 60 students from out of catchment.  Garibaldi Secondary School has an operating capacity of 1050 students. For the 2023-24 school year the student enrolment at Garibaldi Secondary is 1006 students (96% utilization) including 267 students from out of catchment.  Based on the density estimates for the various land uses at build out the following would apply:  For the construction of 5.0 lots, the estimated number of school age residents 2. CONCLUSION: It is recommended that first and second reading be given to Official Community Plan Amending Bylaw No.7997-2024, that second reading be given to Zone Amending Bylaw No. 7778-2021, and that application 2021-315-RZ be forwarded to Public Hearing to permit a future subdivision of approximately five single-family lots of not less than 557m2 (5,996ft.2) in size and Park- Conservation lands which will be dedicated to the City. Prepared by: Maryam Lotfi, Planner 2 Attachments: (A) – Subject Map (B) – Ortho Map (C) – Environmental Concept Map (D) – Official Community Plan Map (E) – Official Community Plan Amending Bylaw No. 7997-2024 (F) – Zone Amending Bylaw No. 7778-2021 (G) – Rezoning Application – Proposed 2 Lot Interim Subdivision (H) – Subdivision Application – Proposed 5 New Lots - Subdivision (I)– Development Information Meeting Summary Package Page 84 of 288 September 24, 2024 Committee of the Whole Page 7 of 8 (J)– School District 42. Comments Page 85 of 288 September 24, 2024 Committee of the Whole Page 8 of 8 Report Approval Details Document Title: 2021-315-RZ - Second Reading Report.docx Attachments: - Appendix A 2021-315 Subject Map.pdf - Appendix B 2021-315 Ortho Map.pdf - Appendix C Environmental Context Map.pdf - Appendix D - Official Community Plan Map.pdf - Appendix E - OCP Amending Bylaw 7997-2024.pdf - Appendix F -Zone Amending Bylaw No 7778-2021.pdf - Appendix G - Rezoning Application – Proposed 2 Lot Interim Subdivision.pdf - Appendix H - Subdivision Application – Proposed 5 New Lots - Subdivision.pdf - Appendix I - Development Information Meeting Summary Package.pdf - Appendix J - School District.pdf Final Approval Date: Sep 13, 2024 This report and all of its attachments were approved and signed as outlined below: Marlene Best, Interim Director of Planning Scott Hartman, Chief Administrative Officer Page 86 of 288 DATE: Jun 8, 2021FILE: 2021-315-RZ/SD 24495 110 AVENUEPID: 005-359-465 PLANNING DEPARTMENT SUBJECT PROPERTY ´ Scale: 1:2,500 BY: PC Legend Stream Ditch Centreline Edge of River Edge of Marsh Indefinite Creek River Centreline (Topographic) Lake or Reservoir Marsh River Page 87 of 288 DATE: Jun 8, 2021FILE: 2021-315-RZ/SD 24495 110 AVENUEPID: 005-359-465 City of PittMeadows District ofLangley District of Mission FRASER R. ^ PLANNING DEPARTMENT SUBJECT PROPERTY Aerial Imagery from the Spring of 2020´ Scale: 1:2,500 BY: PCPage 88 of 288 DATE: Oct 25, 2018FILE: Rods Subject Map1.mxd 24495 110- Ave.Site Context Map1 PLANNING DEPARTMENT 7 9 11 13 17 19 21 23 27 29 31 33 3737 7 11 9 7 9 77 7 9 7 9 9 9 7 9 9 9 7 9 8 6 12 14 16 18 22 24 26 28 32 34 36 6 6 12 12 8 8 12 8 8 1 2 8 8 12 15 25 35 10 20 30 10 10 10 Aerial Imagery from the Spring of 2016 The City of Maple Ridge makes no guaranteeregarding the accuracy or present status ofthe information shown on this map. ´ Scale: 1:1,500 BY: RS Legend Stream Indefinite Creek Marsh Encumbrance Edge Slope (2014 LiDAR)<VALUE> 0 - 14 15 - 25 26 - 30 30+ 30 metre setback (red) from top of bank for tribituray assumed for this site which needs to be confirmed by QEP on eastern side. 15 metre setback in greenif no access for fish then classification = food and nutrient status Potential retention of steep slopes 9 over 25% Kanaka Creek and MV Parklands with 30 metres + setbackarea due to high sensitivity Page 89 of 288 DATE: Jun 8, 2021FILE: 2021-315-RZ/SD 24495 110 AVENUEPID: 005-359-465 PLANNING DEPARTMENT PARK LRES SUBJECT PROPERTY ´ Scale: 1:2,500 BY: PC Legend LOW DENSITY RESIDENTIAL LOW/MEDIUM DENSITY RESIDENTIAL CONSERVATION PARK Page 90 of 288 CITY OF MAPLE RIDGE BYLAW NO. 7997-2024 A Bylaw to amend the Maple Ridge Official Community Plan Bylaw No. 7060-2014 _______________________________________________________________________________ WHEREAS, Section 477 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS, it is deemed expedient to amend Schedules "A" & "C" to the Official Community Plan; NOW THEREFORE, the Council of the City of Maple Ridge, enacts as follows: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 7997-2024. 2. Schedule "A", Chapter 10.2 Albion Area Plan, Schedule 1: Albion Area Plan is hereby amended for that parcel or tract of land and premises known and described as: Lot: 26, Section: 10, Township: 12, Plan: NWP55335 and outlined in heavy black line on Map No. 7997-1, a copy of which is attached hereto and forms part of this Bylaw, is hereby designated/amended as shown. 3. Schedule “C” is hereby amended for that parcel or tract of land and premises known and described as: Lot: 26, Section: 10, Township: 12, Plan: NWP55335 and outlined in heavy black line on Map No. 7997-2, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding Conservation. Page 91 of 288 4. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly. READ a first time the day of 2024 READ a second time the day of 2024 PUBLIC HEARING held the day of 2024 READ a third time the day of 2024 ADOPTED the day of 2024 ___________________________________ _____________________________ PRESIDING MEMBER CORPORATE OFFICER Page 92 of 288 110 AVE. CA M E R O N C R T . 24 6 S T . 24 4 S T . JENEWEIN DR. 24 4 6 1 11040 24 4 5 4 24 3 8 3 244 6 9 24 4 4 5 11039 24 4 0 5 11042 11023 244 7 6 24 3 7 2 1 1 0 4 3 244 7 2 24 4 2 7 24 4 9 5 24 4 6 8 24 3 8 6 24 4 6 0 24 4 2 6 11031 24 4 5 2 24 4 4 0 24 4 0 6 24 4 1 2 11007 24 4 4 2 24 3 6 9 24 4 1 7 11065 11047 24 4 5 3 11011 24 4 8 1 24 4 1 1 24 4 0 8 11055 24477 11050 1104 6 11039 41 1 9 17 15 C 4 PARK 23 PARK 14 20 5 24 7 4 1 19 21 4 13 12 8 6 Rem 34 5 18 Rem 26 2 33 62 10 1 Rem 3 3 22 4 16 5 11 6 42 Rem 4 7 3 1 27 Rem 4 2 P 13199 EP P 1 1 8 9 7 5 EPP 122504 P 68852 P 80959 EPP 125799 EPP 118975 P 7408 P 66748 P 55335 P 59802 P 66748 EPP 12579 9 P 13199 EPP 94570 P 62092 P 62092 EPP 125799 P 13199 EPP 114512 P 7759 EPP 123327 EP P 1 2 2 7 6 2 EPP 100163 EPP 123326 EP P 1 2 2 6 3 0 EPP 123329 EP P 1 2 7 1 7 1 EP P 1 2 2 5 0 4 EP P 1 2 2 3 8 1 RW 66747 EPP 114512EPP 129614 ´ SCALE 1:2,500 MAPLE RIDGE OFFICIAL COMMUNITY AMENDING Purpose: From: To: 7997-2024 7997-1 Bylaw No. Map No. To Amend Albion Area Plan Schedule 1 Low Density Residential Conservation Page 93 of 288 110 AVE. CA M E R O N C R T . 24 6 S T . 24 4 S T . JENEWEIN DR. 24 4 6 1 11040 24 4 5 4 24 3 8 3 244 6 9 24 4 4 5 11039 24 4 0 5 11042 11023 244 7 6 24 3 7 2 1 1 0 4 3 244 7 2 24 4 2 7 24 4 9 5 24 4 6 8 24 3 8 6 24 4 6 0 24 4 2 6 11031 24 4 5 2 24 4 4 0 24 4 0 6 24 4 1 2 11007 24 4 4 2 24 3 6 9 24 4 1 7 11065 11047 24 4 5 3 11011 24 4 8 1 24 4 1 1 24 4 0 8 11055 24477 11050 1104 6 11039 41 1 9 17 15 C 4 PARK 23 PARK 14 20 5 24 7 4 1 19 21 4 13 12 8 6 Rem 34 5 18 Rem 26 2 33 62 10 1 Rem 3 3 22 4 16 5 11 6 42 Rem 4 7 3 1 27 Rem 4 2 P 13199 EP P 1 1 8 9 7 5 EPP 122504 P 68852 P 80959 EPP 125799 EPP 118975 P 7408 P 66748 P 55335 P 59802 P 66748 EPP 12579 9 P 13199 EPP 94570 P 62092 P 62092 EPP 125799 P 13199 EPP 114512 P 7759 EPP 123327 EP P 1 2 2 7 6 2 EPP 100163 EPP 123326 EP P 1 2 2 6 3 0 EPP 123329 EP P 1 2 7 1 7 1 EP P 1 2 2 5 0 4 EP P 1 2 2 3 8 1 RW 66747 EPP 114512EPP 129614 ´ SCALE 1:2,500 MAPLE RIDGE OFFICIAL COMMUNITY AMENDING Purpose: 7997-2024 7997-2 Bylaw No. Map No. To Amend Schedule C Add To Conservation Page 94 of 288 CITY OF MAPLE RIDGE BYLAW NO. 7778 2021 A Bylaw to amend Schedule "A" Zoning Bylaw Map forming part of Zoning Bylaw No. 7600 2019 as amended ______________________________________________________________________________ WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 7600 2019 as amended; NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7778 2021." 2. That parcel or tract of land and premises known and described as: Lot 26, Section 10, Township 12, New Westminster District Plan 55335 and outlined in heavy black line on Map No. 1900 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS 1d (Single Detached (Half Acre) Residential). 3. Maple Ridge Zoning Bylaw No. 7600 2019 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 14th day of September, 2021 READ a second time the day of , 20 PUBLIC HEARING held the day of , 20 READ a third time the day of , 20 ADOPTED, the day of , 20 _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER Page 95 of 288 246 ST. CAMERON CRT. 110 AVE. 2448124408 24440 24426 11060 24495 24454 24387 11040 24372 11045 24386 11011 24369 27 Rem 1 Rem 4 Rem 34 4 42 6 33 2 7 Rem 3 26 41 1 4 4 32 3 5 1 P 68852 EPP 94570 P 7408 P 55335 P 62092 P 80959 P 13199 P 13199 P 61001 P 13199 P 62092 P 66748 P 59802 P 7759 P 66748 RW 66747 BCP 49216 EPP 100163 ´ SCALE 1:2,500 MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From: To: RS-3 (Single Detached Rural Residential) RS-1d (Single Detached (Half Acre) Residential) 7778-20211900 Page 96 of 288 D.K. B O W I N S & A S S O C I A T E S INC. DARCY PALOMBI P.ENG 25123 10 AVE , ALDERGROVE , B.C. V4W 2S7 CEL: 778-888-3090 , EMAIL: darcypalombi@outlook.com PERMIT TO PRACTICE 1001710 G: \ S h a r e d d r i v e s \ 3 - P R O J E C T F I L E S \ 1 1 0 t h A v e n u e 2 4 3 8 7 ( 1 1 0 L a n d A s s e m b l y ) \ E N G I N E E R I N G D R A W I N G S \ 2 4 4 9 5 1 1 0 A V E L O T 2 6 W A Y N E J A C K S O N \ E N G I N E E R I N G D R A W I N G S \ S E P T E M B E R 2 0 2 4 \ S E P T 4 2 0 2 4 \ S E P T 4 2 0 2 4 2 4 4 9 5 1 1 0 A V E L O T 2 6 W A Y N E J A C K S O N . d w g , S U B D I V I S I O N P L A N , 2 0 2 4 - 0 9 - 0 4 9 : 5 1 : 4 6 A M 1 2 ROAD Page 97 of 288 D.K. B O W I N S & A S S O C I A T E S INC. DARCY PALOMBI P.ENG 25123 10 AVE , ALDERGROVE , B.C. V4W 2S7 CEL: 778-888-3090 , EMAIL: darcypalombi@outlook.com PERMIT TO PRACTICE 1001710 G: \ S h a r e d d r i v e s \ 3 - P R O J E C T F I L E S \ 1 1 0 t h A v e n u e 2 4 3 8 7 ( 1 1 0 L a n d A s s e m b l y ) \ E N G I N E E R I N G D R A W I N G S \ 2 4 4 9 5 1 1 0 A V E L O T 2 6 W A Y N E J A C K S O N \ E N G I N E E R I N G D R A W I N G S \ S E P T E M B E R 2 0 2 4 \ S E P T 4 2 0 2 4 \ S E P T 4 2 0 2 4 2 4 4 9 5 1 1 0 A V E L O T 2 6 W A Y N E J A C K S O N . d w g , S U B D I V I S I O N P L A N , 2 0 2 4 - 0 9 - 0 4 9 : 5 1 : 4 6 A M 1 ROAD ROAD 2 3 4 5 6 Page 98 of 288 Development Information Meeting Surnmary Report Property Address: 24495l-LOth Ave. Maple Ridge Ðate: March 13,2024 !-ocation: Albion Community Centre, Multi Purpose Room #2 Time:5-7PM Mail Notification: Notice of meeting was mailed to addresses provided by the City DP Decal: Decal was put on the development sign Mach 2,2A24. Newspaper Ads: Advertisement was in the Maple Ridge News March L and 8,2t24 Fresentation Material: Su bdivision plan with su rroundi ng neighbounhood Attendees: 2 Comments:0 Page 99 of 288 Notice Of Development Information Meeting You are invited to attend a Development Information Meeting where representatives from 1317623 BC Ltd.will present details on Rezoning Application 2021-315-RZ DATE: Wednesday March 13,2024 TIME: 5:00pm to 7:00pm LOCATION: Albion Community Centre Multipurpose Room 24165 104 Ave.,Maple Ridge The purpose of the application is to develop 24495 110th Ave Maple Ridge into a 5-lot Single Family Subdivision.The intent of the meeting is to seek input from the area residents on the proposed amendments and address any questions which may arise. Please joinus.Your thoughts are important to us.If you are unable to attend the meeting and would like information regarding this proposal,please contact Wayne Jackson at 604-374-8921 or the City of Maple Ridge Planning Department,at 604-467-7341. Page 100 of 288 3/21/24, 9:46 AM E-Editions - Maple Ridge-Pitt Meadows News https://www.mapleridgenews.com/e-editions?iid=i2024030102563039578&&headline=TWFwbGUgUmlkZ2UgTmV3cywgTWFyY2ggMSwgMjAyNA==…1/2 Maple Ridge News, March 1, 2024 Flipbook created with Publish for free 18-19 / 24 More e-Editions Page 101 of 288 3/21/24, 9:46 AM E-Editions - Maple Ridge-Pitt Meadows News https://www.mapleridgenews.com/e-editions?iid=i2024030102563039578&&headline=TWFwbGUgUmlkZ2UgTmV3cywgTWFyY2ggMSwgMjAyNA==…2/2 Page 102 of 288 3/22/24, 10:02 AM E-Editions - Maple Ridge-Pitt Meadows News https://www.mapleridgenews.com/e-editions/?iid=i2024030802561840042&&headline=TWFwbGUgUmlkZ2UgTmV3cywgTWFyY2ggOCwgMjAyNA==…1/2 Maple Ridge News, March 8, 2024 Flipbook created with Publish for free 22-23 / 36 More e-Editions Page 103 of 288 3/22/24, 10:02 AM E-Editions - Maple Ridge-Pitt Meadows News https://www.mapleridgenews.com/e-editions/?iid=i2024030802561840042&&headline=TWFwbGUgUmlkZ2UgTmV3cywgTWFyY2ggOCwgMjAyNA==…2/2 Page 104 of 288 Page 105 of 288 School District No. 42 I Maple Ridge - Pitt Meadows 22225 Brown Avenue Maple Ridge, BC V2X 8N6 Phone: 604.463.4200 I Fax: 604.463.4181 April 30, 2024 City of Maple Ridge 11995 Haney Place Maple Ridge, BC V2X 6A9 Attention: Maryam Lotfi Re: File: 2021-315-RZ Legal: Lot: 26, Section: 10, Township: 12, Plan: NWP55335\\ Location: 24495 110 AVE\\ From: RS-3 (Single Detached Rural Residential) To: RS-1d (Single Detached (Half Acre) Residential) The proposed application would affect the student population for the catchment areas currently served by Blue Mountain Elementary and Garibaldi Secondary School. Blue Mountain Elementary School has an operating capacity of 314 students. For the 2023-24 school year the student enrolment at Blue Mountain Elementary School is 335 students (107% utilization) including 60 students from out of catchment. Garibaldi Secondary School has an operating capacity of 1050 students. For the 2023- 24 school year the student enrolment at Garibaldi Secondary is 1006 students (96% utilization) including 267 students from out of catchment. Based on the density estimates for the various land uses at build out the following would apply: • For the construction of 5.0 lots, the estimated number of school age residents 2. Sincerely, Richard Rennie Secretary Treasurer The Board of Education of School District No. 42 (Maple Ridge – Pitt Meadows) cc: Louie Girotto, Director, Facilities Sam Elliot, Manager, Facilities Planning Jovo Bikic, Assistant Superintendent Rebecca Lyle, Executive Coordinator Richard Rennie Digitally signed by Richard Rennie Date: 2024.04.30 18:40:19 -07'00' Page 106 of 288 September 24, 2024 [Committee of the Whole] Page 1 of 1 Application 2022-439-RZ for 11235 243B Street Zone Amending Bylaw No. 7919-2023 Recommendations: THAT Zone Amending Bylaw No. 7919-2023 be given second reading as amended, and be forwarded to Public Hearing; and THAT staff be directed to work with the applicant to address the outstanding terms and conditions as set out in the September 24, 2024 report, and any other as identified by council, prior to recommending bylaw adoption. Report Purpose and Summary Statement: Application 2022-439-RZ proposes to rezone 11235 243B Street from the RS-2 (Single Detached Suburban Residential) zone to the RS-1b (Single Detached (Medium Density) Residential) zone utilizing the Albion Density Bonus to allow a future subdivision of three residential lots and Park-Conservation lands which will be dedicated to the City. Previous Council Action: First Reading granted April 25, 2023 Proposed Variance: To reduce the Lot Width for Proposed Lot 3 & 4 from 12.0m to 11.2m. Strategic Alignment: Liveable Community and Climate Leadership & Environmental Stewardship Applicable Legislation/ Bylaw/Policy: TOA: No Housing Targets: Yes Area Plan - Albion Area Page 107 of 288 September 24, 2024 [Committee of the Whole] Page 1 of 7 To: Mayor and Council File number: [2022-439-RZ] Application 2022-439-RZ for 11235 243B Street Zone Amending Bylaw No. 7919-2023 BACKGROUND: Applicant: Don Schmidt Legal Description: Lot 1 Section 15 Township 12 New Westminster District Plan 77744 OCP: Existing: Low/Medium Density Residential Proposed: Low/Medium Density Residential Within Urban Area Boundary: Yes Area Plan: Albion Area Plan OCP Major Corridor: Yes – 112 Avenue Zoning: Existing: RS-2 (Single Detached Suburban Residential) Proposed: RS-1b (Single Detached (Medium Density) Residential) utilizing the Albion Density Bonus to R-1 sized lots Surrounding Uses: North: Use: Single Detached Residential Zone: RS-1b (Single Detached (Medium Density) Residential) utilizing the Albion Density Bonus to R-1 sized lots Designation: Low/Medium Density Residential South: Use: City-Owned Dedicated Parkland Zone: RS-3 (Single Detached Rural Residential) Designation: Conservation East: Use: Single Detached Residential Zone: RS-1b with Albion Density Bonus to R-1 size Designation: Low/Medium Density Residential West: Use: Single Detached Residential/ City-Owned Dedicated Parkland Zone: RS-1b (Single Detached (Medium Density) Residential) utilizing the Albion Density Bonus to R-1 sized lots/ RS-2 (Single Detached Suburban Residential) Designation: Low/Medium Density Residential/ Conservation Existing Use of Property: Single Detached Residential Proposed Use of Property: Single Detached Residential Site Area: 0.426 ha (1.05 acres) Access: 243B Street Servicing Requirement: Urban Standard Flood Plain: No Page 108 of 288 September 24, 2024 [Committee of the Whole] Page 2 of 7 Fraser Sewer Area: Yes ANALYSIS: Discussion: This application received first reading by Council on April 25, 2023 and therefore is exempt from Section 464(3) of the Local Government Act which prohibits Public Hearings for residential rezoning applications which are consistent with the City’s Official Community Plan (OCP). Should Council grant second reading to this application, a Public Hearing is required. Zone Amending Bylaw No. 7919-2023 is being presented for second reading as amended due to an amendment to the referenced map identifying the land being rezoned. The map has been updated to only rezone the portion of the parcel that is for a residential use, the portion to be dedicated Park- Conservation has been removed. Project Description: The property located at 11235 243B Street is an approximately 0.426 ha (1.05 ac) parcel within the Albion Area which is relatively flat on the northern portion of the lot and contains a steep ravine containing a creek on the southern portion (see Appendix A for Map). The property is partially surrounded by single- detached residential homes and is adjacent to City-owned Park-Conservation land to the west. There is also City-owned Park-Conservation land to the south across 112 Avenue, where the creek continues to flow south. This application proposes rezoning the subject property to the RS-1b zone (see Appendix B for Bylaw) and utilizing the Albion Density Bonus to permit a three lot subdivision, comprising the residential R-1 zone sized lots (minimum 371 m2 in lot area) and Park-Conservation land that includes the ravine and watercourse portion of the site transferred to the City as a fee simple lot (see Appendix C for Preliminary Subdivision Sketch Plan). The existing home will remain on the property on proposed Lot 2. The adjacent subdivisions have been developed under the same zoning with similar lot sizes. The provided subdivision layout is strictly preliminary and could change after servicing details and analysis reports are reviewed. Planning Analysis: Official Community Plan The development site is located within the Albion Area Plan and is currently designated Low/Medium Density Residential (see Appendix D for OCP map). The Low/Medium Density Residential designation permits the proposed development under the RS-1b zone utilizing the Albion Area Density bonus to R-1 sized lots. Proposed Lot 2, which contains the original residential dwelling, does not require payment of the Albion Density Bonus for R-1 zone sizing; therefore, the Albion Density Bonus payment has been calculated based on the two new lots. To meet the requirements of the Watercourse Protection Development Permit this application requires lands to be dedicated to the City for Park-Conservation purposes. These lands are currently designated as Low/Medium Density Residential in the City’s Official Community Plan (OCP). As per Section 401.2 of the Zoning Bylaw, a Park use, defined as a use providing land set Page 109 of 288 September 24, 2024 [Committee of the Whole] Page 3 of 7 aside for public use, is permitted under in all Zones, including the existing RS-2 zoning to remain on the Park-Conservation lot; therefore, an amendment to the Zoning Bylaw and OCP is not required for this area. Given this, an OCP Amendment Application is not required to redesignate the Low/Medium Density area to Conservation. This new process only applies when there is net gain to the City in terms of land being designated to the City, protection of riparian areas, or addition to parklands which are of benefit to the community. This application includes a positive gain to the City through Park-Conservation dedication (Lot 1) of 2,661.2m2 (62% of the total lot area) as shown on Appendix F – OCP Map with the Subdivision Overlay. Zoning Bylaw The proposed subdivision plan includes three residential R-1 zoned sized lots which all exceed the minimum required lot area of 371m2 and provide a building envelope having dimensions of 8 metres x 12 metres. These proposed R-1 zoned lots are required to be a minimum of 12.0m in width and 24.0m in depth. Proposed Lot 3 & 4 will require a Development Variance Permit for a reduced lot width from 12.0m to 11.2m. Proposed Variances A Development Variance Permit application has been received for this project and involves the following relaxations: Maple Ridge Zoning Bylaw No. 7600-2019 (Part 6, Section 601.4.b – Minimum Lot Width): To reduce the required minimum Lot Width of R-1 sized lots from 12.0m to 11.2m for Proposed Lot 3 and 4. The proposed variances are supported as the lots will be able to provide the required building envelope and interior lot line setbacks to meet the requirements of the Zoning Bylaw. The requested variances will be the subject of a future Council report. Development Permits Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit is required for this application as a watercourse and a tributary to the watercourse flows within and/or adjacent to the property. The purpose of the Watercourse Protection Development Permit is to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas. Parkland Requirement As there are only two additional residential lots proposed to be created, the application is not required to comply with the parkland requirements of Section 510 of the Local Government Act. Advisory Design Panel This application is not required to go to the Advisory Design Panel as it is a Rezoning and Subdivision application. Development Information Meeting A Development Information Meeting is not required for this application as it proposes fewer than five residential lots. Conditions Precedent to Adoption: Staff have advised the applicant that adoption of the zoning amendment bylaw will not be recommended unless the following conditions, and any others that council identifies, are met: Page 110 of 288 September 24, 2024 [Committee of the Whole] Page 4 of 7 a) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; b) Park-Conservation dedication as a fee simple lot transferred to the City as required and removal of all debris and garbage from park land; c) In addition to the Ministry of Environment Site Disclosure Statement, a disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks on the subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site; d) That a voluntary contribution, in the amount of $18,400 ($9,200 per new lot created), or such rate applicable at third reading of this application, be provided in keeping with the Council Policy 6.31 with regard to Community Amenity Contributions; and e) That a Density Bonus payment, in the amount of $6,200 ($3,100 per lot requiring Albion Density Bonus for R-1 sizing), be provided. Page 111 of 288 September 24, 2024 [Committee of the Whole] Page 5 of 7 Inter-Departmental Implications: Engineering Department The Engineering Department has indicated that the following servicing upgrades will be required through the Rezoning Servicing Agreement: • Road dedication as required to meet the design criteria of the Subdivision and Development Bylaw No. 4800-1993. • Utility servicing as required to meet the design criteria of the Subdivision and Development Bylaw No. 4800-1993. • Frontage upgrades to the applicable road standard. o A retaining wall along the ravine on 112 Avenue will be required to facilitate the road widening. o A horse trail must be incorporated into the design of 112 Avenue. Environment Section A Watercourse Protection Development Permit (WPDP) is required for this application due to the watercourses and steep slopes on the property. An Environmental Assessment Report by Envirowest Consultants Inc. dated February 16, 2023 and a Habitat Balance Summary and Enhancement Plan by Envirowest Consultants Inc. dated July 5, 2024 have been provided by the applicant to address the requirements of the WPDP. The development proposal includes the retention of the existing home which is located within the City’s Streamside Protection Regulation (SPR) 15m setback from the top of bank of the watercourse. A habitat balance to offset the loss in habitat due to the footprint of the existing home is proposed to include additional riparian habitat northeast and northwest of the ravine and restoration work within the off-site Park-Conservation area, west of the property. Following the removal of non-native invasive plant species within the adjacent off-site Park-Conservation area, both the off-site Park-Conservation area and the residential lawn area located within the Streamside Protection and Enhancement Area (SPEA) setback will be restored with native trees, shrubs, and coarse woody debris. The onsite SPEA area on the southern portion of the property will be improved through enhancement work including the removal of invasive species and the installation of native trees and shrubs. A post and rail fence will be installed along the outer margins of the SPEA setback. The retention and enhancement of environmental attributes on this property and on adjacent City owned Park-Conservation lands will improve wildlife use of the ravine and surrounding top of bank area by facilitating covered movement corridors and habitat, increasing habitat complexity with introduction of woody debris, selecting fruiting vegetation to provide food and nutrients, and nesting locations for local bird species. An Arboricultural Inventory and Report and Tree Management Plan by Diamond Head Consulting dated April 5, 2024 has been submitted by the applicant. The Tree Management Plan included 24 trees greater than 20cm stem diameter (DBH) and/or City trees, and identified six trees for removal due to the location being in conflict with the proposed retaining wall. The developer is required to obtain a tree permit prior to the removal of any tree and provide replacement tree(s) for each tree removed as per the City’s Tree Management Bylaw. Parks Department The trail connection along 112 Avenue is to connect to both sides (east/west). The trail design will be reviewed by staff to address issues with gravel migration to sidewalk, comments from local cycling groups and to improve overall pedestrian connectivity in the area. Page 112 of 288 September 24, 2024 [Committee of the Whole] Page 6 of 7 External Stakeholders/Referrals: School District No. 42 A referral response from School District No. 42 dated September 10, 2024 stated the subject application would affect the student population at Blue Mountain Elementary and Garibaldi Secondary School which are at 100% utilization and 96% utilization respectively (see Appendix F). CONCLUSION: It is recommended that second reading be given to Zone Amending Bylaw No. 7913-2023 as amended and that application 2022-439-RZ be forwarded to the next Public Hearing. Prepared by: Erin Mark, Planning Technician Attachments: (A) Subject Property Map (B) Zone Amending Bylaw No. 7919-2023 (C) Preliminary Subdivision Sketch Plan (D) Official Community Plan Map (E) School District No. 42 Referral Response (F) OCP Map with Subdivision Overlay Page 113 of 288 September 24, 2024 [Committee of the Whole] Page 7 of 7 Report Approval Details Document Title: 2022-439-RZ, 11235 243B Street, RS-2 to RS-1b.docx Attachments: - App A - Subject Map (2022-439-RZ).pdf - App B.1 - Zoning Bylaw (2022-239-RZ).pdf - App B.2 - Zoning Bylaw Map (2022-439-RZ).pdf - App C - Preliminary Subdivision Sketch Plan (2022-439-RZ).pdf - App D - OCP Map (2022-439-RZ).pdf - App E - School District 42 Referral Response (2022-439-RZ).pdf - App F - OCP Map with Subdivision Overlay (2022-439-RZ).pdf Final Approval Date: Sep 19, 2024 This report and all of its attachments were approved and signed as outlined below: Marlene Best, Acting Manager of Development and Environmental Services James Stiver, Director of Building, Development and Planning Scott Hartman, Chief Administrative Officer Page 114 of 288 DATE: Aug 23, 2024FILE: 2022-439-RZ ACTIVE DEVELOPMENTS IN AREA11235 243B STREET PLANNING DEPARTMENT 24212 24390 24382 24250 11190 24398 24416 2440211196 24412 24442 11273 24309 24429 11325 24301 24360 11263 24411 24445 24363 24405 11268 11262 11258 24403 11289 11276 24457 24442 24361 24420 24372 24443 24395 11257 2 4 3 5 3 11269 24410 24295 24403 24404 24465 24415 24348 24405 11274 11208 24409 24317 11233 11221 11258 24449 24349 24414 24426 11220 24358 11353 24401 24350 11315 11228 24341 24441 24285 24402 24438 11265 11305 24358 11238 11235 24406 11335 11242 24375 11275 24406 2426511202 24375 11252 11207 24446 24450 11243 24419 11170 24400 24408 24296 11164 11176 1 1 1 5 8 24374 24408 11246 24325 24427 24421 24326 24407 11264 24462 11260 1122511223 24362 24407 11267 11335 24281 24413 24373 24374 24411 24279 11261 11230 24331 11235 24404 24416 11232 24437 11242 24359 24413 11256 24291 24409 1125011251 11285 24453 24359 11297 24336 11222 24365 11241 11233 11347 24402 11252 24463 24423 24346 1122211211 24439 11231 11240 24412 24428 24255 11265 24466 24410 24438 24201 24207 24415 24412 24271 11223 24408 24354 24414 24430 11212 24416 24385 24351 24458 24365 24422 11201 11266 11295 24355 11299 SUBJECT PROPERTY Tsuyuki 2017-262-SD 2021-501-RZ2021-501-SD 2024-025-SD 2022-379-SD2022-434-RZ2022-434-SD 112 AVE 244 ST 243 ST 112B AVE 243B ST 113 AVE 243A ST 112A AVE LANESOF112 AVE L A NE N OF 112 AVE 242A ST 113 AVE 242A ST LANE N OF 112 AVE Aerial Imagery from the Spring of 2023´ Scale: 1:2,500 BY: AL Legend Stream Active Applications (RZ/SD/DP/VP) Municipal Park Provincial Park Regional Park Lake or Reservoir River Page 115 of 288 CITY OF MAPLE RIDGE BYLAW NO. 7919-2023 A Bylaw to amend Schedule ‘A’ Zoning Map forming part of Zoning Bylaw No. 7600-2019 as amended ______________________________________________________________________________ WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 7600-2019 as amended; NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7919-2023." 2. That parcel or tract of land and premises known and described as: Lot 1 Section 15 Township 12 New Westminster District Plan 77744 and outlined in heavy black line on Map No. 2005, a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS-1b (Single Detached (Medium Density) Residential). 3. Maple Ridge Zoning Bylaw No. 7600-2019 as amended and Map ‘A’ attached thereto are hereby amended accordingly. READ a first time the 25th day of April, 2023 READ a second time as amended the day of , 20 PUBLIC HEARING held the day of , 20 READ a third time the day of , 20 ADOPTED the day of , 20 _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER Page 116 of 288 112 AVE. 112A AVE. 24 3 S T . 24 2 A S T . 113 AVE. 24 3 S T . 24 4 S T . 113 AVE. 24 3 B S T . 24 3 B S T . 112B AVE. 24 3 A S T . 113 AVE. 24 3 A S T . 24 4 S T . 112 AVE. 24 3 B S T . 112B AVE. 24 3 9 8 11 1 7 0 24 2 1 2 11295 24 2 9 6 24 4 2 9 11260 24 4 1 1 11190 24 3 6 0 24 4 1 5 24 4 4 5 24 2 9 1 24 2 5 5 24 3 1 7 243 4 8 24 4 3 9 11242 11265 24 4 2 7 11220 11250 24 3 7 2 11242 24 4 5 7 24 3 9 0 24 3 5 8 24 4 1 4 11235 24 4 0 5 24 4 4 6 11274 24 4 0 3 11222 24 4 0 6 24 2 7 1 11258 11233 24 3 0 9 24 2 0 7 24 4 4 2 11212 11285 11243 11 1 6 4 11201 11233 24 2 6 5 11246 24 4 6 6 24 4 1 5 24 4 4 9 24 3 7 3 11297 24 4 0 7 11230 11211 11238 24 4 5 0 24 2 8 5 11266 11289 11258 24 4 2 2 11261 24 3 3 1 24 4 1 2 24 3 5 9 24 3 5 5 24 3 8 5 24 4 0 6 24 4 2 3 24 4 1 2 11207 24 4 6 3 24 4 5 3 11275 24 4 0 2 24 3 7 4 11252 24 3 7 5 11256 11265 24 4 1 9 24 3 9 5 243 5 1 24 4 0 7 11208 24 4 6 5 24 3 4 1 11241 24 3 4 6 24 3 6 3 24 4 4 3 24 2 0 1 24 3 8 2 11232 11240 24 3 5 0 11225 24 4 1 6 11305 24 3 3 6 24 3 7 4 11299 11269 24 4 5 8 11264 11251 24 4 3 0 24 3 6 5 11231 24 3 6 1 24 3 6 2 24 4 1 0 24 4 1 3 11315 24 3 7 5 24 4 0 9 11196 11222 2 4 3 5 3 24 3 6 5 11223 11202 11235 11263 24 4 0 5 24 4 1 0 24 3 2 5 24 4 3 7 24 4 1 3 24 3 5 9 24 2 7 9 11 1 5 8 24 3 5 4 24 3 5 8 24 3 4 9 24 4 4 2 11257 11228 11267 11335 24 4 0 9 24 4 2 6 24 2 8 1 24 4 2 1 11221 24 4 0 2 24 4 0 4 24 2 9 5 11268 24 4 0 8 24 4 0 1 24 4 1 1 24 4 1 6 11273 24 4 6 2 24 4 0 3 24 4 0 8 24 4 3 8 11276 11252 11223 24 4 0 0 24 3 2 6 24 2 5 0 24 4 0 2 24 4 4 1 24 4 1 4 11176 24 3 0 1 11262 11 1 23 33 6 3 21 9 5 A 11 82 45 1 77 12 4 30 3 3 73 36 48 6 9 52 80 17 76 1 54 61 27 7 26 4 66 13 79 27 40 53 22 1 6 16 72 13 PARK 51 12 12 12 19 10 13 9 14 6 15 8 12 68 8 71 PARK 24 9 16 15 6 11 18 43 4 PARK 33 10 74 60 4 37 34 38 2 3 PARK PARK 2 78 63 4 30 75 32 64 67 1 41 32 24 28 18 9 7 5 31 7016 42 8 20 2 8 10 6 2 3 7 23 PA R K 1 25 21 39 10 49 Rem 11 81 15 7 5 15 29 Rem A 7 14 31 10 14 20 4 28 5 29 47 5 26 65 2 25 1 13 12 17 5 35 11 B 62 9 14 3 8 22 8 7 17 3 25 16 19 6911 50 P 61001 EPP 27594 EP P 3 1 2 7 7 EPP 31277 EPP 31277 EPP 62331EPP 56126 P 23217 EP P 3 1 2 7 7 P 5 0 6 9 6 EPP 5 4 9 2 4 EPP 54924 EPP 44181 EPP 64339 P 43601 EPP 94570 EP P 5 2 2 8 2 EPP 52281 EPP 56127 EP P 6 2 3 3 1 P 22387 EPP 54924 EPP 31277 EP P 5 6 1 2 7 EP P 5 4 9 2 4 P 77744 EPP 44181 P 809 EPP 9 4 5 7 2 EPP 54924 EPP 37274 EPP 54924 EP P 6 2 3 3 0 EP 15693 EPP 94572 EP P 3 1 2 7 7 EP P 4 2 0 8 8 EP 77745 EPP 44335 EPP 48794 EP P 9 4 5 7 1 EPP 54925 EPP 44335 EPP 44335 EP P 5 4 9 2 5 EPP 31383 EP P 5 4 9 2 5 EP P 5 4 9 2 5 RW 6 1 2 8 7 EPP 27594 EP P 5 4 9 2 5 EP P 5 4 9 2 7 EP P 6 8 7 4 4 EP P 3 1 3 8 3 EPP 44335 EPP 42088 EPP 31383 EP P 3 1 3 8 3 EPP 44335 RW 66747 112 AVE. SCALE 1:2,500 MAPLE RIDGE ZONE AMENDING From: To: 7919-2023 2005 Bylaw No. Map No. RS-2 Single Detached Urban Residential RS-1b Single Detached (Medium Density) Residential Page 117 of 288 Cbennett LAND SURVEYING BC LAND SURVEYORS 22371 ST. ANNE AVENUE MAPLE RIDGE, BC TEL 604-463-2509 www.bennettsurveys.com FILE: 150328-SUB Page 118 of 288 DATE: Aug 23, 2024FILE: 2022-439-RZ LAND USE11235 243B STREET PLANNING DEPARTMENT 24212 24390 24382 24250 11190 24398 24416 2440211196 24412 24442 11273 24309 24429 11325 24301 24360 11263 24411 24445 24363 24405 11268 11262 11258 24403 11289 11276 24457 24442 24361 24420 24372 24443 24395 11257 2 4 3 5 3 11269 24410 24295 24403 24404 24465 24415 24348 24405 11274 11208 24409 24317 11233 11221 11258 24449 24349 24414 24426 11220 24358 11353 24401 24350 11315 11228 24341 24441 24285 24402 24438 11265 11305 24358 11238 11235 24406 11335 11242 24375 11275 24406 2426511202 24375 11252 11207 24446 24450 11243 24419 11170 24400 24408 24296 11164 11176 1 1 1 5 8 24374 24408 11246 24325 24427 24421 24326 24407 11264 24462 11260 1122511223 24362 24407 11267 11335 24281 24413 24373 24374 24411 24279 11261 11230 24331 11235 24404 24416 11232 24437 11242 24359 24413 11256 24291 24409 1125011251 11285 24453 24359 11297 24336 11222 24365 11241 11233 11347 24402 11252 24463 24423 24346 1122211211 24439 11231 11240 24412 24428 24255 11265 24466 24410 24438 24201 24207 24415 24412 24271 11223 24408 24354 24414 24430 11212 24416 24385 24351 24458 24365 24422 11201 11266 11295 24355 11299 SUBJECT PROPERTY Tsuyuki 112 AVE 244 ST 243 ST 112B AVE 243B ST 113 AVE 243A ST 112A AVE LANESOF112 AVE L A NE N OF 112 AVE 242A ST 113 AVE 242A ST LANE N OF 112 AVE Aerial Imagery from the Spring of 2023´ Scale: 1:2,500 BY: AL Legend LOW DENSITYRESIDENTIAL LOW/MEDIUMDENSITYRESIDENTIAL CONSERVA... PARK INSTITUTIO... Page 119 of 288 School District No. 42 I Maple Ridge - Pitt Meadows 22225 Brown Avenue Maple Ridge, BC V2X 8N6 Phone: 604.463.4200 IFax: 604.463.4181 September 10, 2024 City of Maple Ridge 11995 Haney Place Maple Ridge, BC V2X 6A9 Attention: Erin Mark Re: File: 2022-439-RZ Legal: Lot 1 Section 15 Township 12 New Westminster District Plan 77744 Location: 11235 243B STREET From: RS-2 (Single Detached Suburban Residential) To:RS-1b (Single Detached (Medium Density) Residential) The proposed application would affect the student population for the catchment areas currently served by Blue Mountain Elementary and Garibaldi Secondary School. Blue Mountain Elementary School has an operating capacity of 314 students. For the 2023-24 school year the student enrolment at Blue Mountain Elementary School was 314 students (100% utilization) including 60 students from out of catchment. Garibaldi Secondary School has an operating capacity of 1050 students. For the 2023- 24 school year the student enrolment at Garibaldi Secondary was 1006 students (96% utilization) including 267 students from out of catchment. Based on the density estimates for the various land uses at build out the following would apply: x For the construction of 3 single-family lots, the estimated number of school age residents is 2. Sincerely, Richard Rennie Secretary Treasurer The Board of Education of School District No. 42 (Maple Ridge – Pitt Meadows) cc: Louie Girotto, Director, Facilities Sam Elliott, Manager, Facilities Planning Jovo Bikic, Assistant Superintendent Rebecca Lyle, Executive Coordinator Richard Rennie Digitally signed by Richard Rennie Date: 2024.09.14 18:04:39 -07'00' Page 120 of 288 The City of Maple Ridge makes no guarantee regarding the accuracy or present status of theinformation shown on this map. File Name: iMap Date: 26 August 2024 Scale: 1:1,500 LOW DENSITY RESIDENTIAL LOW/MEDIUM DENSITY RESIDENTIAL CONSERVATION INSTITUTIONAL Park-Conservation Dedication 2022-439-RZ Subdivision Overlay 24 3 B S T . 113 AVE. 24 3 S T . 24 3 B S T . 24 3 B S T . 24 3 A S T . 112 AVE. 24 4 S T . 24 3 S T . 24 3 A S T . 24 4 S T . 112B AVE. 11 1 7 0 24 4 0 0 24 4 0 8 24 3 9 0 24 3 8 2 24 2 9 6 24 2 5 0 11190 24 3 9 8 11 1 6 4 11176 1 1 1 5 8 24 4 0 2 11196 24 3 7 4 24 4 0 5 24 3 7 2 11252 11260 24 2 8 1 11275 11295 11250 11238 24 3 0 9 11256 11261 24 2 7 9 24 3 7 4 11265 24 4 0 1 11251 11266 24 3 6 5 11285 24 3 8 5 24 3 4 8 24 4 0 6 24 3 9 5 24 3 2 6 24 3 5 8 11246 24407 24 2 7 1 24 4 0 3 24 3 4 1 11240 11201 11274 24 3 5 0 11230 24 3 7 5 24 2 9 1 24 3 3 6 24 2 9 5 11231 11243 24 3 6 3 24 3 5 8 24 3 1 7 11211 24 3 3 1 11235 24 3 4 9 24 3 5 4 24 4 0 4 24 3 4 6 11268 11252 11233 11258 11276 11269 24 3 2 5 11207 11257 11273 11258 11228 24411 24 3 6 2 11220 24 4 0 5 24 3 0 1 24 3 6 1 24 4 0 8 11262 24 4 0 2 11265 24351 11305 11223 24 4 0 6 11299 11267 11235 24 3 7 3 11289 24403 11263 24 3 6 0 24 4 0 2 11241 11297 11221 24 3 7 5 11225 24 2 8 5 24 3 5 5 24 2 6 5 11222 11264 24 4 0 7 11242 24 3 6 5 24 3 5 9 Park-Conservation Dedication Page 121 of 288 September 24, 2024 [Committee of the Whole] Page 1 of 1 2023-161-RZ for 12336 Laity Street Zone Amending Bylaw No. 7951-2023 Recommendation: THAT Zone Amending Bylaw No. 7951-2023 be given second reading and be forwarded to Public Hearing; and THAT staff be directed to work with the applicant to address the outstanding terms and conditions as set out in the September 24, 2024 report, and any other as identified by council, prior to recommending bylaw adoption. Report Purpose and Summary Statement: To rezone 12336 Laity Street from the RS-1 zone to the R-1 zone to allow a future two lot subdivision. Previous Council Action: First Reading on July 11, 2023 Proposed Variance: N/A Strategic Alignment: Liveable Community Applicable Legislation/ Bylaw/Policy: Page 122 of 288 September 24, 2024 [Committee of the Whole] Page 1 of 4 To: Mayor and Council File number: 2023-161-RZ 2023-161-RZ for 12336 Laity Street Zone Amending Bylaw No. 7951-2023 BACKGROUND: Applicant: Pav Rakhra Legal Description: Lot 5 District Lot 248 Group 1 New Westminster District Plan 14302 OCP: Existing: Urban Residential Proposed: Urban Residential Within Urban Area Boundary: Yes Area Plan: N/A OCP Major Corridor: Yes (Laity Street) Zoning: Existing: RS-1 (Single Detached Residential) Proposed: R-1 (Single Detached (Low Density) Urban Residential) Surrounding Uses: North: Use: Single Detached Residential Zone: RS-1 (Single Detached Residential) Designation: Urban Residential South: Use: Single Detached Residential Zone: RS-1 (Single Detached Residential) Designation: Urban Residential East: Use: Single Detached Residential Zone: RS-1 (Single Detached Residential) Designation: Urban Residential West: Use: Single Detached Residential Zone: RS-1 (Single Detached Residential) Designation: Urban Residential Existing Use of Property: Single Detached Residential Proposed Use of Property: Single Detached Residential Site Area: 0.111 ha (0.27 acres) Access: Laity Street Servicing Requirement: Urban Standard Flood Plain: No Fraser Sewer Area: Yes ANALYSIS: Project Description: The property located at 12336 Laity Street is an approximately 0.27 acre (1,110 m2) parcel located along Laity Street, north of Dewdney Trunk Road (see Attachment A for subject map). The property is relatively Page 123 of 288 September 24, 2024 [Committee of the Whole] Page 2 of 4 flat with several mature trees around the perimeter of the property. The neighbourhood is comprised primarily of single detached homes and is nearby to Laity View Elementary and Maple Ridge Secondary with proximity to major transit routes along Dewdney Trunk Road. This application proposes rezoning the property to the R-1 zone (see Attachment B for Bylaw) to permit a future two lot subdivision. The existing home will be required to be removed as a condition of final adoption of the Rezoning Bylaw. The rezoning to the R-1 zone is supported in the City’s Official Community Plan due to property’s frontage onto Laity Street which is classified as a Major Corridor. The minimum lot area in the proposed R-1 zone is 371 m2, the two proposed lots are both approximately 500 m2 in lot area (see Attachment C for Preliminary Subdivision Plan). The provided subdivision layout is strictly preliminary and could change after servicing details and analysis reports are reviewed. The surrounding properties vary in lot area dependent on the age of the development. Properties west of the development site across Laity Street are zoned RS-1 (minimum lot area 668 m2) and contain single detached homes built in the 1980’s. Properties adjacent to the development site are also zoned RS-1; however, they have a larger lot area (>1,000 m2) and contain single detached homes predating 1956. Planning Analysis: This application received first reading by Council on July 11, 2023 and therefore is exempt from Local Government Act Section 464(3) which prohibits Public Hearings for residential rezoning applications which are consistent with the City’s Official Community Plan (OCP). Should Council grant second reading to this application, a Public Hearing is required. A Geotechnical Report by Valley Geotechnical dated July 2, 2024 has been provided and states that provided the recommendations in the report are followed, the land can be safely used for the proposed use. The Geotechnical Report is required to be registered as a covenant on the property as a condition of rezoning approval, as the property is located within the Fraser River Escarpment Discharge Area. Official Community Plan The property is designated Urban Residential and has frontage onto Laity Street, which is classified as a Major Corridor and is therefore subject to the Official Community Plan’s Major Corridor Residential Infill policies (see Attachment D for OCP designations). Under the Major Corridor policies, the proposed rezoning to the R-1 zone is supported. The subject property is not located within an Area Plan. This application does not require an OCP amendment. In accordance with OCP Policy 3-20, Major Corridor Residential Infill developments must be designed to be compatible in housing form with the surrounding neighbourhood and include a maximum height of two and one-half storeys for single detached residential developments. Zoning Bylaw The proposed subdivision plan includes two R-1 zoned lots which meet the regulations of the Zoning Bylaw as shown in Table 1. Other applicable R-1 zone regulations include a maximum 9.5m building height and 40% of lot area permeable surface requirement. Table 1: Zoning Bylaw Regulations Zoning Bylaw R-1 Zone Proposed Lot 1 Proposed Lot 2 Lot Area 371 m2 501.0 m2 500.6 m2 Lot Width 12.0 m (non-corner) 12.1 m 12.1 m Page 124 of 288 September 24, 2024 [Committee of the Whole] Page 3 of 4 Lot Depth 24.0 m 41.3 m 41.3 m Building Envelope 8 m x 12 m Meets requirement Meets requirement Proposed Variances There are no proposed variances for this application. Development Permits There are no Development Permit requirements for this application. Parkland Requirement This application is not required to meet the park dedication requirements of Section 510 of the Local Government Act as there are less than three additional lots proposed. Conditions Precedent to Adoption: Staff have advised the applicant that adoption of the zoning amendment bylaw will not be recommended unless the following conditions, and any others that council identifies, are met: a) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; b) Road dedication on Laity Street as required; c) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the suitability of the subject property for the proposed development; d) Removal of existing building; e) In addition to the Ministry of Environment Site Disclosure Statement, a disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks on the subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site; and f) That a voluntary contribution, in the amount of $9,200 ($9,200/newly created lot), or such rate applicable at third reading of this application, be provided in keeping with the Council Policy 6.31 with regard to Community Amenity Contributions. Interdepartmental Implications: Engineering Department The Engineering Department has indicated that the following servicing upgrades will be required through the Rezoning Servicing Agreement:  Road dedication as required to meet the design criteria of the Subdivision and Development Bylaw No. 4800-1993.  Utility servicing as required to meet the design criteria of the Subdivision and Development Bylaw No. 4800-1993.  Frontage upgrades to the applicable road standard. Environment Section An Arborist Report by Central Valley Tree & Arborist Services dated July 17, 2023 has been provided. Three on-site trees and one off-site tree are planned for removal due to conflicts with the road dedication or building envelope. The developer is required to provide replacement tree(s) for each tree removed as per the City’s Tree Management Bylaw. External Stakeholders/Referrals: Page 125 of 288 September 24, 2024 [Committee of the Whole] Page 4 of 4 School District No. 42 This application is not required to be referred to the School District as it proposes less than two additional lots. CONCLUSION: It is recommended that second reading be given to Zone Amending Bylaw No. 7951-2023, and that application 2023-161-RZ be forwarded to Public Hearing. Prepared by: Erin Mark, Planning Technician Attachments: (A) Attachment 1 – Subject Property Map (B) Attachment 2 – Zone Amending Bylaw No. 7951-2023 (C) Attachment 3 – Preliminary Subdivision Plan (D) Attachment 4 – OCP Map Report Approval Details Document Title: 2023-161-RZ, 12336 Laity Street, RS-1 to R-1.docx Attachments: - Attachment A - Subject Map (2023-161-RZ).pdf - Attachment B.1 - Zone Amending Bylaw (2023-161-RZ).pdf - Attachment B.2 - Zone Amending Bylaw Map (2023-161-RZ).pdf - Attachment C - Preliminary Subdivision Plan (2023-161-RZ).pdf - Attachment D - OCP Map (2023-161-RZ).pdf Final Approval Date: Sep 13, 2024 This report and all of its attachments were approved and signed as outlined below: Marlene Best, Interim Director of Planning Scott Hartman, Chief Administrative Officer Page 126 of 288 DATE: May 15, 2023FILE: 2023-161-RZ 12336 LAITY STREETORTHO ^ PLANNING DEPARTMENT 12404 21 1 6 0 21 1 8 5 21 3 2 1 21 1 7 5 21 2 8 2 12399 21 3 0 6 12372 21 1 5 3 12240 12267 12322 21 1 6 0 12250 12427 21 2 9 2 12343 21 3 8 5 21 3 7 2 12461 12405 21 2 8 9 12234 12343 21 2 1 5 12330 21 3 0 7 21 2 5 9 12 2 9 5 12268 21 1 8 0 21 2 8 8 12219 21 1 8 9 21294 21 2 9 3 21 3 0 8 21 3 6 5 12277 21 1 8 3 12255 21221 21 3 8 8 21 1 6 7 12220 12463 21 2 9 8 21 2 9 2 21 2 9 0 /2 3 12277 21 3 1 3 21 1 7 0 12282 21 1 9 5 21 2 4 1 12217 21 2 8 1 21 3 2 8 12209 21 2 1 3 12472 12291 12370 12386 21 3 8 7 12288 1235 0 12462 21 2 8 0 21 2 6 0 12258 21 2 3 8 21 3 1 1 21 2 8 6 12341 21 3 2 1 21 1 6 1 21 3 5 0 12367 12323 21 2 8 0 12369 21 3 9 7 21 2 9 7 21 3 0 5 12451 21 2 9 1 21 2 2 5 21 3 4 4 12385 21 3 0 3 21 3 3 0 21 2 7 9 12355 21 3 5 5 21 3 7 1 12324 21 1 9 9 21 1 5 7 21 1 6 3 21 3 1 7 12375 21 3 1 1 12370 21 3 2 9 12409 2129 5 12350 12360 12410 21 3 6 6 21228 21 2 3 7 21 3 3 0 21 3 1 0 12379 21 3 1 5 12336 21 1 7 6 21 1 5 6 2 1 2 2 2 12230 21 4 0 5 21 3 1 0 / 1 4 12460 21 2 2 5 12350 12387 21 2 0 1 123 6 5 12296 12270 21 3 6 4 12222 21 2 2 2 12310 12264 12329 21 3 5 9 12407 21 2 3 5 21 2 7 5 1223 1 12353 12383 21 2 0 6 / 0 8 12397 12225 21 2 0 3 21 3 4 1 12392 12377 21 2 9 0 124 5 2 21297 21 3 7 1 12218 21 2 0 6 21 3 0 3 12388 21 2 9 3 21 1 9 1 12204 12234 21 2 4 7 12239 21 3 1 4 21 1 9 4 21 2 7 0 12267 12371 21 3 2 0 21229 12323/25 21 3 2 1 21 1 9 0 12257 12411 12263 12398 21 1 9 3 12365 21296 21 2 0 0 12259 12244/48 12212 21 2 8 2 12 2 3 5 12466 21 2 0 7 12380 12403 21 1 7 9 21 1 6 1 21 2 1 4 12287 21 3 0 2 21 3 6 0 21 1 9 9 12290 21 1 8 9 21 1 9 9 21 3 9 6 12213 21 3 3 2 21 3 4 8 21 3 7 0 12239 12358 12375 12208 1238021 2 9 6 / 9 8 21 2 9 1 123 5 5 12439 21 2 8 2 21 3 6 7 21 2 1 1 21 3 6 0 12 3 7 0 21 3 2 1 21 2 1 6 21 2 0 9 21 3 3 6 12242 12353 21 3 0 2 12227 21 2 9 7 21 3 7 7 21 3 3 1 21 1 9 6 12331 12245 12439 21 3 4 0 21 2 9 5 21 1 9 1 12 2 8 5 12401 12200 12391 12395 21 2 8 5 12404 21 2 4 7 21298 21 1 7 5 21 3 4 1 1 2 3 7 8 12237 SUBJECT PROPERTY 123 AVE LA I T Y S T 21 2 S T 21 4 S T 124 AVE 122 AVE DOUGLAS AVE 122B AVE CA R L T O N S T DA W S O N P L 123B AVE STONEHOUSE AVE MCCALLUM CRT NO R F O L K P L 21 4 S T 21 2 S T CARLTON ST Aerial Imagery from the Spring of 2020´ Scale: 1:2,500 BY: ALPage 127 of 288 CITY OF MAPLE RIDGE BYLAW NO. 7951-2023 A Bylaw to amend Schedule ‘A’ Zoning Map forming part of Zoning Bylaw No. 7600-2019 as amended ______________________________________________________________________________ WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 7600-2019 as amended; NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7951-2023." 2. That parcel or tract of land and premises known and described as: Lot 5 District Lot 248 Group 1 New Westminster District Plan 14302 and outlined in heavy black line on Map No. 2025, a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to R-1 (Single Detached (Low Density) Urban Residential). 3. Maple Ridge Zoning Bylaw No. 7600-2019 as amended and Map ‘A’ attached thereto are hereby amended accordingly. READ a first time the 11th day of July, 2023 READ a second time the day of , 20 PUBLIC HEARING held the day of , 20 READ a third time the day of , 20 ADOPTED the day of , 20 _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER Page 128 of 288 122 AVE. CA R L T O N S T . 21 2 S T . LA I T Y S T . 122B AVE. DOUGLAS AVE. 21 4 S T . NO R F O L K P L . 21 2 S T . 21 4 S T . 124 AVE. 123B AVE. McCALLUM CT. DA W S O N P L . STONEHOUSE AVE. 123 AVE. 12263 12410 21 2 8 1 21 2 3 5 12350 21 1 8 3 12227 21 3 9 6 122 3 1 12219 12451 12288 21 1 5 7 12220 12391 21229 12439 21 2 2 2 12234 21 3 4 8 21 3 8 8 12244/48 12296 1233012343 21 3 5 5 21 3 0 8 1223712251 12380 12439 2122 1 21 2 7 0 21 3 1 5 21 3 1 1 21 2 9 2 21294 21 2 0 0 12365 123 5 0 21 2 7 9 21 3 0 3 12407 21 3 3 6 21 3 2 1 12395 12397 1232421 1 9 3 12404 12259 12267 21 2 7 5 21 2 8 2 12411 21 1 5 0 21 2 0 6 12243 21 2 8 6 12230 12264 12379 12277 21 3 7 2 21 3 7 7 12350 12353 12427 21 3 2 9 12371 12331 12258 21 1 9 1 12336 21 3 1 0 / 1 4 12377 21 3 3 2 21 2 9 6 / 9 8 212 9 5 21 3 1 1 12277 12323 12268 12375 1 2 3 7 8 21 2 2 2 21 2 9 1 12380 21 3 0 6 21298 21 2 1 1 12367 12401 21 1 8 5 21 3 9 7 21 1 5 5 21 2 8 2 12372 12386 21 3 5 0 12 2 3 5 12405 12 4 5 2 12240 12388 21 1 6 0 12247 12360 12322 12 2 8 5 12290 123 6 5 21 3 1 7 21 3 7 1 12329 21 1 5 6 12 3 7 0 21 3 4 4 21 2 0 6 / 0 8 21 1 6 0 21 2 1 6 21297 21 2 1 3 12399 123 5 5 21 1 9 6 /2 3 21 3 0 5 21 1 7 6 21 1 9 1 12404 21 2 1 4 12392 21 1 6 3 21 1 7 0 12255 12310 21 3 6 6 12225 21 3 5 9 21 1 7 5 21 3 0 7 12257 12385 21 2 9 2 12383 12358 12 2 9 5 21296 21 3 6 0 12287 21 3 3 0 12323/25 12341 21 3 6 5 21 2 9 0 12239 12343 21 3 8 5 21228 21 3 2 0 21 3 1 4 21 1 9 4 21 1 8 0 21 3 2 1 21 2 0 1 21 2 9 7 12403 12355 12267 12370 12209 21 3 6 7 12409 21 2 4 1 21 2 0 3 12239 12250 21 3 7 1 21 2 9 0 12282 12270 21 1 9 0 21 3 2 1 21 2 9 7 21 2 2 5 12387 12353 21 2 8 2 21 2 8 9 21 1 9 9 21 2 8 0 12234 12242 21 2 9 3 21 2 9 1 12291 21 2 8 0 21 2 8 8 21 3 4 0 21 3 8 7 21 3 0 2 21 3 4 1 12245 21 1 6 1 21 2 3 8 21 2 9 5 12398 21 2 6 0 12369 12222 12213 12370 12375 265 316 274 22 2 11 320 377 3 Re m 3 5 13 A 16 1 C 296 313 30 27 1 2 8 349 9 2 6 1 321 112 355 6 318 272 280 2 9 Rem 291 2 29 290 17 10 198 271 268 343 70 10 31 14 4 294 347 2 3 374 197 276 2 295 193 194 278 1 11 277 5 3 156 Rem 4 37 309 5 4 297 273 287 284 201 18 283 2 38 192 113 10 36 5 8 7 286 3 B 200 346 264 4 20 1 340 205 270 12 4 4 6 A304 315 7 306 300 317 2 3 19 3 345 5 5 14 267 1 354 2 311 204 7 319 36 288 21 326 322 196 33 11 8 1293 352 13 344 157 342 308 8 303 292 302 1 275 314 6 181 269 3 282 1 301 281 348 5 2 Rem 34 199 32 341 24 9 310 307 99191 279 Rem 5 69 299 1 353 3 373 25 34 2 298 206 12 97 376 1 3 7 26 35 266 98 378 285 28 289 375 305 195 372 23 312 P 2 5 1 9 3 LM S 2 1 7 3 P 51180 P 51180 P 15784 P 7 3 8 9 4 P 73894 P 6 3 1 9 8 P 67224 P 5330 LMP 11193 P 2 4 8 5 6 P 56039 EPP 93155 P 5 6 0 3 9 P 31223 P 1 4 3 0 2 P 17823 P 6 0 6 5 9 P 37928 (P 5 1 1 8 0 ) P 2 0 7 1 1 P 51180 P 20089 P 2 0 7 1 1 EPP 53735 P 32892 P 15784 P 37851 P 7 3 0 9 0 P 6 3 7 9 5 BCP26209 P 20089 LM P 2 9 4 2 1 P 5 6 0 3 9 LMP 11733BCP 7559 RP 1 3 8 5 2 P 2 0 7 1 1 P 2 4 8 5 6 EP 5 3 2 3 3 P 32892 P 23730 P 6 0 6 5 9 LMP 11733 LM P 2 9 4 2 1 P 69352 P 1 4 6 8 6 EP P 9 5 8 5 4 P 14302 P 24856 P 6 0 6 5 9 P 51180 P 5 6 0 3 9 P 67224 P 80424EP 73089 RW 67225 EP 60661 LM P 3 5 2 8 3 RW 51181 LMP 35282 RW 17412 EP P 9 5 8 5 3 EP 73895 LMP 35019 EP P 5 3 4 3 3 EPP 55965 LMP 35291 EP 46260 LMP 35158 EPP 55957 SCALE 1:2,500 MAPLE RIDGE ZONE AMENDING From: To: 7951-2023 2025 Bylaw No. Map No. RS-1 Single Detached Residential R-1 Single Detached (Low Density) Urban Residential Page 129 of 288 bennett LAND SURVEYING LTD Page 130 of 288 DATE: May 15, 2023FILE: 2023-161-RZ 12336 LAITY STREETLAND USE PLANNING DEPARTMENT 21 1 5 6 2 1 2 2 2 12230 21 4 0 5 21 3 1 0 / 1 4 12460 21 2 2 5 12350 12387 21 2 0 1 123 6 5 12296 12270 21 3 6 4 12222 21 2 2 2 12310 12264 12329 21 3 5 9 12407 21 2 3 5 21 2 7 5 1223 1 12353 12383 21 2 0 6 / 0 8 12397 12225 21 2 0 3 21 3 4 1 12392 12377 21 2 9 0 124 5 2 21297 21 3 7 1 12218 21 2 0 6 21 3 0 3 12388 21 2 9 3 21 1 9 1 12204 12234 21 2 4 7 12239 21 3 1 4 21 1 9 4 21 2 7 0 12267 12371 21 3 2 0 21229 12323/25 21 3 2 1 21 1 9 0 12257 12411 12263 12398 21 1 9 3 12365 21296 21 2 0 0 12259 12244/48 12212 21 2 8 2 12 2 3 5 12466 21 2 0 7 12380 12403 21 1 7 9 21 1 6 1 21 2 1 4 12287 21 3 0 2 21 3 6 0 21 1 9 9 12290 21 1 8 9 21 1 9 9 21 3 9 6 12213 21 3 3 2 21 3 4 8 21 3 7 0 12239 12358 12375 12208 1238021 2 9 6 / 9 8 21 2 9 1 123 5 5 12439 21 2 8 2 21 3 6 7 21 2 1 1 21 3 6 0 12 3 7 0 21 3 2 1 21 2 1 6 21 2 0 9 21 3 3 6 12242 12353 21 3 0 2 12227 21 2 9 7 21 3 7 7 21 3 3 1 21 1 9 6 12331 12245 12439 21 3 4 0 21 2 9 5 21 1 9 1 12 2 8 5 12401 12200 12391 12395 21 2 8 5 12404 21 2 4 7 21298 21 1 7 5 21 3 4 1 1 2 3 7 8 12237 12404 21 1 6 0 21 1 8 5 21 3 2 1 21 1 7 5 21 2 8 2 12399 21 3 0 6 12372 21 1 5 3 12240 12267 12322 21 1 6 0 12250 12427 21 2 9 2 12343 21 3 8 5 21 3 7 2 12461 12405 21 2 8 9 12234 12343 21 2 1 5 12330 21 3 0 7 21 2 5 9 12 2 9 5 12268 21 1 8 0 21 2 8 8 12219 21 1 8 9 21294 21 2 9 3 21 3 0 8 21 3 6 5 12277 21 1 8 3 12255 21221 21 3 8 8 21 1 6 7 12220 12463 21 2 9 8 21 2 9 2 21 2 9 0 /2 3 12277 21 3 1 3 21 1 7 0 12282 21 1 9 5 21 2 4 1 12217 21 2 8 1 21 3 2 8 12209 21 2 1 3 12472 12291 12370 12386 21 3 8 7 12288 1235 0 12462 21 2 8 0 21 2 6 0 12258 21 2 3 8 21 3 1 1 21 2 8 6 12341 21 3 2 1 21 1 6 1 21 3 5 0 12367 12323 21 2 8 0 12369 21 3 9 7 21 2 9 7 21 3 0 5 12451 21 2 9 1 21 2 2 5 21 3 4 4 12385 21 3 0 3 21 3 3 0 21 2 7 9 12355 21 3 5 5 21 3 7 1 12324 21 1 9 9 21 1 5 7 21 1 6 3 21 3 1 7 12375 21 3 1 1 12370 21 3 2 9 12409 2129 5 12350 12360 12410 21 3 6 6 21228 21 2 3 7 21 3 3 0 21 3 1 0 12379 21 3 1 5 12336 21 1 7 6 RES SUBJECT PROPERTY 123 AVE LA I T Y S T 21 2 S T 21 4 S T 124 AVE 122 AVE DOUGLAS AVE 122B AVE CA R L T O N S T DA W S O N P L STONEHOUSE AVE MCCALLUM CRT NO R F O L K P L 21 4 S T 21 2 S T CARLTON ST 123B AVE ´ Scale: 1:2,500 BY: AL Legend Urban Residential Page 131 of 288 September 24, 2024 [Committee of the Whole] Page 1 of 1 Application 2023-255-RZ for 13285 Balsam Street Official Community Plan Amending Bylaw No. 7963-2023 Zone Amending Bylaw No. 7962-2023 Recommendations: THAT Official Community Plan Amending Bylaw No. 7963-2023 be given first and second reading and be forwarded to Public Hearing; THAT Zone Amending Bylaw No. 7962-2023 be given second reading, as amended, and be forwarded to Public Hearing. THAT staff be directed to work with the applicant to address the outstanding terms and conditions as set out in the September 24, 2024 report, and any other as identified by council, prior to recommending bylaw adoption. Report Purpose and Summary Statement: Application 2023-255-RZ proposes to rezone the subject property located at 13285 Balsam Street, from the RS-3 (Single Detached Rural Residential) zone to a proposed CD-4-23 (High Density Townhouse Residential) zone, to facilitate the future construction of a townhouse development with 42 market strata dwelling units. Previous Council Action: Council granted first reading to Zone Amending Bylaw No. 7962- 2023 and considered the early consultation requirements for the Official Community Plan amendment on September 5, 2023. Proposed Variances: Variances will likely not be required as the proposed Comprehensive Development zone has been modified to support the proposed development. Strategic Alignment: Liveable Community Applicable Legislation/ Bylaw/Policy: Official Community Plan No. 7060-2014 Zoning Bylaw No. 7600-2019 Off-Street Parking and Loading Bylaw No. 4350-1990 Subdivision and Development Servicing Bylaw No. 4800-1993 Council Policy 6.31 – Community Amenity Contribution Program Development Requirements Consequences: Terms and conditions outlined in the Council recommendations. Page 132 of 288 September 24, 2024 [Committee of the Whole] Page 1 of 10 To: Mayor and Council File number: 2023-255-RZ Application 2023-255-RZ for 13285 Balsam Street Official Community Plan Amending Bylaw No. 7963-2023 Zone Amending Bylaw No. 7962-2023 BACKGROUND: Applicant: Woodlock Developments Ltd. Property Owner: 1281824 B.C. Ltd. Legal Description: Lot 1 Section 28 Township 12 New Westminster District Plan 58516 OCP Designation: Existing: High Density Residential; Medium/High Density Residential; Neighbourhood Park; Conservation Proposed: High Density Residential; Conservation Within Urban Area Boundary: Yes Area Plan: Silver Valley Area Plan OCP Major Corridor: Yes Zoning: Existing: RS-3 (Single Detached Rural Residential) Proposed: CD-4-23 (High Density Townhouse Residential) Surrounding Uses: North: Use: Balsam Creek Zone: CD-1-99 (Apartment, Group Housing, Residential and Park) Designation: Conservation South: Use: Vacant Land Zone: RS-2 (Single Detached Suburban Residential) Designation: Commercial; High Density Residential; Medium/High Density Residential; Neighbourhood Park East: Use: Single Detached Residential Zone: RS-3 (Single Detached Rural Residential); P-2 (Special Institutional) Designation: High Density Residential; Medium/High Density Residential; Page 133 of 288 September 24, 2024 [Committee of the Whole] Page 2 of 10 Neighbourhood Park West: Use: Single Detached Residential; Balsam Creek Zone: CS-3 (Recreation Commercial) Designation: Medium/High Density Residential; Conservation Use of Property: Existing: Single Detached Residential Proposed: Townhouse Residential Site Area: Existing: 9,435.4 m2 (2.3 acres) Proposed: 6,955.5 m2 (1.7 acres) Proposed Vehicular Access: Future East-West Road (South) Servicing Requirement: Urban Standard Fraser Sewer Area: Yes Flood Plain: No SITE CHARACTERISTICS: The subject property is located on Balsam Street and has a total site area of 9,434.4 m2 (2.3 acres) (see Attachments A and B). It has a few trees and slopes gradually rising from the southwestern corner to the northeastern corner, which marks its highest point. The subject property has a single detached residence and accessory structures on it with vehicular access from Balsam Street. The subject property is bounded by Balsam Creek to the north/northwest, single detached residences to the west, and vacant land to the south. To the east, there is Balsam Street with a single detached residence across the road. PROJECT DESCRIPTION: The proposed townhouse development involves 42 market strata dwelling units clustered into nine buildings. Each of the units are three-storey, three-bedroom units with rooftop private outdoor area in addition to private yards. The building form and façade design, which includes strong vertical elements, is inspired by the tall and thin trees in the area. The materials and colours likewise compliment and blend into the surrounding natural environment. Substantial overhangs and sunshades are utilized to offer visual interest and mark the corners of buildings. The outdoor amenity areas and common open areas are inviting and well-programmed. Vehicular access to the proposed development would be from a new east-west road to the south. The proposed units fronting Balsam Street to the east and the future east-west road to the south are designed as urban-style townhouses with a 3-metre building face setback. These units have an additional room on the ground floor with a separate entrance from the street to accommodate a Type 1 Home Occupation / Home-Based Business. The other units in the proposed development can also accommodate a Type 1 Home Occupation / Home-Based Business use – as currently permitted under the City’s RM-1 and RM-4 zones for townhouse residential and as encouraged under Section 8.3 of the Silver Valley Area Plan. Page 134 of 288 September 24, 2024 [Committee of the Whole] Page 3 of 10 The proposed development includes a Statutory Right-of-Way for a public trail outside of the required 15-metre watercourse setback from the top-of-bank of Balsam Creek. The area within the required watercourse setback would be transferred to the City as a fee-simple lot for conservation purposes. After park/conservation dedication and road dedications for Balsam Street and the future east-west road, the proposed site area is 6,955.5 m2 (1.7 acres). Since the development proposes a gross floor area of 6,565.8 m2 (70,673.5 ft2) as calculated under the City’s Zoning Bylaw, the density would be 0.95 FSR based on the proposed lot area. The proposed development utilizes the proposed CD-4-23 (High Density Townhouse Residential) zone’s base allowable density of 0.6 FSR and additional density of 0.35 FSR through a density bonus contribution at a rate of $344.46 per square metre ($32.00 per square foot) for an estimated $824,066.25. PLANNING ANALYSIS: Official Community Plan: The subject property is located within the Silver Valley Area Plan and is currently designated Medium/High Density Residential (toward the west), High Density Residential (toward the east), Neighbourhood Park (toward the east, mostly within the road right-of-way for Balsam Street), and Conservation toward the north (toward the north, adjacent to Balsam Creek). In the First Reading Report, staff indicated that the development’s density is consistent with the Medium/High Density Residential designation. However, it has since been determined that the density is consistent with the High Density Residential designation. Considering this, for the proposed development, an Official Community Plan amendment is required to redesignate the site to High Density Residential and Conservation to allow the proposed CD-4-23 (High Density Townhouse Residential) zone (see Attachment C). This would entail the redesignation of the western part of the site from Medium/High Density Residential to High Density Residential, the redesignation of an area that is mostly within the road right-of-way for Balsam Street from Neighbourhood Park to High Density Residential, and a boundary adjustment for the Conservation designation based on environmental studies undertaken for the development. The Silver Valley Area Plan indicates that residential densities are to range from 30 to 70 units per net hectare within a 5-minute walk of River Village. Furthermore, it indicates that higher densities of 70 units per net hectare are limited to Balsam Street on opposing sides of the north half of a proposed community/town green or neighbourhood park and typically associated with a maisonette type of apartment accommodation within a mansion building form. The Silver Valley Area Plan does not require maisonettes apartments (apartment units with ground-floor access), it only notes that the relevant density is typically associated with that housing form. The proposed density of approximately 60 units per net hectare, and the proposed townhouse units with ground-floor access, is consistent with the Silver Valley Area Plan. The River Village Concept Plan in the Silver Valley Area Plan envisions a mixed-use development toward the east of the subject property. Consistent with this vision, the zone amending bylaw that received first reading included a requirement that the proposed units fronting Balsam Street be live/work units with a specific definition of Live/Work Unit (a use involving a Dwelling Unit where the occupant also uses part of the dwelling for Office use and to provide Professional Services). After further consideration, staff have removed the live/work unit requirement and definition from the zone amending bylaw to allow more flexibility. Consistent with the River Village Concept Plan’s vision, the Page 135 of 288 September 24, 2024 [Committee of the Whole] Page 4 of 10 proposed units fronting Balsam Street have an additional room on the ground floor with a separate entrance from the street to accommodate a Type 1 Home Occupation / Home-Based Business. Zoning Bylaw: The current application proposes to rezone the subject property, from the RS-3 (Single Detached Rural Residential) zone to the proposed CD-4-23 (High Density Townhouse Residential) zone, to facilitate the future construction of a townhouse development. The proposed zone amending bylaw (see Attachment D) and a version with tracked changes since first reading (see Attachment E) are attached. The proposed zone amending bylaw has been modified in alignment with the latest proposed site and floor plans (see Attachment F), building elevation plans / perspectives (see Attachment G), and landscape plans (see Attachment H) which are attached. The proposed zone amending bylaw includes the following changes since first reading:  Use o Removed the Live/Work Unit use and associated definition. o Removed the requirement that each unit facing Balsam Street be a Live/Work Unit.  Density o Increased the maximum density from 0.87 to 0.95 Floor Space Ratio.  Setbacks o Reduced the minimum rear (western) lot line setback from 5.0 to 3.7 metres. o Increased the minimum interior (northern) lot line setback from 4.9 to 5.0 metres. o Maintained the minimum front (eastern) lot line setback at 3.0 metres. o Reduced the minimum exterior (southern) lot line setback from 4.5 to 3.0 metres. o Added a provision allowing the minimum setbacks required for the zone to be reduced by not more than 1.7 metres for building projections specified under Sections 403.2.2, 403.2.3, and 403.2.4 of the City’s Zoning Bylaw.  Height o Increased the maximum building height from 9.5 to 10.5 metres.  Landscaping o Added a provision allowing a minimum 29% of the lot area to be landscaped area with a permeable surface.  Parking o Added a requirement for two (2) additional off-street parking spaces to be provided for Home Occupation use in addition to the required residential off-street parking spaces. o Modified a requirement so that Home Occupation use, instead of Live/Work Units, shall be provided access to five (5) residential visitor off-street parking spaces.  Other o Added a provision allowing a maximum retaining wall height of 1.5 metres. o Removed requirements (e.g., tandem parking restrictions) that are not relevant to the proposed development. Parking Requirements: The required and proposed parking for the development is summarized in the table below. Category Required Spaces Proposed Spaces Off-Street Parking Spaces Residential Tenant 2.0 spaces per unit (84 spaces) 2.0 spaces per unit (84 spaces) Page 136 of 288 September 24, 2024 [Committee of the Whole] Page 5 of 10 Residential Visitor 0.2 spaces per unit (9 spaces) (Includes 5 spaces shared for Home Occupation use) 0.2 spaces per unit (9 spaces) (Includes 5 spaces shared for Home Occupation use) Home Occupation 2 spaces 2 spaces Total 95 spaces 95 spaces Accessible Includes 2 accessible spaces Includes 2 accessible spaces Bicycle Parking Spaces Long-Term (Tenant) 2.0 spaces per unit (84 spaces) 2.0 spaces per unit (84 spaces) Short-Term (Visitor) 0.15 spaces per unit (7 spaces) 0.15 spaces per unit (7 spaces) Variances: Variances will likely not be required as the proposed Comprehensive Development zone has been modified to support the proposed development. Development Permits: Multi-Family Development Permit Pursuant to Section 8.7 of the City’s Official Community Plan, a Multi-Family Development Permit application is required to ensure the current proposal enhances existing neighbourhoods with compatible housing styles that meet diverse needs and minimize potential conflicts with neighbouring land uses. The following is a brief description and assessment of the proposal’s compliance with the applicable 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.”  Staff Comment: The proposed townhouse development would respect the privacy of adjacent residential area to the west by including a privacy fence along the western lot line. To the north, there is Balsam Creek with single detached residences across the creek. To the east, there is Balsam Street with a single detached residence across the road. To the south, there would be a new east-west road separating the proposed townhouse development from the vacant land that is in the process of being rezoned to facilitate the construction of a 4-storey mixed-use (commercial/residential) building with ground-floor commercial and 117 market strata dwelling units. The proposed building form, massing, height, and architectural features are consistent with the emerging character of the River Village neighbourhood, especially considering the proposed 4-storey development to the south. 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.”  Staff Comment: The proposed use and density for the development (and the development to the south) is consistent with what is identified for this part of River Village in the Silver Valley Area Plan. The development will create a smooth transition between the proposed 4-storey mixed-use building to the south and the single Page 137 of 288 September 24, 2024 [Committee of the Whole] Page 6 of 10 detached residences to the west, north (across Balsam Creek), and east (across Balsam Street). 3. “Large scale developments should be clustered and given architectural separation to foster a sense of community and improve visual attractiveness.”  Staff Comment: The proposed townhouse development is clustered into nine buildings and given architectural separation. The proposed development includes outdoor amenity area, common open area, and private outdoor area in the architectural separation to foster a sense of community and provide visual interest. 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.”  Staff Comment: The proposed townhouse development encourages pedestrian circulation. To the east and the south, the units fronting the streets are designed as urban-style townhouses with a 3-metre building face setback. The units fronting the streets are also designed to accommodate a Type 1 Home Occupation / Home-Based Business on the ground floor with a separate entrance from the street. To the north, the proposed development includes a Statutory Right-of-Way for a public trail outside of the required 15-metre watercourse setback from the top-of-bank of Balsam Creek. The proposed development also includes internal pedestrian connections – including trail accesses. Off-street parking for the proposed development is concealed except for the residential visitor parking and the home occupation parking. For the residential visitor parking and home occupation parking, effort has been made to adequately screen the parking from public view. Watercourse Protection Development Permit Pursuant to Section 8.9 of the City’s Official Community Plan, a Watercourse Protection Development Permit application is required for all developments and building permits within 50 metres of the top-of- bank of all watercourses and wetlands. The purpose of the Watercourse Protection Development Permit is to ensure the preservation, protection, restoration, and enhancement of watercourse and riparian areas. The environmental section of the Planning Department has confirmed that the proposed development meets the required 15-metre watercourse setback from the top-of-bank of Balsam Creek. The area within the required watercourse setback would be transferred to the City as a fee-simple lot for conservation purposes. Wildfire Development Permit Pursuant to Section 8.12 of the City’s Official Community Plan, a Wildfire Development Permit application is required for all development and subdivision activities or Building Permits to protect life and properties in the areas identified as Wildfire Risk Areas. The applicant’s forester has confirmed that the proposed development meets the City’s Wildfire Development Permit Area Guidelines. Page 138 of 288 September 24, 2024 [Committee of the Whole] Page 7 of 10 Advisory Design Panel: The application was reviewed by the Advisory Design Panel during their meeting on July 17, 2024. The ADP’s resolution and comments and the applicant’s responses are attached (see Attachment I). A detailed description of the development’s form and character will be included in a future Development Permit report to Council. Development Information Meeting: A Development Information Meeting hosted by the applicant was held at Yennadon Elementary School on July 24, 2024. Thirteen (13) people attended the meeting. The notification requirements for the Development Information Meeting include a mail-out, newspaper advertisements, and notice on the development signs that provides the contact information for the developer and information on the development. A summary of the main comments and discussions with the attendees at the Development Information Meeting was provided by the applicant (see Attachment J) and include the following main points:  General support for the proposed development, especially considering the need for more housing.  Some concern regarding traffic in the area, especially considering existing traffic on weekday mornings and weekends.  Some concern regarding parking in the area, especially considering limited parking for Maple Ridge Park and other nearby parks.  Concern from one resident regarding the inclusion of rooftop amenity area above the third storey, especially considering the perception of a privacy impact. The following are provided in response to the concerns raised by the public:  The proposed development does not trigger a Traffic Impact Assessment and is not expected to significantly impact existing traffic.  The proposed development complies with the City’s off-street parking requirements. Beyond off-street parking spaces, there will be new on-street parking spaces along Balsam Street and the future east-west road.  Section 403.6 (Height Exceptions) of the City’s Zoning Bylaw includes a height exception for stair towers – such as those utilized to access rooftop outdoor amenity area. The proposed maximum building height (excepting stair towers) is 10.1 metres. This is marginally higher than the maximum building height of 9.5 metres for townhouse dwelling units in comparable zones. The proposed building height is supported by staff as part of the Comprehensive Development zone considering the site context. Staff comments on page 6 of this report outline the relevant site context and how the proposed development is compliant with Multi-Family Development Permit Area Guidelines related to respecting private spaces. Conditions Precedent to Adoption: Staff have advised the applicant that adoption of the zoning amendment bylaw will not be recommended unless the following conditions, and any others that council identifies, are met: a) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; b) Road dedication for Balsam Street and the future east-west road as required; Page 139 of 288 September 24, 2024 [Committee of the Whole] Page 8 of 10 c) Park dedication as required, and removal of all debris and garbage from park land; d) Registration of a Statutory Right-of-Way plan and agreement for a City trail; e) Registration of a Restrictive Covenant for Trail Maintenance; f) Registration of a Restrictive Covenant for the protection of Visitor Parking; g) Registration of a Restrictive Covenant for Stormwater Management; h) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the suitability of the subject property for the proposed development; i) Removal of existing buildings; j) In addition to the Ministry of Environment Site Disclosure Statement, a disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks on the subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site. k) That a voluntary contribution, in the amount of $310,800.00 ($7,400.00/unit), or such rate applicable at third reading of this application, be provided in keeping with the Council Policy 6.31 with regard to Community Amenity Contributions. INTERDEPARTMENTAL IMPLICATIONS: Engineering Department: The Engineering Department has indicated that the following servicing upgrades will be required through the Rezoning Servicing Agreement:  Road dedication as required to meet the design criteria of Subdivision and Development Bylaw No. 4800-1993.  Utility servicing as required to meet the design criteria of Subdivision and Development Bylaw No. 4800-1993.  Frontage upgrades to the applicable road standard. Fire Department: The applicant was provided comments from the Fire Department about items to be addressed through the Development Permit and Building Permit processes. Building Department: The applicant was provided comments from the Building Department about items to be addressed through the Development Permit and Building Permit processes. Facilities, Parks, and Properties Department: The applicant was provided comments from the Facilities, Parks, and Properties Department about items to be addressed through the Development Permit and Building Permit processes. The 2.5-metre- wide trail to the south of the fee-simple conservation area forms part of the proposed site area. A Statutory Right-of-Way is required for the public trail, and a Restrictive Covenant is required to ensure the strata maintains and insures the public trail. Page 140 of 288 September 24, 2024 [Committee of the Whole] Page 9 of 10 EXTERNAL STAKEHOLDER/REFERRAL: School District No. 42: Pursuant to Section 476 of the Local Government Act, consultation with School District No. 42 is required at the time of preparing or amending the Official Community Plan. Referral comments from School District No. 42, dated January 10, 2024, are attached (see Attachment K) and include the following main points:  The proposed application would affect the student population for the catchment areas currently served by Yennadon Elementary and Garibaldi Secondary School.  Yennadon Elementary School has an operating capacity of 628 students. For the 2023/2024 school year, the student enrolment at Yennadon Elementary School is 720 students (115% utilization) including 70 students from out of catchment.  Garibaldi Secondary School has an operating capacity of 1050 students. For the 2023/2024 school year, the student enrolment at Garibaldi Secondary is 1006 students (96% utilization) including 267 students from out of catchment.  Based on the density estimates for the various land uses at build out, the following applies: o For the construction of 42 dwelling units, the estimated number of school age residents is 18. CONCLUSION: It is recommended that first and second reading be given to Official Community Plan Amending Bylaw No. 7963-2023, that second reading, as amended, be given to Zone Amending Bylaw No. 7962-2023, and that application 2023-255-RZ be forwarded to Public Hearing, to facilitate the future construction of a townhouse development with 42 market strata dwelling units. Prepared by: Daniel Rajasooriar, Planner 2 Attachments: (A) Subject Map (B) Ortho Map (C) Official Community Plan Amending Bylaw No. 7963-2023 (D) Zone Amending Bylaw No. 7962-2023 (E) Zone Amending Bylaw No. 7962-2023 – Tracked Changes Since First Reading (F) Proposed Site and Floor Plans (G) Proposed Building Elevation Plans / Perspectives (H) Proposed Landscape Plans (I) ADP Resolution/Comments and Applicant’s Responses (J) Development Information Meeting Summary (K) School District No. 42 Comments Page 141 of 288 September 24, 2024 [Committee of the Whole] Page 10 of 10 Report Approval Details Document Title: 2023-255-RZ, 13285 Balsam Street, RS-3 to CD-4.docx Attachments: Attachment A - Subject Map.pdf Attachment B - Ortho Map.pdf Attachment C - Official Community Plan Amending Bylaw No. 7963- 2023.pdf Attachment D - Zone Amending Bylaw No. 7962-2023.pdf Attachment E - Zone Amending Bylaw No. 7962-2023 - Tracked Changes.pdf Attachment F - Proposed Site and Floor Plans.pdf Attachment G - Proposed Building Elevation Plans and Perspectives.pdf Attachment H - Proposed Landscape Plans.pdf Attachment I - ADP Resolution and Comments and Applicant's Responses.pdf Attachment J - Development Information Meeting Summary.pdf Attachment K - School District No. 42 Comments.pdf Final Approval Date: Sep 13, 2024 This report and all of its attachments were approved and signed as outlined below: Marlene Best, Interim Director of Planning Scott Hartman, Chief Administrative Officer Page 142 of 288 DATE: Jul 2, 2024FILE: 2023-255-RZ 2023-255-RZACTIVE DEVELOPMENTS IN AREA PLANNING DEPARTMENT 13315 23486 13353 23385 23332 13368 23479 13361 2340113387 23491 23492 13375 23375 23327 13310 23479 23388 23359 13333 13250 13385 13339 23410 13381 23280 13390 23468 13318 23418 23369 13260 13243 23378 23476 13306 13313 13375 23379 23450 13309 23334 23349 23291/93 13378 13236 13369 13343 23430 13317 13367 23480 23480 23310 13305 23351 13230 23461 23302 23417 13291 2335813295 13355 13202 23402 23413 23414 23271 23425 13323 13351 13342 13285 23462 13335 13371 13366 13345 23469 23368 13352 23315 13240 23275 (PUMP STATION) 23411 23455 133191332713330 23447 13332 13285 13210 23461 23502 23398 23406 23407 13301 23405 23346 13376 13325 13365 23456 23421 13305 13391 13363 13322 23465 23444 Maple Ridge 2023-009-RZ2023-009-VP 2023-009-DP 2023-010-DP 2023-067-RZ2023-067-DP233 ST BALSAM ST 133 AVE FERN CRES 235 ST 132 AVE LARCH AVE 133A AVE 233 ST 132 AVE ´ Scale: 1:2,500 BY: DT SUBJECT PROPERTY Legend Stream Existing Trails Active Applications (RZ/SD/DP/VP) River Municipal Park Page 143 of 288 DATE: Jul 2, 2024FILE: 2023-255-RZ 2023-255-RZORTHOPHOTO ^ PLANNING DEPARTMENT 13315 23486 13353 23385 23332 13368 23479 13361 2340113387 23491 23492 13375 23375 23327 13310 23479 23388 23359 13333 13250 13385 13339 23410 13381 23280 13390 23468 13318 23418 23369 13260 13243 23378 23476 13306 13313 13375 23379 23450 13309 23334 23349 23291/93 13378 13236 13369 13343 23430 13317 13367 23480 23480 23310 13305 23351 13230 23461 23302 23417 13291 2335813295 13355 13202 23402 23413 23414 23271 23425 13323 13351 13342 13285 23462 13335 13371 13366 13345 23469 23368 13352 23315 13240 23275 (PUMP STATION) 23411 23455 133191332713330 23447 13332 13285 13210 23461 23502 23398 23406 23407 13301 23405 23346 13376 13325 13365 23456 23421 13305 13391 13363 13322 23465 23444 Maple Ridge 233 ST BALSAM ST 133 AVE FERN CRES 235 ST 132 AVE LARCH AVE 133A AVE 233 ST 132 AVE Aerial Imagery from the Spring of 2023´ Scale: 1:2,500 BY: DT SUBJECT PROPERTY Page 144 of 288 CITY OF MAPLE RIDGE BYLAW NO. 7963-2023 A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014 _______________________________________________________________________________ WHEREAS Section 477 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed expedient to amend Schedule "A" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 7963-2023." 2. Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley, Figure 2 - Land Use Plan and Figure 3C - River Village Hamlet are hereby amended for the parcel or tract of land and premises known and described as: Lot 1 Section 28 Township 12 New Westminster District Plan 58516 and outlined in heavy black line on Map No. 7963-1, a copy of which is attached hereto and forms part of this bylaw, is hereby designated as shown. 3. Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley, Figure 4 – Trails / Open Space is hereby amended for the parcel or tract of land and premises known and described as: Lot 1 Section 28 Township 12 New Westminster District Plan 58516 and outlined in heavy black line on Map No. 7963-2, a copy of which is attached hereto and forms part of this bylaw, is hereby designated as shown. 4. Maple Ridge Official Community Plan Bylaw No.7060-2014, as amended, is hereby amended accordingly. READ a first time the day of , 20 . READ a second time the day of , 20 . PUBLIC HEARING HELD the day of , 20 . READ a third time the day of , 20 . ADOPTED the day of , 20 . PRESIDING MEMBER CORPORATE OFFICER Page 145 of 288 Page 146 of 288 Page 147 of 288 CITY OF MAPLE RIDGE BYLAW NO. 7962-2023 A Bylaw to amend the text and Schedule “A” Zoning Bylaw Map forming part of Zoning Bylaw No. 7600-2019, as amended _____________________________________________________________________________ WHEREAS it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 7600-2019, as amended; NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7962-2023." 2. PART 10 – COMPREHENSIVE DEVELOPMENT ZONES, is amended by adding the following section in the correct sequential order: 10XX CD-4-23 High Density Townhouse Residential 10XX.1 PURPOSE This zone is intended to accommodate and regulate the development of a high density comprehensively-planned mixed use development. 10XX.2 PRINCIPAL USES 1. The following Principal Uses shall be permitted in this zone: a) Townhouse Residential. 10XX.3 ACCESSORY USES 1. The following shall be permitted as Accessory Uses to one of the permitted Principal Uses in this Zone: a) Boarding; and b) Home Occupation. 2. Refer to Sections 401 and 402 of this Bylaw for additional information. 10XX. 4 LOT AREA and DIMENSIONS 1. Minimum Lot Area and dimensions shall not be less than: a. In Lot Area 1,000.0 square meters b. In Lot Width 27.0 meters c. In Lot Depth 30.0 meters Page 148 of 288 10XX.5 DENSITY 1. Floor Space Ratio shall not exceed 0.6 times the Lot Area. 2. Additional Density up to a maximum of 0.95 times the Lot Area may be obtained for providing a cash contribution at a rate of $344.46 per square metre ($32.00 per square foot) as a Density Bonus. 3. Refer to Section 403 (Gross Floor Area Exemptions) of this Bylaw for Gross Floor Area requirements. 10XX.6 LOT COVERAGE 1. No Lot Coverage requirements in this Zone. 10XX.7 SETBACKS 1. Minimum Setbacks for all Buildings and Structures shall be not less than: a. from a Front Lot Line 3.0 metres; b. from a Rear Lot Line 3.7 metres; c. from an Interior Lot Line 5.0 metres; and d. from an Exterior Lot Line 3.0 metres. 2. Notwithstanding Section 403.2 (Siting Exceptions) of this Bylaw, the minimum setbacks required for this zone shall be reduced by not more than 1.7 metres for the building projections specified under Sections 403.2.2, 403.2.3, and 403.2.4. 3. Minimum Setbacks for all Buildings and Structures shall meet the requirements of Section 403 (Visual Clearance at Intersections) of this Bylaw. 10XX.8 HEIGHT 1. Building Height for Principal Buildings and Principal Structures for Townhouse Residential Use shall not exceed 10.5 metres. 2. Building Height for Accessory Buildings and Accessory Structures shall not exceed 4.5 metres. 3. Refer to Section 403 (Building Height) of this Bylaw. Page 149 of 288 10XX.9 LANDSCAPING and SCREENING 1. Landscaping and screening shall be provided in accordance with Section 405 (Landscaping, Screening and Fencing Requirements) of this Bylaw. 2. Notwithstanding Section 405.1 (Landscape and Permeable Surface Requirements) of this Bylaw, not less than 29% of the Lot Area shall be maintained as a Landscaped area with a permeable surface. 10XX.10 PARKING and LOADING 1. Off-Street Parking and Off-Street Loading shall be provided in accordance with Maple Ridge Off-Street Parking and Loading Bylaw No. 4350-1990, as amended, except as provided below. 2. Off-Street Parking shall be provided at the ratio of 2.0 residential tenant parking spaces and 0.2 residential visitor parking spaces per Townhouse Dwelling Unit. 2.0 additional off-street parking spaces shall be provided for Home Occupation use. 3. Home Occupation use shall be provided access to 5.0 residential visitor off-street parking spaces. 4. Notwithstanding requirements in Maple Ridge Off-Street Parking and Loading Bylaw No. 4350-1990, as amended, maneuvering aisles shall be not less than 6.0 metres. 5. Refer to Section 402 of this Bylaw. 10XX.11 OTHER REQUIREMENTS 1. Common Open Area(s) shall be provided on the Lot for Townhouse Residential Use based on the ratios as set out in Section 617.11 of this Bylaw. 2. Outdoor Amenity Area(s) shall be provided on the Lot based on the ratio as set out in Section 617.11 of this Bylaw, and this area may form part of the Common Open Area requirement 3. Private Outdoor Area(s) shall be provided for each Dwelling Unit based on the ratio as set out in Section 617.11 of this Bylaw, and this area may form part of the Common Open Area requirement. Page 150 of 288 4. A Townhouse Residential Use shall be limited to six (6) attached Townhouse Dwelling Units in one block, not to exceed a length of 45 metres (147.5 feet). 5. Notwithstanding Section 403.9 (Retaining Walls and Developer Built Retaining Walls) of this Bylaw, the height of a retaining wall, measured from the Finished Grade at the base of the exposed face of the wall to the top of the wall, shall not exceed 1.5 metres. 3. The parcel and tract of land and premises known and described as: Lot 1 Section 28 Township 12 New Westminster District Plan 58516 and outlined in heavy black line on Map No. 2031, a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to CD-4-23 (High Density Townhouse Residential). 4. Maple Ridge Zoning Bylaw No. 7600-2019, as amended, and Map "A" attached thereto are hereby amended accordingly. READ a first time the 5th day of September, 2023. READ a second time, as amended, the day of , 20 . PUBLIC HEARING HELD the day of , 20 . READ a third time the day of , 20 . ADOPTED the day of , 20 . PRESIDING MEMBER CORPORATE OFFICER Page 151 of 288 23 3 S T . 133 A V E . 132 AVE. 235 S T . 23 3 S T . 133 AVE. B A L S A M S T . BA L S A M S T . 132 AVE. LARCH AVE. BA L S A M S T . 23 3 S T . 23 4 7 9 13318 13367 23 3 8 5 23 4 0 6 23 4 7 9 23 3 4 6 23 4 6 1 23480 23 3 7 8 234 4 4 13339 23 3 6 9 23 3 7 9 13310 23 3 7 5 13342 13230 23486 23 4 1 0 13333 23 3 2 7 23476 1332213327 23 2 9 1 / 9 3 234 5 0 13361 13325 1332 2 13305 13306 234 5 6 23 3 5 8 23 5 0 2 23 3 1 0 13343 23 3 8 8 13301 13305 13315 13345 13291 13335 23 3 0 2 23 4 4 7 23 4 1 8 23 2 7 1 13323 2346 2 13285 13240 13260 234 5 5 23 2 7 5 ( P U M P S T A T I O N ) 23 4 6 9 13313 13365 23 3 6 8 13309 13250 1320213243 13371 23465 13319 13317 23 4 8 0 23 3 5 1 13352 23 3 4 9 2 3 4 2 5 23 2 8 0 23 3 3 2 23 4 9 1 13368 13353 13236 13295 23468 23 3 5 9 13330 13210 2 3 4 3 0 23 3 1 5 23 4 1 4 13332 23 3 9 8 23 3 3 4 13351 13285 133551336323 4 0 2 23 4 6 1 1 Rem A 16 1 PARK 9 CR O W N 3 6 38 43 1 2 35 3 30 PARK 8 7 PARK 11 19 4 213 3 Rem 2 3 5 4 41 39 PARK 27 40 1 2 15 3 17 6 31 14 36 2 30 13 21 PARK 45 10 10 42 A 14 23 10 12 18 1 37 33 11 4 9 22 8 PARK 3 16 5 34 5 19 12 3 44 24 4 15 2 1 7 20 9 2 37 18 5 4 17 31 2 2 32 BCP 3 1 5 5 P 2 0 5 4 3 LM P 5 2 1 4 5 P 1105 P 1105 BC P 1 0 6 6 4 BC P 1 0 6 6 4 LMP 50153 LMP 50153 SK 10151 P 13167 LMP 50153 P 6139 RP 15218 P 23518 P 58516 LM P 4 7 5 8 4 * BC P 3 1 5 5 EPP 114470 LM P 5 2 1 4 5 P 6139 BCP 3155RP 8389 LMP 52145 P 37422P 13167 BC P 3 1 5 5 BC P 1 0 6 6 4 BCP 3155 RP 7 7 1 7 P 58516 BCP 10664 P 40978P 2 1 7 1 6 LMP50241 LMP 50152 LMP 50155 RW 6 6 8 9 2 LMP 52146 BCP 52028L M P 5 0 1 5 4 LMP 501 5 5 LM P 5 2 1 4 6 SCALE 1:2,500 MAPLE RIDGE ZONE AMENDING From: To: 7962-2023 2031 Bylaw No. Map No. RS-3 Single Detached Rural Residential CD-4-23 High Density Townhouse Residential Page 152 of 288 CITY OF MAPLE RIDGE BYLAW NO. 7962-2023 A Bylaw to amend the text and Schedule “A” Zoning Bylaw Map forming part of Zoning Bylaw No. 7600-2019, as amended _____________________________________________________________________________ WHEREAS it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 7600-2019, as amended; NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7962-2023." 2. PART 2 – INTERPRETATIONS AND DEFINITIONS, SECTION 202 DEFINITIONS, SECTION 202.1, is amended by adding the following definition in the correct sequential order: LIVE/WORK UNIT means a use involving a Dwelling Unit where the occupant also uses part of the dwelling for Office use and to provide Professional Services. 3.2. PART 10 – COMPREHENSIVE DEVELOPMENT ZONES, is amended by adding the following section in the correct sequential order: 10XX CD-4-23 Medium/High Density Townhouse Residential with Live/Work Units 10XX.1 PURPOSE This zone is intended to accommodate and regulate the development of a medium to high density comprehensively-planned mixed use development. 10XX.2 PRINCIPAL USES 1. The following Principal Uses shall be permitted in this zone: a) Townhouse Residential.; and b) Live/Work Units. 10XX.3 ACCESSORY USES 1. The following shall be permitted as Accessory Uses to one of the permitted Principal Uses in this Zone: a) Boarding; and b) Home Occupation. 2. Refer to Sections 401 and 402 of this Bylaw for additional information. 10XX. 4 LOT AREA and DIMENSIONS Page 153 of 288 1. Minimum Lot Area and dimensions shall not be less than: a. In Lot Area 1,000.0 square meters b. In Lot Width 27.0 meters c. In Lot Depth 30.0 meters 10XX.5 DENSITY 1. Floor Space Ratio shall not exceed 0.6 times the Lot Area. 2. Additional Density up to a maximum of 0.9587 times the Lot Area may be obtained for providing a cash contribution at a rate of $344.46 per square metre ($32.00 per square foot) as a Density Bonus. 3. Refer to Section 403 (Gross Floor Area Exemptions) of this Bylaw for Gross Floor Area requirements. 10XX.6 LOT COVERAGE 1. No Lot Coverage requirements in this Zone. 10XX.7 SETBACKS 1. Minimum Setbacks for all Buildings and Structures shall be not less than: a. from a Front Lot Line 3.0 metres; b. from a Rear Lot Line 3.75.0 metres; c. from an Interior Lot Line 5.04.9 metres; and d. from an Exterior Lot Line 3.04.5 metres. 2. Notwithstanding Section 403.2 (Siting Exceptions) of this Bylaw, the minimum setbacks required for this zone shall be reduced by not more than 1.7 metres for the building projections specified under Sections 403.2.2, 403.2.3, and 403.2.4. 32. Minimum Setbacks for all Buildings and Structures shall meet the requirements of Section 403 (Visual Clearance at Intersections) of this Bylaw. 10XX.8 HEIGHT 1. Building Height for Principal Buildings and Principal Structures for Townhouse Residential Use shall not exceed 10.59.5 metres. 2. Building Height for Accessory Buildings and Accessory Structures shall not exceed 4.5 metres. Page 154 of 288 3. Building Height for Accessory Buildings and Accessory Structures used for Indoor Amenity Area shall not exceed 9.5 metres. 4.3. Refer to Section 403 (Building Height) of this Bylaw. 10XX.9 LANDSCAPING and SCREENING 1. Landscaping and screening shall be provided in accordance with Section 405 (Landscaping, Screening and Fencing Requirements) of this Bylaw. 1.2. Notwithstanding Section 405.1 (Landscape and Permeable Surface Requirements) of this Bylaw, not less than 29% of the Lot Area shall be maintained as a Landscaped area with a permeable surface. 1037.10 10XX.10 PARKING and LOADING 1. Off-Street Parking and Off-Street Loading shall be provided in accordance with Maple Ridge Off-Street Parking and Loading Bylaw No. 4350-1990, as amended, except as provided below. 2. Off-Street Parking shall be provided at the ratio of 2.0 residential tenant parking spaces and 0.2 residential visitor parking spaces per Townhouse Dwelling Unit. 2.0 additional off-street parking spaces shall be provided for Home Occupation use. 3. Home Occupation use shall be Live/Work Units will be provided access to 5.0 residential visitor off-street parking spaces. 4. Notwithstanding requirements in Maple Ridge Off-Street Parking and Loading Bylaw No. 4350-1990, as amended, maneuvering aisles shall be not less than 6.0 metres. 5. Accessory Off-Street Parking, except for that provided as tandem parking or visitor parking, shall be Concealed Parking that extends no more than 0.8 metres above Average Finished Grade and which is Landscaped and integrated to become a useable part of the yard area. 6. Tandem Parking garage units shall be limited to one enclosed single- car garage, with a driveway apron length to accommodate a second vehicle, as specified in the Maple Ridge Off-Street Parking and Loading Bylaw No. 4350-1990, as amended. Two-car enclosed Tandem Parking shall not be permitted. 7. The maximum percentage of single-car Tandem Parking garage units shall be limited to 10%. Page 155 of 288 8.5. Refer to Section 402 of this Bylaw. 10XX.11 OTHER REQUIREMENTS 1. Each Dwelling Unit facing Balsam Street shall be a Live/Work Unit. 2.1. Common Open Area(s) shall be provided on the Lot for Townhouse Residential Use based on the ratios as set out in Section 617.11 of this Bylaw. 3.2. Outdoor Amenity Area(s) shall be provided on the Lot based on the ratio as set out in Section 617.11 of this Bylaw, and this area may form part of the Common Open Area requirement 4.3. Private Outdoor Area(s) shall be provided for each Dwelling Unit based on the ratio as set out in Section 617.11 of this Bylaw, and this area may form part of the Common Open Area requirement. 4. A Townhouse Residential Use shall be limited to six (6) attached Townhouse Dwelling Units in one block, not to exceed a length of 45 metres (147.5 feet). 5. Notwithstanding Section 403.9 (Retaining Walls and Developer Built Retaining Walls) of this Bylaw, the height of a retaining wall, measured from the Finished Grade at the base of the exposed face of the wall to the top of the wall, shall not exceed 1.5 metres. 4.3. The parcel and tract of land and premises known and described as: Lot 1 Section 28 Township 12 New Westminster District Plan 58516 and outlined in heavy black line on Map No. 2031, a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to CD-4-23 (Medium/High Density Townhouse Residential with Live/Work Units). 5.4. Maple Ridge Zoning Bylaw No. 7600-2019, as amended, and Map "A" attached thereto are hereby amended accordingly. READ a first time the 5th day of September , 2023 . READ a second time, as amended, the day of , 20 . PUBLIC HEARING HELD the day of , 20 . READ a third time the day of , 20 . ADOPTED the day of , 20 . Page 156 of 288 PRESIDING MEMBER CORPORATE OFFICER Page 157 of 288 Site Plan A-1.200 Copyright reserved. All drawings and designs are and at all times remain the exclusive property of Siegrist Architecture Inc. and cannot be used without consent from Siegrist Architecture Inc. Issue 05 - ADP Resubmission Project Number 032N August 06, 2024 7-B 7-B 6-A 6-A 7-A 7-A 6-B 6-B DN 15R UP 1 5 R UP 1 5 R UP 15R UP 1 5 R UP 1 5 R UP 15R UP 15R UP 15R UP 1 5 R UP 1 5 R UP 1 5 R UP 1 5 R UP 1 5 R UP 1 5 R UP 15R UP 15R UP 15R UP 15R UP 15R UP 1 5 R UP 1 5 R UP 1 5 R UP 1 5 R UP 1 5 R UP 1 5 R UP 1 5 R UP 1 5 R UP 1 5 R UP 1 5 R UP 15R UP 15R UP 15R UP 15R UP MAX 2RUP MAX 2R UP MA X 2 R UP MAX 2RUP MAX 2R UP MA X 2 R UP MA X 2 R UP MA X 2 R UP MAX 2R UP MAX 2R UP MAX 2RUP MAX 2R UP MAX 2R UP MAX 2R UP MA X 2 R UP MA X 2 R UP MA X 2 R UP MA X 2 R UP MA X 2 R UP MAX 2R UP MAX 2R UP MAX 2R UP MAX 2R UP MAX 2R UP MAX 2RUP MAX 2RUP MAX 2RUP MAX 2RUP MAX 2R UP MA X 2 R UP MA X 2 R UP MA X 2 R UP MA X 2 R UP 15R UP 15R UP 15RUP 15R UP 15R UP 15R UP 15R UP 15R UP 2RUP 2R DN 4RDN 4RDN 5R UP 3RUP 3R DN 4RDN 4R UP 2R UP 15R DN 15R 7. 3 2 5.5 1 19 61 1. 5 2 6. 1 0 1. 5 2 61 6. 1 0 7. 0 1 1. 5 2 5. 4 0 4. 1 9 61 5.49 1.52 5.49 61 6.28 1.52 6.33 2. 6 2 1.5 2 8.315.51 5.51 2.5 1 2. 5 1 5.52 2. 5 1 2. 5 1 28 5.51 5.51 2.5 1 5. 5 1 7. 3 2 2.51 7.42 5.51 2. 5 1 2.51 15.40 APPROX. LOCATION OF COMMERCIAL SIGNAGE APPROX. LOCATION OF COMMERCIAL SIGNAGE SETBACK TO CANTILEVER ABOVE (ONLY ON LEVEL 2 AND 3) SETBACK TO CANTILEVER ABOVE (ONLY ON LEVEL 2 AND 3) SETBACK TO ALL 3 STOREYS SETBACK TO GARAGE (ONLY ON LEVEL 1) SETBACK TO ALL 3 STOREYS SETBACK TO ALL 3 STOREYS SETBACK TO ALL 3 STOREYS SETBACK TO ALL 3 STOREYS SETBACK TO CANTILEVER ABOVE (ONLY ON LEVEL 2 AND 3) SETBACK TO ELEC CLOSET (ONLY ON LEVEL 1) SETBACK TO ELEC CLOSET (ONLY ON LEVEL 1) SETBACK TO ALL 3 STOREYS SETBACK TO ALL 3 STOREYS SETBACK TO ALL 3 STOREYS SETBACK TO ALL 3 STOREYS SETBACK TO ALL 3 STOREYS SETBACK TO ALL 3 STOREYS SETBACK TO ALL 3 STOREYS SETBACK TO ALL 3 STOREYS SETBACK TO ALL 3 STOREYS SETBACK TO ALL 3 STOREYS SETBACK TO ALL 3 STOREYS SETBACK TO ALL 3 STOREYS SETBACK TO ALL 3 STOREYS SETBACK TO ALL 3 STOREYS SETBACK TO ALL 3 STOREYS SETBACK TO CANTILEVER ABOVE (ONLY ON LEVEL 2 AND 3) SETBACK TO CANTILEVER ABOVE (ONLY ON LEVEL 2 AND 3) SETBACK TO GARAGE (ONLY ON LEVEL 1) SETBACK TO ALL 3 STOREYS SETBACK TO ALL 3 STOREYS SETBACK TO ALL 3 STOREYS SETBACK TO ALL 3 STOREYS SETBACK TO ELEC CLOSET (ONLY ON LEVEL 1) SETBACK TO ELEC CLOSET (ONLY ON LEVEL 1) LOT LINE AT EXISTING PROPERTY LINE LOT LINE AT DEDICATION LOT LINE AT EXISTING PROPERTY LINE LOT LINE AT ROW LOT LINE AT DEDICATION LOT LINE AT PROPOSED PROPERTY LINE LOT LINE AT EXISTING PROPERTY LINE LOT LINE AT PROPOSED PROPERTY LINE LOT LINE AT ROW LOT LINE AT DEDICATION LOT LINE AT ROW LOT LINE AT PROPOSED PROPERTY LINE LOT LINE AT PROPOSED PROPERTY LINE LOT LINE AT EXISTING PROPERTY LINE LOT LINE AT PROPOSED PROPERTY LINE LOT LINE AT ROW BA L S A M S T R E E T VISITORREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESID E N T I A L REG U L A R 99" x 2 17" RESID E N T I A L REG U L A R 99" x 2 17" RESID E N T I A L REG U L A R 99" x 2 17" RESID E N T I A L REG U L A R 99" x 2 17" RESID E N T I A L REG U L A R 99" x 2 17" RE SID E N T I A L REG U L A R 99" x 2 17" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" VIS I T O R RE G U L A R 99 " x 2 17" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" 4.50 NEW PROPERTY LINE TRAIL ROW LINE WATERCOURSE SETBACK RE SID E N T I A L REG U L A R 99" x 2 17" RE SID E N T I A L REG U L A R 99" x 2 17" NEW ROAD RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" RESID E N T I A L REG U L A R 99" x 2 3 7 " RESID E N T I A L REG U L A R 99" x 2 3 7 " RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" RE SID E N T I A L REG U L A R 99" x 2 3 7 " RESID E N T I A L REG U L A R 99" x 2 3 7 " RESID E N T I A L REG U L A R 99" x 2 3 7 " RESID E N T I A L REG U L A R 99" x 2 3 7 " RESID E N T I A L REG U L A R 99" x 2 3 7 " RESID E N T I A L REG U L A R 99" x 2 3 7 " RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" RE SID E N T I A L REG U L A R 99" x 2 3 7 " RE SID E N T I A L REG U L A R 99" x 2 3 7 " RE SID E N T I A L REG U L A R 99" x 2 3 7 " RE SID E N T I A L REG U L A R 99" x 2 3 7 " RESID E N T I A L REG U L A R 99" x 2 3 7 " RESID E N T I A L REG U L A R 99" x 2 3 7 " RE SID E N T I A L REG U L A R 99" x 2 3 7 " RE SID E N T I A L REG U L A R 99" x 2 3 7 " RESID E N T I A L REG U L A R 99" x 2 3 7 " RE SID E N T I A L RE G U L A R 99" x 2 3 7 " VIS I T O R RE G U L A R 99" x 2 17" VIS I T O R AC C E S S I B L E 103 " + 6 0 " x 2 1 7 " CO M B I N E D RE G U L A R 99" x 2 17" HO M E O C C U P A T I O N + VIS I T O R CO M B I N E D RE G U L A R 99 " x 2 17" HO M E O C C U P A T I O N + VIS I T O R COMBINED REGULAR99" x 217" HOME OCCUPATION + VISITOR HO M E OC C U P A T I O N RE G U L A R 99 " x 2 17" HO M E OC C U P A T I O N RE G U L A R 99 " x 2 17" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" EV EV EV EV EV EV 102.20 93.70 5.5 8 9 2 . 3 4 6 8 . 7 3 15 . 0 4 97.72 1 9 . 44 6 6 . 9 6 5 . 6 0 2 . 5 6 2 . 5 0 79.80 79.57 A = 6955.5 m2 B = 1509.3 m2 Road = 970.6 m2 REFER TO SURVEY VIS I T O R AC C E S S I B L E 10 3 " + 6 0 " x 2 1 7 " CO M B I N E D RE G U L A R 99 " x 2 17" HO M E O C C U P A T I O N + VIS I T O R UP MA X 2 R UP MA X 2 R UP MA X 2 R UP MA X 2 R UP MA X 2 R UP MA X 2 R UP MA X 2 R UP MA X 2 R UP MA X 2 R BUILDING TYPE D UNIT TYPE D3 319.593 m2 BUILDING 5 BUILDING 7 BUILDING 1 BUILDING 6 BUILDING 2 BUILDING 3 BUILDING 4 BUILDING 8 BUILDING 9 18.32 18.56 0,0 0,0 8-2 9-1 9-1 6-1 6-1 6-2 6-2 0,0 0,0 8-B 8-B CL CL 4-B 4-B 5-B 5-B 5-A 5-A 8-1 1-1 1-1 1-B 1-B 1-A 1-A 2-B 2-B 2-A 2-A 5-2 5-2 8-A 8-A 9-2 9-2 9-29-1 4-A 4-A 5-1 5-1 4-1 4-2 3-1 3-2 1-2 1-2 10 . 8 7 7. 7 0 13 . 3 6 13 . 3 6 7. 7 0 8. 0 3 8.13 13.40 33.38 6. 0 6 8. 8 9 9. 1 4 8. 8 9 6. 0 6 8. 8 9 61 6. 1 8 69 5. 4 9 1. 5 2 26 . 7 2 29.46 4.57 29.82 10 . 8 7 10 . 8 7 29 . 8 2 5. 0 0 23 . 8 8 3. 0 4 10 . 8 7 9. 1 4 8. 8 9 3. 0 3 3. 0 3 8. 8 9 9. 1 4 1. 5 2 3. 5 9 8. 0 3 8.13 20.58 33.38 5.65 3.61 36.1728.96 10.87 10.87 10.87 1. 5 2 6. 1 0 1. 5 2 6. 1 0 1. 5 2 1. 5 2 6.101.52 1.52 1. 5 2 2. 5 m R O W 1 5 m W A T E R C O U R S E S E T B A C K 91 61 69 5. 4 9 6.81 TS 2 0 . 6 0 4.65m 4.74m 5.30m 5.02m 5.24m 5. 6 0 m DE D I C A T I O N 3. 0 4 m 7.67m 7.02m 7.69m 6.19m 6.29m 7.42m 7.64m 5 . 0 0 m 6. 0 9 m 6. 0 9 m 6. 0 9 m 5. 0 0 m 5. 2 5 m 3.57m 3.00m 3.01m 3.02m 3.08m 5. 6 0 m DE D I C A T I O N 4.50m DEDICATION 4.50m DEDICATION 5. 1 4 m 8. 0 0 m 7. 8 0 m 7. 1 1 m 7. 1 9 m 7. 7 3 m 3. 0 4 m 3. 0 4 m 3. 0 4 m 5 . 0 2 m 3.78m 3.91m 61 6. 1 0 61 61 6.10 69 5. 4 9 1. 5 2 6. 1 0 61 61 71 . 6 7 ( L o t W i d t h ) 97.68 (Lot Depth) PROJECT SIGNAGE 4.2m x 4.2m OUTDOOR AMENITY OUTDOOR AMENITY PARK + WATERCOURSE PMT LOCATION OPTION 1 BUILDING TYPE E UNIT TYPE D3 252.984 m2 BUILDING TYPE B UNIT TYPE D5 316.836 m2 BUILDING TYPE B UNIT TYPE D5 316.836 m2 BUILDING TYPE B UNIT TYPE D5 316.836 m2 BUILDING TYPE C UNIT TYPE D5 253.677 m2 BUILDING TYPE A UNIT TYPE D2 288.906 m2 BUILDING TYPE A UNIT TYPE D2 288.906 m2 BUILDING TYPE F UNIT TYPE D2 229.685 m2 ELEC CLOSET 5.311 m2 ELEC CLOSET 4.333 m2 ELEC CLOSET 4.324 m2 ELEC CLOSET 5.698 m2 ELEC CLOSET 5.698 m2 ELEC CLOSET 4.444 m2 SCALE: 1/16" = 1'-0"1 Site Plan NOTES: 1. PROJECT SIGNAGE, SUITE ADDRESSES, AND SUITE SIGNAGE ARE TO BE BUILT AND POSITIONED TO ALWAYS BE VISIBLE FROM THE STREET AND IN ALL WEATHER CONDITIONS. IF IT IS A FREE STANDING SIGN, ENSURE THE BUILDING ADDRESS IS ALSO INCLUDED. 2. ADD UNIT NUMBERS NEAR THE MAIN ENTRY AND BESIDE THE GARAGE DOOR 3. A SITE MAP IS TO BE INSTALLED AT THE SITE VEHICLE ENTRY, SIGNAGE IS TO BE INSTALLED LARGE ENOUGH SO THAT IT IS LEGIBLE FROM AND WITHIN VEHICLES APPROACHING. IN ADDITION, INTERNAL DIRECTIONAL SIGNAGE IS REQUIRED AT INTERSECTIONS. 4. 50% OF REQUIRED VISITOR PARKING SPACES ARE REQUIRED TO PROVIDE INFRASTRUCTURE CAPABLE OF PROVIDED LEVEL 2 CHARGING AS PER CURRENT PARKING BYLAW. SEE "EV" FOR LOCATIONS OF PARKING SPACES. Page 158 of 288 Level 1 Floor Plan A-1.201 Copyright reserved. All drawings and designs are and at all times remain the exclusive property of Siegrist Architecture Inc. and cannot be used without consent from Siegrist Architecture Inc. Issue 05 - ADP Resubmission Project Number 032N August 06, 2024 7-B 7-B 6-A 6-A 7-A 7-A 6-B 6-B 3A-5.001 2A-5.001 1A-5.001 DN 15R UP 1 5 R UP 1 5 R UP 15R UP 1 5 R UP 1 5 R UP 15R UP 15R UP 15R UP 1 5 R UP 1 5 R UP 1 5 R UP 1 5 R UP 1 5 R UP 1 5 R UP 15R UP 15R UP 15R UP 15R UP 15R UP 1 5 R UP 1 5 R UP 1 5 R UP 1 5 R UP 1 5 R UP 1 5 R UP 1 5 R UP 1 5 R UP 1 5 R UP 1 5 R UP 15R UP 15R UP 15R UP 15R UP MAX 2RUP MAX 2R UP MA X 2 R UP MAX 2RUP MAX 2R UP MA X 2 R UP MA X 2 R UP MA X 2 R UP MAX 2R UP MAX 2R UP MAX 2RUP MAX 2R UP MAX 2R UP MAX 2R UP MA X 2 R UP MAX 2 R UP MA X 2 R UP MA X 2 R UP MA X 2 R UP MAX 2R UP MAX 2R UP MAX 2R UP MAX 2R UP MAX 2R UP MAX 2RUP MAX 2RUP MAX 2RUP MAX 2RUP MAX 2R UP MA X 2 R UP MA X 2 R UP MAX 2 R UP MA X 2 R UP 15R UP 15R UP 15RUP 15R UP 15R UP 15R UP 15R UP 15R UP 2RUP 2R DN 4RDN 4R DN 5R UP 3RUP 3R DN 4RDN 4R UP 2R UP 15R DN 15R OH-192-84 OH-192-84 OH-192-84 OH-192-84 E36-B2.0 3 91 SD-36 2.0 3 91 E-36-A 2.0 391 E-36-A2.0 3 91 SD-36 2.0 3 91 E-36-A 2.0 391 E-36-A2.0 3 91 SD-36 2.0 3 91 E-36-A 2.0 391 E-36-A2.0 3 91 SD-36 2.0 3 91 E-36-A 2.0 391 E-36-A2.0 3 91 SD-36 2.0 3 91 E-36-A 2.0 391 E-36-A2.0 3 91 OH-192-84OH-192-84OH-192-84OH-192-84 E36-B 2.0 391 SD-36 2.0 391 E-36-A 2.0 3 91 E-36-A 2.0 391 SD-36 2.0 391 E-36-A 2.0 3 91 E-36-A 2.0 391 SD-36 2.0 391 E-36-A 2.0 3 91 E-36-A 2.0 391 SD-36 2.0 391 E-36-A 2.0 3 91 E-36-A 2.0 391 SD-36 2.0 391 E-36-A 2.0 3 91 E-36-A 2.0 391 OH-192-84OH-192-84 OH - 1 9 2 - 8 4 OH-192-84 76 x 1.60 Sill 1.37 2.1 3 1.0 7 Sill 0.00 E36-B 2.1 191 OH-192-84 76 x 1.60 Sill 1.37 2.1 3 1.0 7 Sill 0.00 E36-B 2.1 191 OH-192-84 76 x 1.60 Sill 1.37 2.1 3 1.0 7 Sill 0.00 E36-B 2.1 191 OH-192-84 76 x 1.60 Sill 1.37 2.1 3 1.0 7 Sill 0.00 E36-B 2.1 191 OH-192-84 76 x 1.60 Sill 1.37 2.1 3 1.0 7 Sill 0.00 E36-B 2.1 191 OH-192-84 76 x 1.60 Sill 1.37 2.1 3 1.0 7 Sill 0.00 E36-B 2.1 191 OH- 1 9 2 - 8 4 76 x 1 . 6 0 Sill 1 . 3 7 2.131.07Sill 0 . 0 0 E36 - B 2.1191 OH - 1 9 2 - 8 4 76 x 1 . 6 0 Sill 1 . 3 7 2.131.07Sill 0 . 0 0 E36 - B 2.1191 OH - 1 9 2 - 8 4 76 x 1 . 6 0 Sil l 1 . 3 7 2.131.07Sil l 0 . 0 0 E3 6 - B 2.11 91 OH-192-84OH-192-84 OH- 1 9 2 - 8 4 OH - 1 9 2 - 8 4 OH - 1 9 2 - 8 4 76 x 1 . 6 0 Sill 1 . 3 7 2.131.07Sill 0 . 0 0 E36 - B 2.1191 OH - 1 9 2 - 8 4 76 x 1 . 6 0 Sill 1 . 3 7 2.131.07Sill 0 . 0 0 E3 6 - B 2.1191 OH - 1 9 2 - 8 4 OH-192-84 E36-B 2.0 391 OH-192-84 E36-B 2.0 391 OH-192-84 E36-B 2.0 391 OH-192-84 E36-B 2.0 391 OH-192-84 E36-B 2.0 391 OH- 1 9 2 - 8 4 OH - 1 9 2 - 8 4 OH - 1 9 2 - 8 4 E3 6 - B 2.0391 SD - 3 6 2.03 91 E-3 6 - A 2.03 91 E-3 6 - A 2.0391 SD- 3 6 2.0391 E-3 6 - A 2.0391 E-3 6 - A 2.0391 SD- 3 6 2.0391 E-3 6 - A 2.0391 E-3 6 - A 2.03 91 S-3 6 2.0391 S-3 6 2.0391 S-3 6 2.0391S-3 6 2.0391 S-3 6 2.0391 E36-B 2.0 391 S-3 6 2.0391 E36-B 2.0 391 E36-B 2.0 391 S-3 6 2.0391 S-3 6 2.0391 E36-B2.0 3 91 E36-B 2.0 391 E36-B2.0 3 91 E36-B2.0 3 91 E36-B2.0 3 91 E36-B 2.0 391 E36-B 2.0 391 E36-B 2.0 391 E36 - B 2.03 91 E36 - B 2.0391 OH-192-84 OH-192-84OH-192-84 MD - 7 2 FP R 1 h r P1 1 1 MD - 7 2 FP R 1 h r P11 1 MD - 7 2 FP R 1 h r P1 1 1 MD - 7 2 FP R 1 h r P11 1 MD-72FPR 1hr P111 MD-72FPR 1hr P111 MD - 7 2 FP R 1 h r P11 1 MD - 7 2 FP R 1 h r P11 1 OH - 1 9 2 - 8 4 E36 - B 2.0391 SD - 3 6 2.0391 E-3 6 - A 2.0391 E-3 6 - A 2.0391 MD - 7 2 FP R 1 h r P11 1 MD - 7 2 FP R 1 h r P11 1 OH-192-84 OH-192-84 OH-192-84 OH-192-84 OH-192-84 OH- 1 9 2 - 8 4 OH - 1 9 2 - 8 4 OH - 1 9 2 - 8 4 OH - 1 9 2 - 8 4 OH-192-84OH-192-84 OH-192-84 OH-192-84 OH-192-84OH-192-84 OH-192-84 OH-192-84 OH-192-84OH-192-84 OH - 1 9 2 - 8 4 OH- 1 9 2 - 8 4 OH - 1 9 2 - 8 4 OH - 1 9 2 - 8 4 OH- 1 9 2 - 8 4 OH - 1 9 2 - 8 4 OH - 1 9 2 - 8 4 OH - 1 9 2 - 8 4 OH - 1 9 2 - 8 4 OH-192-84 OH-192-84 OH-192-84OH-192-84 OH-192-84OH-192-84 OH-192-84OH-192-84 OH-192-84 E36-B 2.0 391 E36-B 2.0 391 E36-B 2.0 391 E36-B 2.0 391 E36-B 2.0 391 E36-B 2.0 391 E3 6 - B 2.03 91 E36 - B 2.0391 E36 - B 2.0391 E3 6 - B 2.03 91 E36 - B 2.0391 E-36-A 2.0 3 91 S-3 0 2.0376 SD- 4 2 2.031.07 SD-282.0 3 71 S-30 2.0 376 E-36-A 2.0 3 91 S-3 0 2.0376 SD- 4 2 2.031.07 SD-282.0 3 71 S-30 2.0 376 E-3 6 - A 2.0391 S-30 2.0 3 76 SD-42 2.0 3 1.0 7 SD - 2 8 2.03 71 S-3 0 2.0376 E-36-A 2.0 3 91 S-3 0 2.0376 SD- 4 2 2.031.07 SD-282.0 3 71 S-30 2.0 376 E-36-A 2.0 3 91 S-3 0 2.0376 SD- 4 2 2.031.07 SD-282.0 3 71 S-30 2.0 376 E-3 6 - A 2.0391 S-30 2.0 376 SD-42 2.0 3 1.0 7 SD - 2 8 2.03 71 S-3 0 2.0376 E-3 6 - A 2.0391 S-30 2.0 376 SD-42 2.0 3 1.0 7 SD - 2 8 2.03 71 S-3 0 2.0376 E-3 6 - A 2.0391 S-30 2.0 376 SD-42 2.0 3 1.0 7 SD - 2 8 2.0371 S-3 0 2.0376 2.1 3 1.0 7 Sill 0.00 E36-B 2.1 191 E36-B 2.0 391 2.1 3 1.0 7 Sill 0.00 E36-B 2.1 191 E36-B 2.0 391 2.13 1.07Sill 0 . 0 0 E36 - B 2.1191 E3 6 - B 2.0391 2.13 1.07Sill 0 . 0 0 E3 6 - B 2.11 91 E36 - B 2.0391 76 x 1.42 Sill 1.57 2.1 3 2.1 8 Sill 0.00 E36-B 2.1 191 E36-B 2.0 391 76 x 1.42 Sill 1.57 2.1 3 2.1 8 Sill 0.00 E36-B 2.1 191 E36-B 2.0 391 76 x 1 . 4 2 Sil l 1 . 5 7 2.132.18Sill 0 . 0 0 E36 - B 2.1191 E36 - B 2.0391 76 x 1 . 4 2 Sill 1 . 5 7 2.132.18Sill 0 . 0 0 E36 - B 2.1191 E3 6 - B 2.0391 E-36-A 2.0 3 91 S-3 0 2.0376 SD- 4 2 2.031.07 SD-282.0 3 71 S-30 2.0 376 E-36-A 2.0 3 91 S-3 0 2.0376 SD- 4 2 2.031.07 SD-282.0 3 71 S-30 2.0 376 E-36-A 2.0 3 91 S-3 0 2.0376 SD- 4 2 2.031.07 SD-282.0 3 71 S-30 2.0 376 E-36-A 2.0 3 91 S-3 0 2.0376 SD- 4 2 2.031.07 SD-282.0 3 71 S-30 2.0 376 E-36-A 2.0 3 91 S-3 0 2.0376 SD- 4 2 2.031.07 SD-282.0 3 71 S-30 2.0 376 E-36-A 2.0 3 91 S-3 0 2.0376 SD- 4 2 2.031.07 SD-282.0 3 71 S-30 2.0 376 E-3 6 - A 2.0391 S-30 2.0 376 SD-42 2.0 3 1.0 7 SD - 2 8 2.0371 S-3 0 2.0376 E-3 6 - A 2.03 91 S-30 2.0 376 SD-42 2.0 3 1.0 7 SD - 2 8 2.0371 S-3 0 2.03 76 E-3 6 - A 2.03 91 S-30 2.0 376 SD-42 2.0 3 1.0 7 SD - 2 8 2.0371 S-3 0 2.0376 E-3 6 - A 2.0391 S-30 2.0 376 SD-42 2.0 3 1.0 7 SD - 2 8 2.0371 S-3 02.0376 E-3 6 - A 2.03 91 S-30 2.0 3 76 SD-42 2.0 3 1.0 7 SD - 2 8 2.0371 S-3 0 2.03 76 2.13 61 Sill 0 . 0 0 2.13 61 Sill 0 . 0 0 2.1 3 61 Sill 0.00 2.1 361 Sill 0.00 SD- 6 0 1.521.52 SD- 6 0 1.521.52 SD- 6 0 1.521.52 SD- 6 0 1.521.52 SD- 6 0 1.521.52 SD- 6 0 1.521.52 SD- 6 0 1.521.52 SD- 6 0 1.521.52 E36-B 2.1 191 E36-B 2.1 191 E36-B 2.1 191 E36-B 2.1 191 E36-B 2.1 191 E36-B 2.1 191 E36-B 2.1 191 OH-192-84 MD - 7 2 FP R 1 h r P1 1 1 MD - 7 2 FP R 1 h r P1 1 1 E-36-A 2.0 376 E-36-A 2.0 376 E-3 6 - A 2.0376 E-36-A 2.0 376 E-36-A 2.0 376 E-3 6 - A 2.0376 E-3 6 - A 2.0376 E-3 6 - A 2.0376 E-36-A 2.0 376 E-36-A 2.0 376 E-36-A 2.0 376 E-36-A 2.0 376 E-36-A 2.0 376 E-36-A 2.0 376 E-3 6 - A 2.03 76 E-3 6 - A 2.0376 E-3 6 - A 2.0376 E-3 6 - A 2.03 76 E-3 6 - A 2.0376 OH-192-84 OH-192-84 OH-192-84 OH-192-84 OH-192-84 E36-B 2.0 391 OH-192-84 E36-B 2.1 191 S-3 6 2.0391 SD- 6 0 1.521.52 E36-B 2.1 191 OH-192-84 OH-192-84 7.3 2 5.5 1 FG 2 0 . 2 0 TS 2 1 . 3 4 TS 2 1 . 3 4 TS 2 1 . 3 4 TS 2 1 . 3 4 TS 2 1 . 3 4 TS 2 1 . 3 4 TS 2 1 . 3 4 TS 2 1 . 3 4 TS 2 1 . 3 4 TS 2 1 . 3 4 TS 2 0 . 6 5 TS 2 0 . 6 5 TS 2 0 . 6 5 TS 2 0 . 6 5 TS 2 0 . 6 5 TS 2 0 . 6 5 TS 2 0 . 6 5 TS 2 0 . 6 5 TS 2 0 . 6 5 TS 2 0 . 6 5 TS 2 1 . 7 9 TS 2 1 . 7 9 TS 2 1 . 7 9 TS 2 1 . 7 9 TS 2 1 . 7 9 TS 2 1 . 7 9 TS 2 1 . 7 9 TS 2 1 . 7 9 TS 2 1 . 7 9 TS 2 1 . 7 9 TS 2 2 . 3 8 TS 2 2 . 3 8 TS 2 2 . 3 8 TS 2 2 . 3 8 TS 2 2 . 3 8 TS 2 2 . 3 8 TS 2 2 . 3 8 TS 2 2 . 3 8 19 61 1.5 2 6. 1 0 1.5 2 61 6. 1 0 7.0 1 1.5 2 5.4 0 4.1 9 61 5.49 1.525.49 61 6.28 1.526.33 2.6 2 1.5 2 8.315.51 5.51 2.5 1 2.5 1 5.52 2.5 1 2.5 1 28 5.51 5.51 2.5 1 5.5 1 7.3 2 2.51 7.42 5.51 2.5 1 2.51 15.40 TOWNHOUSE ENTRY MONUMENTWITH ADDRESS COMMERCIAL SIGNAGE HUNG UNDER SOFFIT-MAX 12" HIGH TOWNHOUSE ENTRY MONUMENT COMMERCIAL SIGNAGE HUNG UNDER SOFFIT-MAX 12" HIGH BA L S A M S T R E E T VISITORREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R AC C E S S FIR E F I G H T E R AC C E S S FIR E F I G H T E R AC C E S S FIRE F I G H T E R ACC E S S FIRE F I G H T E R ACC E S S FIRE FIGHTER ACCESS FIRE FIGHTER ACCESS FIRE F I G H T E R ACC E S S FIRE F I G H T E R ACC E S S FIRE F I G H T E R ACC E S S FIRE F I G H T E R ACC E S S FIRE F I G H T E R ACC E S S FIRE F I G H T E R ACC E S S FIRE FIGHTER ACCESS FIRE FIGHTER ACCESS FIRE FIGHTER ACCESS FIRE FIGHTER ACCESS FIRE FIGHTER ACCESS FIRE F I G H T E R ACC E S S FIRE F I G H T E R ACC E S S FIRE FIGHTER ACCESS FIRE FIGHTER ACCESS FIR E F I G H T E R ACC E S S FIR E F I G H T E R AC C E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R AC C E S S FIRE FIGHTER ACCESS FIRE FIGHTER ACCESS FIRE FIGHTER ACCESS RESID E N T I A L REG U L A R 99" x 2 17" RESID E N T I A L REG U L A R 99" x 2 17" RE SID E N T I A L REG U L A R 99" x 2 17" RE SID E N T I A L REG U L A R 99" x 2 17" RE SID E N T I A L REG U L A R 99" x 2 17" RE SID E N T I A L REG U L A R 99" x 2 17" FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" VIS I T O R RE G U L A R 99 " x 2 17" FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" MECH MECH MECHMECHMECHMECHMECH MECH 4.50 NEW PROPERTY LINE TRAIL ROW LINE WATERCOURSE SETBACK FIRE FIGHTER ACCESS RESID E N T I A L REG U L A R 99" x 2 17" RESID E N T I A L REG U L A R 99" x 2 17" NEW ROAD FIRE F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" BEDROOMFLEXOFFICE CLOSET BATH MECH FIRE F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" BEDROOMFLEXOFFICE CLOSET BATH MECH FIRE FIGHTER ACCESS RE SID E N T I A L REG U L A R 99" x 2 3 7 " RE SID E N T I A L REG U L A R 99" x 2 3 7 " BEDROOMFLEXOFFICE CLO S E T BATH MECH FIRE F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" BEDROOMFLEXOFFICE CLOSET BATH MECH FIRE F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" BEDROOMFLEXOFFICE CLOSET BATH MECH FIRE FIGHTER ACCESS RE SID E N T I A L REG U L A R 99" x 2 3 7 " RE SID E N T I A L REG U L A R 99" x 2 3 7 " BEDROOMFLEXOFFICE CLO S E T BATH MECH FIRE FIGHTER ACCESS RE SID E N T I A L REG U L A R 99" x 2 3 7 " RE SID E N T I A L REG U L A R 99" x 2 3 7 " BEDROOMFLEXOFFICE CLO S E T BATH MECH FIRE FIGHTER ACCESS RE SID E N T I A L REG U L A R 99" x 2 3 7 " RE SID E N T I A L REG U L A R 99" x 2 3 7 " BEDROOMFLEXOFFICE CL O S E T BATH MECH FIRE F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" BEDROOMFLEXOFFICE CLOSET BATH MECH FIRE F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" BEDROOMFLEXOFFICE CLOSET BATH MECH FIRE F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" BEDROOMFLEXOFFICE CLOSET BATH MECH FIRE F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" BEDROOMFLEXOFFICE CLOSET BATH MECH FIRE F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" BEDROOMFLEXOFFICE CLOSET BATH MECH FIRE F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" BEDROOMFLEXOFFICE CLOSET BATH MECH FIRE FIGHTER ACCESS RESID E N T I A L REG U L A R 99" x 2 3 7 " RE SID E N T I A L RE G U L A R 99" x 2 3 7 " BEDROOMFLEXOFFICE CLO S E T BATH MECH FIRE FIGHTER ACCESS RESID E N T I A L REG U L A R 99" x 2 3 7 " RESID E N T I A L REG U L A R 99" x 2 3 7 " BEDROOMFLEXOFFICE CLO S E T BATH MECH FIRE FIGHTER ACCESS RE SID E N T I A L REG U L A R 99" x 2 3 7 " RESID E N T I A L REG U L A R 99" x 2 3 7 " BEDROOMFLEXOFFICE CL O S E T BATH MECH FIRE FIGHTER ACCESS RESID E N T I A L REG U L A R 99" x 2 3 7 " RE SID E N T I A L REG U L A R 99" x 2 3 7 " BEDROOMFLEXOFFICE CLO S E T BATH MECH FIRE FIGHTER ACCESS RESID E N T I A L REG U L A R 99" x 2 3 7 " RESID E N T I A L REG U L A R 99" x 2 3 7 " BEDROOMFLEXOFFICE CLO S E T BATH MECH BACKYARD BACKYARD BACKYARDBACKYARDBACKYARD BACKYARDBACKYARD 180LTOTE 360LTOTE 180LTOTE 360LTOTE 180LTOTE 360LTOTE 180LTOTE 360LTOTE 180LTOTE 360LTOTE 180LTOTE360LTOTE180LTOTE360LTOTE180LTOTE360LTOTE180LTOTE360LTOTE180LTOTE360LTOTE 180L TOT E 360 L TO T E 180L TOT E 36 0 L TO T E 180L TO T E 360 L TO T E 180L TO T E 360 L TOT E BACKYARD 180LTOTE 360LTOTE MECH 180LTOTE 360LTOTE MECH 180L TO T E 360 L TO T E MECH 180LTOTE 360LTOTE MECH 180LTOTE 360LTOTE MECH 180L TO T E 360 L TO T E MECH 180L TO T E 360 L TO T E MECH 18 0L TO T E 36 0 L TO T E MECH 180LTOTE 360LTOTE MECH 180LTOTE 360LTOTE MECH 180LTOTE 360LTOTE MECH 180LTOTE 360LTOTE MECH 180LTOTE 360LTOTE MECH 180LTOTE 360LTOTE MECH 180L TOT E 360 L TOT E MECH 180L TO T E 360 L TOT E MECH 18 0L TO T E 36 0 L TO T E MECH 180L TOT E 360 L TOT E MECH 180L TO T E 360 L TO T E MECH 180L TOT E 36 0 L TO T E 180L TOT E 36 0 L TO T E 180L TOT E 36 0 L TO T E 180L TOT E 36 0 L TO T E 180L TOT E 36 0 L TO T E 180L TOT E 36 0 L TO T E 180L TOT E 36 0 L TO T E 180L TOT E 36 0 L TO T E VIS I T O R RE G U L A R 99 " x 2 17" VIS I T O R AC C E S S I B L E 10 3 " + 6 0 " x 2 1 7 " CO M B I N E D RE G U L A R 99 " x 2 17" HO M E O C C U P A T I O N + VIS I T O R CO M B I N E D RE G U L A R 99 " x 2 17" HO M E O C C U P A T I O N + VIS I T O R COMBINED REGULAR99" x 217" HOME OCCUPATION + VISITOR HO M E OC C U P A T I O N RE G U L A R 99 " x 2 17" HO M E OC C U P A T I O N RE G U L A R 99 " x 2 17" BACKYARD ACCESS FIR E F I G H T E R ACC E S S MECH 180L TOT E 36 0 L TO T E RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" 102.20 93.70 5.58 9 2 . 3 4 6 8 . 7 3 15 . 0 4 97.72 1 9 . 44 6 6 . 9 6 5 . 6 0 2 . 5 6 2 . 5 0 79.80 79.57 VIS I T O R AC C E S S I B L E 10 3 " + 6 0 " x 2 1 7 " CO M B I N E D RE G U L A R 99" x 2 17" HO M E O C C U P A T I O N + VIS I T O R TH D2-AGARAGE EXCLUSION49.080 m2 TH D2-AGARAGE EXCLUSION49.080 m2 TH D2-AGARAGE EXCLUSION49.080 m2 TH D2-CGARAGE EXCLUSION52.540 m2 TH D2-AGARAGE EXCLUSION49.080 m2 TH D2-AGARAGE EXCLUSION49.080 m2 TH D2-AGARAGE EXCLUSION49.080 m2 TH D2-CGARAGE EXCLUSION52.540 m2 TH D3-AENTRY6.758 m2 TH D3-AENTRY6.758 m2 TH D3-AENTRY6.758 m2 TH D3-AENTRY6.758 m2 TH D3-AENTRY6.758 m2 TH D2-AGARAGE EXCLUSION49.080 m2 TH D2-AGARAGE EXCLUSION49.080 m2 TH D2-CGARAGE EXCLUSION52.540 m2 TH D3-BENTRY6.758 m2 TH D3-CENTRY7.016 m2 TH D3-BENTRY6.758 m2 TH D2-DGARAGE EXCLUSION50.780 m2 TH D3-DENTRY7.016 m2 UP MA X 2 R UP MA X 2 R UP MA X 2 R UP MA X 2 R UP MA X 2 R UP MA X 2 R UP MA X 2 R UP MA X 2 R UP MA X 2 R TH D3-ALEVEL 163.497 m2 TH D3-ALEVEL 163.497 m2 TH D3-ALEVEL 163.497 m2 TH D3-AGARAGE EXCLUSION56.739 m2 TH D3-AGARAGE EXCLUSION56.739 m2 TH D3-AGARAGE EXCLUSION56.739 m2 TH D3-ALEVEL 163.497 m2 TH D3-AGARAGE EXCLUSION56.739 m2 TH D3-ALEVEL 163.497 m2 TH D3-AGARAGE EXCLUSION56.739 m2 TH D3-BLEVEL 165.291 m2 TH D3-BGARAGE EXCLUSION58.510 m2 TH D3-CLEVEL 163.811 m2 TH D3-CGARAGE EXCLUSION56.795 m2 TH D3-BLEVEL 165.291 m2 TH D3-BGARAGE EXCLUSION58.510 m2 TH D3-DLEVEL 159.294 m2 TH D3-DGARAGE EXCLUSION52.278 m2 TH D2-ALEVEL 156.761 m2 TH D2-ALEVEL 156.761 m2 TH D2-ALEVEL 156.761 m2 TH D2-CLEVEL 158.989 m2 TH D2-ALEVEL 156.761 m2 TH D2-ALEVEL 156.761 m2 TH D2-ALEVEL 156.761 m2 TH D2-CLEVEL 158.989 m2 TH D5-BLEVEL 163.680 m2 TH D5-BGARAGE EXCLUSION40.961 m2 TH D5-BLEVEL 163.680 m2 TH D5-BGARAGE EXCLUSION40.961 m2 TH D5-BLEVEL 163.680 m2 TH D5-BGARAGE EXCLUSION40.961 m2 TH D5-ALEVEL 163.159 m2 TH D5-ALEVEL 163.159 m2 TH D5-ALEVEL 163.159 m2 TH D5-ALEVEL 163.159 m2 TH D5-ALEVEL 163.159 m2 TH D5-ALEVEL 163.159 m2 TH D5-ALEVEL 163.159 m2 TH D5-ALEVEL 163.159 m2 TH D5-ALEVEL 163.159 m2 TH D5-CLEVEL 163.680 m2 TH D5-CGARAGE EXCLUSION41.030 m2 TH D5-CLEVEL 163.680 m2 TH D5-CGARAGE EXCLUSION41.030 m2 TH D5-CLEVEL 163.680 m2 TH D5-CGARAGE EXCLUSION41.030 m2 TH D5-BLEVEL 163.680 m2 TH D5-BGARAGE EXCLUSION40.961 m2 TH D5-ALEVEL 163.159 m2 TH D5-ALEVEL 163.159 m2 TH D5-CLEVEL 163.680 m2 TH D5-CGARAGE EXCLUSION41.030 m2 TH D2-ALEVEL 156.761 m2 TH D2-ALEVEL 156.761 m2 TH D2-CLEVEL 158.989 m2 TH D2-DLEVEL 157.174 m2 TH D5-AGARAGE EXCLUSION40.643 m2 TH D5-AGARAGE EXCLUSION40.643 m2 TH D5-AGARAGE EXCLUSION40.643 m2 TH D5-AGARAGE EXCLUSION40.643 m2 TH D5-AGARAGE EXCLUSION40.643 m2 TH D5-AGARAGE EXCLUSION40.643 m2 TH D5-AGARAGE EXCLUSION40.643 m2 TH D5-AGARAGE EXCLUSION40.643 m2 TH D5-AGARAGE EXCLUSION40.643 m2 TH D5-AGARAGE EXCLUSION40.643 m2 TH D5-AGARAGE EXCLUSION40.643 m2 18.32 18.56 0,0 0,0 8-2 9-1 9-1 6-1 6-1 6-2 6-2 0,0 0,0 8-B 8-B CL CL 4-B 4-B 5-B 5-B 5-A 5-A 8-1 1-1 1-1 1-B 1-B 1-A 1-A 2-B 2-B 2-A 2-A 5-2 5-2 8-A 8-A 9-2 9-2 9-29-1 4-A 4-A 5-1 5-1 4-1 4-2 3-1 3-2 1-2 1-2 1A-4.003 3A-4.003 4A-4.0032A-4.003 1A-4.001 3A-4.001 4A-4.001 3A-4.009 1A-4.009 4A-4.009 2A-4.009 3A-4.0081A-4.008 4A-4.008 2A-4.008 1A-4.005 3A-4.005 4A-4.005 2A-4.005 3A-4.007 1A-4.007 4A-4.0072A-4.007 3A-4.004 1A-4.004 2A-4.004 4A-4.004 1A-4.006 3A-4.006 2A-4.006 4A-4.006 3A-4.002 1A-4.002 4A-4.0022A-4.002 2A-4.001 10 . 8 7 7.7 0 13 . 3 6 13 . 3 6 7.7 0 8.0 3 8.13 13.40 33.38 6.0 6 8.8 9 9. 1 4 8. 8 9 6.0 6 8. 8 9 61 6.1 8 69 5.4 9 1.5 2 26 . 7 2 29.46 4.57 29.82 10 . 8 7 10 . 8 7 29 . 8 2 5. 0 0 23 . 8 8 3.0 4 10 . 8 7 9. 1 4 8. 8 9 3. 0 3 3.0 3 8.8 9 9. 1 4 1.5 2 3.5 9 8.0 3 8.13 20.58 33.38 5.65 3.61 36.1728.96 10.87 10.87 10.87 1.5 2 6. 1 0 1.5 2 6. 1 0 1.5 2 1.5 2 6.101.52 1.52 1.5 2 2. 5 m RO W 15 m WA T E R C O U R S E S E T B A C K 91 61 69 5.4 9 6.81 FG 2 1 . 5 8 FG 2 1 . 6 0 FG 2 1 . 6 3 FG 2 1 . 5 5 FG 2 1 . 0 9 FG 2 1 . 1 2 FG 2 1 . 0 0 FG 2 0 . 8 8 FG 2 0 . 7 6 FG 2 0 . 5 5 FG 2 0 . 4 3 FG 2 0 . 3 1 FG 2 0 . 1 9 FG 2 0 . 0 7 FG 2 0 . 1 0 FG 2 0 . 0 7 FG 2 0 . 3 5 FG 2 0 . 3 9 FG 2 0 . 4 3 FG 2 0 . 4 6 FG 2 0 . 8 5 FG 2 0 . 8 2 FG 2 0 . 7 0 FG 2 0 . 5 5 FG 2 1 . 6 6 FG 2 1 . 6 9 FG 2 1 . 7 5 FG 2 1 . 7 7 FG 2 1 . 8 0 FG 2 1 . 8 3 FG 2 1 . 5 4 FG 2 1 . 3 9 FG 2 1 . 2 5 FG 2 1 . 0 4 FG 2 0 . 9 0 FG 2 0 . 8 9 FG 2 1 . 0 2 FG 2 1 . 1 5 FG 2 1 . 2 9 FG 2 1 . 4 2 FG 2 0 . 7 4 FG 2 0 . 6 0 FG 2 0 . 4 5 FG 2 0 . 3 1 FG 2 1 . 7 1 FG 2 0 . 6 5 FG 2 1 . 7 2 FG 2 0 . 3 7 FG 2 1 . 2 4 FG 2 0 . 5 6 FG 2 0 . 6 0 FG 2 0 . 7 0 FG 2 0 . 0 6 FG 1 9 . 8 8 FG 2 0 . 2 5 FG 2 0 . 4 4 FG 2 0 . 6 3 FG 2 0 . 8 3 FG 2 0 . 8 5 FG 21.75 FG 21.61 FG 2 0 . 9 1 FG 2 0 . 9 1 FG 1 9 . 7 0 FG 2 1 . 7 9 FG 2 1 . 7 9 FG 2 0 . 5 1 FG 21.63 FG 21.70 FG 21.85 FG 22.03 FG 22.32 FG 22.73 FG #toPZ v a l u e FG 23.03FG # t o P Z v a l u e FG # t o P Z v a l u e TS 2 0 . 8 5 TS 2 0 . 8 5 TS 2 0 . 8 5 TS 2 1 . 6 4 TS 2 1 . 6 4 TS 2 1 . 6 4 TS 2 1 . 6 4 TS 2 1 . 6 4 TS 2 1 . 2 1 TS 2 1 . 2 1 TS 2 1 . 2 1 TS 2 1 . 2 1 TS 2 1 . 2 1 TS 2 1 . 6 4 TS 2 1 . 6 4 TS 2 1 . 6 4 TS 2 1 . 6 4 TS 2 1 . 6 4 TS 2 0 . 6 0 TS 2 0 . 6 0 TS 2 0 . 6 0 TS 2 0 . 6 0 FG 2 0 . 9 0 FG 2 0 . 9 6 FG 2 1 . 1 3 FG 2 0 . 7 5 FG 2 0 . 6 8 FG 2 1 . 0 1 FG 2 1 . 1 1 FG 2 1 . 2 6 FG 2 1 . 3 9 FG 2 1 . 5 6 FG 2 1 . 2 1 FG 2 0 . 5 2 FG 2 0 . 5 2 FG 2 0 . 4 7 FG 2 0 . 4 2 FG 2 0 . 8 3 FG 2 0 . 9 3 FG 2 1 . 0 3 FG 2 1 . 1 8 FG 2 1 . 2 6 FG 2 0 . 5 7 FG 2 0 . 4 9 FG 2 0 . 3 7 FG 2 0 . 2 4 FG 2 0 . 1 7 FG # t o P Z v a l u e FG 2 1 . 7 2 FG 2 1 . 7 2 FG 2 1 . 7 2 FG 2 1 . 7 2 FG 2 1 . 7 2 FG 2 1 . 8 7 FG 2 1 . 8 7 FG 2 1 . 8 7 FG 2 1 . 8 7 FG 2 1 . 6 1 FG 2 1 . 4 9 FG 2 1 . 3 1 FG 2 1 . 1 1 FG 2 1 . 0 1 FG 2 0 . 6 7 FG 2 0 . 6 8 FG 2 0 . 3 6 FG 2 0 . 4 0 4.65m 4.74m 5.30m 5.02m 5.24m 5.6 0 m DE D I C A T I O N 3.0 4 m 7.67m 7.02m 7.69m 6.19m 6.29m 7.42m 7.64m 5. 0 0 m 6.0 9 m 6.0 9 m 6.0 9 m 5.0 0 m 5.2 5 m 3.57m 3.00m 3.01m 3.02m 3.08m 5.6 0 m DE D I C A T I O N 4.50mDEDICATION 4.50mDEDICATION 5. 1 4 m 8.0 0 m 7.8 0 m 7.1 1 m 7.1 9 m 7.7 3 m 3.0 4 m 3.0 4 m 3.0 4 m 5. 0 2 m 3.78m 3.91m 61 6. 1 0 61 61 6.10 69 5.4 9 1.5 2 6. 1 0 61 61 71 . 6 7 ( L o t W i d t h ) 97.68 (Lot Depth) PROJECT SIGNAGE MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE 4.2m x 4.2m OUTDOOR AMENITY OUTDOOR AMENITY PARK + WATERCOURSE MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE PMT LOCATION OPTION 1 TH D2-BENTRY7.674 m2 TH D2-BGARAGE EXCLUSION51.959 m2 TH D2-BLEVEL 159.633 m2 TH D2-AENTRY7.682 m2 TH D2-AENTRY7.682 m2 TH D2-AENTRY7.682 m2 TH D2-CENTRY6.394 m2 TH D2-BENTRY7.674 m2 TH D2-BGARAGE EXCLUSION51.959 m2 TH D2-BLEVEL 159.633 m2 TH D2-AENTRY7.682 m2 TH D2-AENTRY7.682 m2 TH D2-AENTRY7.682 m2 TH D2-CENTRY6.394 m2 TH D5-B ENTRY22.719 m2 TH D5-B ENTRY22.719 m2 TH D5-B ENTRY22.719 m2 TH D5-CENTRY22.650 m2 TH D5-CENTRY22.650 m2 TH D5-CENTRY22.650 m2 TH D5-B ENTRY22.719 m2 TH D5-CENTRY22.650 m2 TH D2-AENTRY7.682 m2 TH D2-AENTRY7.682 m2 TH D2-CENTRY6.394 m2 TH D2-DENTRY6.394 m2 ELECCLOSET5.311 m2 ELECCLOSET4.333 m2 ELECCLOSET4.324 m2 ELECCLOSET5.698 m2 ELECCLOSET5.698 m2 TH D5-A ENTRY22.515 m2 TH D5-A ENTRY22.515 m2 TH D5-A ENTRY22.515 m2 TH D5-A ENTRY22.515 m2 TH D5-A ENTRY22.515 m2 TH D5-A ENTRY22.515 m2 TH D5-A ENTRY22.515 m2 TH D5-A ENTRY22.515 m2 TH D5-A ENTRY22.515 m2 TH D5-A ENTRY22.515 m2 TH D5-A ENTRY22.515 m2 ELECCLOSET4.444 m2 SCALE: 1/16" = 1'-0"1 Level 1 Floor Plan Page 159 of 288 Level 2 Floor Plan A-1.202 Copyright reserved. All drawings and designs are and at all times remain the exclusive property of Siegrist Architecture Inc. and cannot be used without consent from Siegrist Architecture Inc. Issue 05 - ADP Resubmission Project Number 032N August 06, 2024 7-B 7-B 6-A 6-A 7-A 7-A 6-B 6-B 3A-5.001 2A-5.001 1A-5.001 UP 1 8R DN 15R UP 1 8R DN 15R UP 18R DN 1 5 R UP 1 8R DN 15R UP 1 8R DN 15R UP 18R DN 1 5 R UP 18R DN 1 5 R UP 18R DN 1 5 R UP 1 8R DN 15R UP 1 8R DN 15R UP 1 8R DN 15R UP 1 8R DN 15R UP 1 8R DN 15R UP 1 8R DN 15R UP 18R DN 1 5 R UP 18R DN 1 5 R UP 18R DN 1 5 R UP 18R DN 1 5 R UP 18R DN 1 5 R F DW F DW F DW F DW F DW F DW F DW F DW F DW F DW F DW F DW F DW F DW F DW F DW F DW F DW F DW 1.52 x 1.83 Sill 46 1.52 x 1.83 Sill 46 60-53-A Sill 15 60-53-A Sill 15 60-53-A Sill 15 60-53-A Sill 15 60-53-A Sill 15 60-53-A Sill 15 84-90-A Sill 10 58 x 1.83 Sill 46 58 x 1 . 2 7 Sill 1 . 0 2 84-90-A Sill 10 58 x 1.83 Sill 46 58 x 1 . 2 7 Sill 1 . 0 2 SD- 3 0 2.0391 SD - 3 0 2.0391 SD- 3 0 2.0391 SD- 3 0 2.0391 SD- 3 0 2.0391 SD - 3 0 2.0391 SD - 3 0 2.0391 SD - 3 0 2.0391 SD- 3 0 2.0391 SD - 3 0 2.0391 60 - 5 3 - A Sill 1 5 60 - 5 3 - A Sil l 1 5 84- 9 0 - A Sill 1 0 58 x 1 . 8 3 Sill 4 6 58 x 1.27 Sill 1.02 SD-30 2.0 391 SD-30 2.0 391 SD-30 2.0 391 58 x 1 . 2 7 Sill 1 . 0 2 58 x 1 . 2 7 Sill 1 . 0 2 61 x 1 . 8 3 Sill 4 6 1.83 x 1.83 Sill 46 58 x 1 . 2 7 Sill 1 . 0 2 61 x 1 . 8 3 Sill 4 6 1.83 x 1.83 Sill 46 58 x 1 . 2 7 Sill 1 . 0 2 61 x 1 . 8 3 Sill 4 6 1.83 x 1.83 Sill 46 58 x 1 . 2 7 Sill 1 . 0 2 61 x 1 . 8 3 Sill 4 6 1.83 x 1.83 Sill 46 58 x 1 . 2 7 Sill 1 . 0 2 61 x 1 . 8 3 Sill 4 6 1.83 x 1.83 Sill 46 58 x 1 . 2 7 Sill 1 . 0 2 61 x 1 . 8 3 Sill 4 6 1.83 x 1.83 Sill 46 58 x 1 . 2 7 Sill 1 . 0 2 61 x 1.83 Sill 46 1.8 3 x 1 . 8 3 Sill 4 6 58 x 1.27 Sill 1.02 61 x 1.83 Sill 46 1.8 3 x 1 . 8 3 Sill 4 6 58 x 1.27 Sill 1.02 56 x 1 . 8 3 Sill 4 6 56 x 1 . 8 3 Sill 4 6 84 - 9 0 - A Sill 1 1 84 - 9 0 - A Sill 1 1 60- 5 3 - A Sill 1 0 61 x 1.27 Sill 1.02 1.83 x 1.83 Sill 46 SD-30 2.0 391 S-30 2.0 371 S-30 2.0 371 S-3 0 2.03 71 S-30 2.0 371 S-30 2.0 371 S-3 0 2.03 71 S-3 0 2.03 71 S-3 0 2.0371 S-30 2.0 371 S-30 2.0 371 S-30 2.0 371 S-30 2.0 371 S-30 2.0 371 S-30 2.0 371 S-3 0 2.0371 S-3 02.0371 S-3 0 2.0371 S-3 02.0371 S-3 0 2.0371 S-28 2.0 371 SD- 3 0 2.0376 S-28 2.0 371 SD- 3 0 2.0376 S-2 8 2.0371 SD-30 2.0 376 S-28 2.0 371 SD- 3 0 2.0376 S-28 2.0 371 SD- 3 0 2.0376 S-2 8 2.03 71 SD-30 2.0 376 S-2 8 2.03 71 SD-30 2.0 376 S-2 8 2.0371 SD-30 2.0 376 S-28 2.0 371 SD- 3 0 2.0376 S-28 2.0 371 SD- 3 0 2.0376 S-28 2.0 371 SD- 3 0 2.0376 S-28 2.0 371 SD- 3 0 2.0376 S-28 2.0 371 SD- 3 0 2.0376 S-28 2.0 371 SD- 3 0 2.0376 S-2 8 2.03 71 SD-30 2.0 376 S-2 8 2.0371 SD-30 2.0 3 76 S-2 82.0371 SD-30 2.0 376 S-2 8 2.03 71 SD-30 2.0 3 76 S-2 8 2.0371 SD-30 2.0 376 56 x 1.83 Sill 46 61 x 1.83 Sill 46 1.8 3 x 1 . 8 3 Sil l 4 6 61 x 1 . 8 3 Sill 4 6 1.83 x 1.83 Sill 46 61 x 1 . 8 3 Sill 4 6 1.83 x 1.83 Sill 46 61 x 1.83 Sill 46 1.8 3 x 1 . 8 3 Sill 4 6 61 x 1 . 8 3 Sill 4 6 1.83 x 1.83 Sill 46 61 x 1 . 8 3 Sill 4 6 1.83 x 1.83 Sill 46 1/2 BATH FAMILY ROOM LIVING KITCHEN CLO S E T 1/2 BATH FAMILY ROOM LIVING KITCHEN CLO S E T 1/2 BATH FAMILY ROOM LIVING KITCHEN CLOSET 1/2 BATH FAMILY ROOM LIVING KITCHEN CLO S E T 1/2 BATH FAMILY ROOM LIVING KITCHEN CLO S E T 1/2 BATH FAMILY ROOM LIVING KITCHEN CLOSET 1/2 BATH FAMILY ROOM LIVING KITCHEN CLOSET 1/2 BATH FAMILY ROOM LIVING KITCHEN CLOSET 1/2 BATH FAMILY ROOM LIVING KITCHEN CLO S E T 1/2 BATH FAMILY ROOM LIVING KITCHEN CLO S E T 1/2 BATH FAMILY ROOM LIVING KITCHEN CLO S E T 1/2 BATH FAMILY ROOM LIVING KITCHEN CLO S E T 1/2 BATH FAMILY ROOM LIVING KITCHEN CLO S E T 1/2 BATH FAMILY ROOM LIVING KITCHEN CLO S E T 1/2 BATH FAMILY ROOM LIVING KITCHEN CLOSET 1/2 BATH FAMILY ROOM LIVING KITCHEN CLOSET 1/2 BATH FAMILY ROOM LIVING KITCHEN CLOSET 1/2 BATH FAMILY ROOM LIVING KITCHEN CLOSET 1/2 BATH FAMILY ROOM LIVING KITCHEN CLOSET STORAGESTORAGE ST O R A G E STORAGESTORAGE STO R A G E ST O R A G E ST O R A G E STORAGE STORAGE STORAGESTORAGESTORAGESTORAGE STO R A G E STO R A G E ST O R A G E STO R A G E STO R A G E UP 1 8R DN 1 5 R UP 1 8R DN 1 5 R UP 1 8R DN 1 5 R UP 1 8R DN 1 5 R UP 1 8R DN 1 5 R UP 1 8R DN 1 5 R UP 1 8R DN 1 5 R UP 1 8R DN 1 5 R UP 1 8R DN 1 5 R UP 1 8R DN 1 5 R UP 18R DN 15R UP 18R DN 15R UP 18R DN 15R UP 18R DN 15R UP 18R DN 15R UP 18R DN 15R UP 18R DN 15R UP 18R DN 15R UP 18R DN 15R UP 18R DN 15R UP 18R DN 15R UP 18R DN 15R S-3 02.0376 S-3 0 2.0376 S-3 02.0376 S-3 02.0376 S-3 02.0376 S-3 0 2.0376S-3 0 2.0376S-3 0 2.0376 S-3 02.0376 S-3 0 2.0376 SD- 5 2 2.031.32 S-30 2.0 3 76 SD- 5 2 2.031.32 S-30 2.0 3 76 SD- 5 2 2.031.32 S-30 2.0 3 76 SD- 5 2 2.031.32 S-30 2.0 3 76 SD- 5 2 2.031.32 S-30 2.0 3 76 SD- 5 2 2.031.32 S-30 2.0 3 76 SD- 5 2 2.031.32 S-30 2.0 3 76 SD- 5 2 2.031.32 S-30 2.0 3 76 S-30 2.0 3 76 S-302.0 3 76 S-30 2.0 3 76 S-30 2.0 3 76 DN 15R UP 17R DN 15R F DW F DW F DW F DW F DW F DW F DW F DW F DW F DW F DW F DW F DW F DW 1.52 x 1.27 Sill 1.02 1.52 x 1.27 Sill 1.02 1.52 x 2.13 Sill 46 84-90-A Sill 11 1.52 x 2.13 Sill 46 84-90-A Sill 11 1.5 2 x 2 . 1 3 Sil l 4 6 84 - 9 0 - A Sil l 1 1 1.52 x 2.13 Sill 61 84-90-A Sill 15 46 x 2 . 1 3 Sil l 4 1 84-90-A Sill 41 1.52 x 2.13 Sill 61 84-90-A Sill 15 46 x 2 . 1 3 Sil l 4 1 84-90-A Sill 41 1.52 x 2.13 Sill 61 84-90-A Sill 15 46 x 2 . 1 3 Sil l 4 1 84-90-A Sill 41 1.52 x 2.13 Sill 61 84-90-A Sill 15 46 x 2 . 1 3 Sil l 4 1 84-90-A Sill 41 1.52 x 2.13 Sill 61 84-90-A Sill 15 46 x 2 . 1 3 Sil l 4 1 84-90-A Sill 41 1.52 x 2.13 Sill 61 84-90-A Sill 15 46 x 2 . 1 3 Sil l 4 1 84-90-A Sill 41 1.5 2 x 2 . 1 3 Sil l 6 1 84- 9 0 - A Sill 1 5 46 x 2.13 Sill 41 84 - 9 0 - A Sill 4 1 1.5 2 x 2 . 1 3 Sill 6 1 84- 9 0 - A Sill 1 5 46 x 2.13 Sill 41 84- 9 0 - A Sill 4 1 1.5 2 x 2 . 1 3 Sill 6 1 84 - 9 0 - A Sill 1 5 46 x 2.13 Sill 41 84- 9 0 - A Sil l 4 1 1.52 x 2.13 Sill 46 61 x 2 . 1 3 Sill 1 5 1.52 x 2.13 Sill 46 61 x 2 . 1 3 Sill 1 5 1.5 2 x 2 . 1 3 Sil l 4 6 61 x 2.13 Sill 15 1.5 2 x 2 . 1 3 Sil l 4 6 84 - 9 0 - A Sill 1 1 1.5 2 x 2 . 1 3 Sil l 6 1 84- 9 0 - A Sill 1 5 46 x 2.13 Sill 41 84 - 9 0 - A Sill 4 1 1.5 2 x 2 . 1 3 Sill 6 1 84- 9 0 - A Sill 1 5 46 x 2.13 Sill 41 84- 9 0 - A Sill 4 1 1.5 2 x 2 . 1 3 Sill 4 6 61 x 2.13 Sill 15 1.52 x 1.52 Sill 1.07 91 x 2 . 2 4 Sil l 4 6 1.52 x 1.52 Sill 1.07 91 x 2 . 2 4 Sil l 4 6 1.52 x 1.52 Sill 1.07 91 x 2 . 2 4 Sil l 4 6 1.52 x 1.52 Sill 1.07 91 x 2 . 2 4 Sil l 4 6 1.52 x 1.52 Sill 1.07 91 x 2 . 2 4 Sil l 4 6 1.52 x 1.63 Sill 1.07 1.52 x 1.63 Sill 1.07 61 x 2 . 1 3 Sill 4 6 1.52 x 1.52 Sill 1.07 1.5 2 x 1 . 2 7 Sill 1 . 0 2 1.52 x 1.27 Sill 1.02 1.52 x 1.27 Sill 1.02 1.52 x 1.27 Sill 1.02 1.52 x 1.27 Sill 1.02 1.52 x 1.27 Sill 1.02 1.52 x 1.27 Sill 1.02 1.52 x 1.27 Sill 1.02 1.52 x 1.27 Sill 1.02 1.5 2 x 1 . 2 7 Sill 1 . 0 2 1.5 2 x 1 . 2 7 Sill 1 . 0 2 1.2 2 x 1 . 8 3 Sill 4 6 1.2 2 x 1 . 8 3 Sill 4 6 1.22 x 1.83 Sill 46 58 x 1 . 5 2 Sill 4 6 58 x 1 . 5 2 Sill 4 6 58 x 1.52 Sill 46 84-90-A Sill 15 84-90-A Sill 15 84-90-A Sill 15 84-90-A Sill 15 84-90-A Sill 15 84-90-A Sill 15 84-90-A Sill 15 66 x 1.52 Sill 30 66 x 1.52 Sill 30 66 x 1.52 Sill 30 66 x 1.52 Sill 30 66 x 1.52 Sill 30 66 x 1.52 Sill 30 66 x 1 . 5 2 Sill 3 0 66 x 1 . 5 2 Sill 3 0 76 x 2.08 Sill 69 76 x 2.08 Sill 69 76 x 2.08 Sill 69 76 x 2.08 Sill 69 76 x 2.08 Sill 69 76 x 2.08 Sill 69 76 x 2 . 0 8 Sil l 6 9 76 x 2 . 0 8 Sil l 6 9 76 x 2 . 0 8 Sill 6 9 76 x 2 . 0 8 Sil l 6 9 76 x 2 . 0 8 Sil l 6 9 1.5 2 x 1 . 2 7 Sill 1 . 0 2 46 x 2 . 1 3 Sil l 4 1 84-90-A Sill 41 76 x 2.08 Sill 69 46 x 2 . 1 3 Sil l 4 1 84-90-A Sill 41 76 x 2.08 Sill 69 46 x 2.13 Sill 41 84 - 9 0 - A Sill 4 1 76 x 2 . 0 8 Sill 6 9 46 x 2.13 Sill 41 84- 9 0 - A Sil l 4 1 76 x 2 . 0 8 Sill 6 9 76 x 2.08 Sill 64 76 x 2.08 Sill 64 76 x 2 . 0 8 Sill 6 4 76 x 2 . 0 8 Sill 6 4 76 x 2 . 0 8 Sill 6 9 76 x 2 . 0 8 Sill 6 9 76 x 2 . 0 8 Sill 6 9 76 x 2 . 0 8 Sill 6 9 76 x 2.08 Sill 69 76 x 2.08 Sill 69 76 x 2.08 Sill 69 76 x 2.08 Sill 69 84-90-A Sill 15 84-90-A Sill 15 84 - 9 0 - A Sill 1 5 84 - 9 0 - A Sill 1 5 61 x 2 . 1 3 Sil l 4 6 61 x 2 . 1 3 Sill 4 3 41 x 2.13 Sill 43 61 x 2 . 1 3 Sil l 4 6 61 x 2 . 1 1 Sil l 4 6 61 x 2 . 1 3 Sil l 4 6 61 x 2 . 1 3 Sill 4 3 41 x 2.13 Sill 43 61 x 2 . 1 3 Sil l 4 6 61 x 2 . 1 1 Sil l 4 6 61 x 2.13 Sill 46 61 x 2.13 Sill 43 41 x 2 . 1 3 Sill 4 3 61 x 2.13 Sill 4661 x 2.11 Sill 46 61 x 2.13 Sill 46 61 x 2.13 Sill 43 41 x 2 . 1 3 Sill 4 3 61 x 2.13 Sill 4661 x 2.11 Sill 46 84-90-A Sill 46 84-90-A Sill 46 84- 9 0 - A Sill 4 6 84- 9 0 - A Sill 4 6 60-52-A Sill 10 1.22 x 2.24 Sill 46 61 x 2.24 Sill 46 60-52-A Sill 10 1.22 x 2.24 Sill 46 61 x 2.24 Sill 46 60-52-A Sill 10 1.22 x 2.24 Sill 46 61 x 2.24 Sill 46 60-52-A Sill 10 1.22 x 2.24 Sill 46 61 x 2.24 Sill 46 60-52-A Sill 10 1.22 x 2.24 Sill 46 61 x 2.24 Sill 46 97 x 2.24 Sill 0.00 97 x 2.24 Sill 0.00 97 x 2.24 Sill 0.00 97 x 2.24 Sill 0.00 97 x 2.24 Sill 0.00 1.52 x 2.13 Sill 46 61 x 1 . 6 3 Sill 1 . 0 7 1.9 8 x 1 . 6 3 Sill 1 . 0 7 91 x 2 . 2 4 Sil l 4 6 61 x 1 . 6 3 Sill 1 . 0 7 1.9 8 x 1 . 6 3 Sill 1 . 0 7 91 x 2 . 2 4 Sil l 4 6 61 x 2 . 1 3 Sill 4 6 1.52 x 1.52 Sill 1.07 97 x 2.24 Sill 15 60-52-A Sill 10 61 x 2.24 Sill 46 61 x 2 . 2 4 Sill 4 6 60-52-A Sill 10 SD - 5 2 2.03 1.32 S-302.0 3 76 97 x 2.24 Sill 0.00 91 x 2 . 2 4 Sil l 4 6 60-52-A Sill 10 1.68 x 2.24 Sill 46 91 x 2.24 Sill 46 97 x 2.24 Sill 0.00 91 x 2 . 2 4 Sil l 4 6 60-52-A Sill 10 1.68 x 2.24 Sill 46 91 x 2.24 Sill 46 97 x 2.24 Sill 0.00 91 x 2 . 2 4 Sil l 4 6 60-52-A Sill 10 1.22 x 2.24 Sill 46 61 x 2.24 Sill 46 F DW F DW F DW F DW F DW F DW F DW F DW F DW KITCHEN LIVING FAMILY ROOM KITCHEN LIVING FAMILY ROOM KITCHEN LIVING FAMILY ROOM KITCHEN LIVING FAMILY ROOM KITCHEN LIVING FAMILY ROOM KITCHEN LIVING FAMILY ROOM KITCHEN LIVING FAMILY ROOM KITCHEN LIVING FAMILY ROOM KITCHEN LIVING FAMILY ROOM KITCHEN LIVING FAMILY ROOM 1/2 BATH 1/2 BATH 1/2 BATH 1/2 BATH 1/2 BATH 1/2 BATH1/2 BATH1/2 BATH 1/2 BATH 1/2 BATH CLO S E T FAMILY ROOM 1/2 BATH CLO S E T FAMILY ROOM 1/2 BATH CLO S E T FAMILY ROOM 1/2 BATH CLO S E T FAMILY ROOM 1/2 BATH CLO S E T FAMILY ROOM 1/2 BATHCLO S E T FAMILY ROOM 1/2 BATH CLO S E T FAMILY ROOM 1/2 BATHCLO S E T FAMILY ROOM 1/2 BATH KITCHEN LIVING FAMILY ROOM 1/2 BATH KITCHEN LIVING FAMILY ROOM 1/2 BATH KITCHEN LIVING FAMILY ROOM 1/2 BATH KITCHEN LIVING FAMILY ROOM 1/2 BATH 1.6 8 1.6 8 OPTIONAL SUNSHADE DEPENDING ON ENERGY MODEL (TYP.) OPTIONAL SUNSHADE DEPENDING ON ENERGY MODEL (TYP.) CANOPY OVER LOUNGE POTENTIAL FOR INDIVIDUAL PLANTERS HANGING ON JULIET RAILING JULIET RAILING / SLIDING DOOR SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMINGSETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING BA L S A M S T R E E T DINING DINING DINING DINING DINING DININGDININGDINING DINING DINING DINING DINING DINING DINING DININGDINING DININGDINING DINING DINING DINING BALCONY BALCONY BALCONY BALCONYBALCONYBALCONY BALCONY BALCONY BALCONY BALCONY BALCONY BAY WINDOW BAY WINDOW BAY WINDOW BALCONY BALCONY 4.50 NEW PROPERTY LINE TRAIL ROW LINE WATERCOURSE SETBACK DINING NEW ROAD DININGDINING DINING DININGDINING DINING DINING DINING BALCONY BALCONY BALCONYBALCONYBALCONYBALCONY BALCONY BALCONY BALCONY BALCONY BALCONY DINING DINING DININGDININGDININGDINING DINING DINING DINING DINING DINING KITCHEN LIVING KITCHEN LIVING KITCHEN LIVING KITCHEN LIVING KITCHEN LIVING KITCHEN LIVING KITCHEN LIVING KITCHEN LIVING BALCONY BALCONY BALCONY BALCONY BALCONY BALCONY BALCONYBALCONY BALCONY BALCONY BALCONYBALCONY BALCONY BALCONY KITCHEN LIVING CLO S E T FAMILY ROOM 1/2 BATH DINING 102.20 93.70 5.5 8 9 2 . 3 4 6 8 . 7 3 15 . 0 4 97.72 1 9 . 44 6 6 . 9 6 5 . 6 0 2 . 5 6 2 . 5 0 79.80 79.57 BALCONY BALCONY BALCONY BALCONY BALCONY TH D3-DLEVEL 265.019 m2 66 x 1.52 Sill 30 66 x 1.52 Sill 30 66 x 1 . 5 2 Sil l 3 0 0,0 0,0 8-2 9-1 9-1 6-1 6-1 6-2 6-2 0,0 0,0 8-B 8-B CL CL 4-B 4-B 5-B 5-B 5-A 5-A 8-1 1-1 1-1 1-B 1-B 1-A 1-A 2-B 2-B 2-A 2-A 5-2 5-2 8-A 8-A 9-2 9-2 9-29-1 4-A 4-A 5-1 5-1 4-1 4-2 3-1 3-2 1-2 1-2 2. 5 m RO W 15 m WA T E R C O U R S E S E T B A C K 1.55m 1.54m 1.52m 1.51m 1.50m 1.48m 1.46m 1.45m 1.44m 4.2 4 m 4.4 1 m 5.71m 6.39m 6.05m 3.71m 1. 5 1 m 1. 5 1 m 1. 5 1 m 1. 5 1 m 6.5 9 m 4.4 1 m 4.4 1 m 4.4 1 m 4.4 1 m 4.4 1 m 4.4 1 m 4.4 1 m 6.43m 6.24m 3. 8 0 m 1. 5 1 m 1. 5 1 m 1. 5 1 m 1. 5 1 m 1. 5 1 m 1. 5 1 m 4.5 1 m TH D2-BLEVEL 262.606 m2 TH D2-BLEVEL 262.606 m2 TH D2-ALEVEL 259.731 m2 TH D2-ALEVEL 259.731 m2 TH D2-ALEVEL 259.731 m2 TH D2-ALEVEL 259.731 m2 TH D2-ALEVEL 259.731 m2 TH D2-ALEVEL 259.731 m2 TH D2-CLEVEL 262.863 m2 TH D2-CLEVEL 262.863 m2 TH D5-BLEVEL 268.706 m2 TH D5-BLEVEL 268.706 m2 TH D5-BLEVEL 268.706 m2 TH D5-ALEVEL 266.131 m2 TH D5-ALEVEL 266.131 m2 TH D5-ALEVEL 266.131 m2 TH D5-ALEVEL 266.131 m2 TH D5-ALEVEL 266.131 m2 TH D5-ALEVEL 266.131 m2 TH D5-ALEVEL 266.131 m2 TH D5-ALEVEL 266.131 m2 TH D5-ALEVEL 266.131 m2 TH D5-CLEVEL 266.653 m2 TH D5-CLEVEL 266.653 m2 TH D5-CLEVEL 266.653 m2 TH D5-BLEVEL 268.706 m2 TH D5-ALEVEL 266.131 m2 TH D5-ALEVEL 266.131 m2 TH D5-CLEVEL 266.653 m2 TH D3-ALEVEL 269.117 m2 TH D3-ALEVEL 269.117 m2 TH D3-ALEVEL 269.117 m2 TH D3-ALEVEL 269.117 m2 TH D3-ALEVEL 269.117 m2 TH D3-BLEVEL 273.180 m2 TH D3-BLEVEL 273.180 m2 TH D3-CLEVEL 269.525 m2 TH D2-ALEVEL 259.731 m2 TH D2-ALEVEL 259.731 m2 TH D2-CLEVEL 262.863 m2 TH D2-DLEVEL 260.144 m2 SCALE: 1/16" = 1'-0"1 Level 2 Floor Plan Page 160 of 288 Level 3 Floor Plan A-1.203 Copyright reserved. All drawings and designs are and at all times remain the exclusive property of Siegrist Architecture Inc. and cannot be used without consent from Siegrist Architecture Inc. Issue 05 - ADP Resubmission Project Number 032N August 06, 2024 7-B 7-B 6-A 6-A 7-A 7-A 6-B 6-B 3A-5.001 2A-5.001 1A-5.001 UP 17R UP 17R UP 1 7 R UP 1 7 R UP 17R UP 1 7 R UP 1 7 R UP 17R UP 17R UP 17R UP 1 7 R UP 1 7 R UP 1 7 R UP 1 7 R UP 1 7 R UP 1 7 R UP 17R UP 17R UP 17R 61 x 1 . 5 2 Sill 4 6 1.83 x 1.52 Sill 46 61 x 1 . 5 2 Sill 4 6 1.83 x 1.52 Sill 46 61 x 1 . 5 2 Sill 4 6 1.83 x 1.52 Sill 46 61 x 1 . 5 2 Sill 4 6 1.83 x 1.52 Sill 46 61 x 1 . 5 2 Sill 4 6 1.83 x 1.52 Sill 46 61 x 1 . 5 2 Sill 4 6 1.83 x 1.52 Sill 46 61 x 1.52 Sill 46 1.8 3 x 1 . 5 2 Sill 4 6 61 x 1.52 Sill 46 1.8 3 x 1 . 5 2 Sill 4 6 61 x 1 . 5 2 Sill 4 6 1.83 x 1.52 Sill 46 61 x 1 . 5 2 Sill 4 6 1.83 x 1.52 Sill 46 61 x 1.52 Sill 46 1.8 3 x 1 . 5 2 Sill 4 6 61 x 1.52 Sill 46 1.8 3 x 1 . 5 2 Sil l 4 6 61 x 1 . 5 2 Sill 4 6 1.83 x 1.52 Sill 46 61 x 1 . 5 2 Sill 4 6 1.83 x 1.52 Sill 46 UP 1 7 R DN 1 8 R UP 1 7 R DN 1 8 R UP 1 7 R DN 1 8 R UP 1 7 R DN 1 8 R UP 1 7 R DN 1 8 R UP 1 7 R DN 1 8 R UP 1 7 R DN 1 8 R UP 1 7 R DN 1 8 R UP 1 7 R DN 1 8 R UP 1 7 R DN 1 8 R UP 17R DN 18R UP 17R DN 18R UP 17R DN 18R UP 17R DN 18R S-3 02.0376 S-3 0 2.0376 S-3 0 2.0376 S-3 0 2.0376 SS - 7 2 2.031.83 SS-48 2.0 3 1.2 2 S-3 0 2.0376 S-3 02.0376 S-3 0 2.0376 S-3 02.0376 SS- 7 2 2.031.83 SS-48 2.0 3 1.2 2 S-3 02.0376 S-3 0 2.0376 S-3 0 2.0376 S-3 0 2.0376 SS - 7 2 2.031.83 SS-48 2.0 3 1.2 2 S-3 02.0376 S-3 0 2.0376 S-3 0 2.0376 S-3 0 2.0376 SS - 7 2 2.031.83 SS-48 2.0 3 1.2 2 S-3 02.0376 S-3 0 2.0376 S-3 0 2.0376 S-3 0 2.0376 SS - 7 2 2.031.83 SS-48 2.0 3 1.2 2 S-3 0 2.0376 S-3 02.0376 S-3 0 2.0376 S-3 02.0376 SS- 7 2 2.031.83 SS-48 2.0 3 1.2 2 S-3 0 2.0376 S-3 02.0376 S-3 0 2.0376 S-3 02.0376 SS- 7 2 2.031.83 SS-48 2.0 3 1.2 2 S-3 0 2.0376 S-3 02.0376 S-3 0 2.0376 S-3 02.0376 SS- 7 2 2.031.83 SS-48 2.0 3 1.2 2 S-3 02.0376 S-3 0 2.0376 S-3 0 2.0376 S-3 0 2.0376 SS - 7 2 2.031.83 SS-48 2.0 3 1.2 2 S-3 0 2.0376 S-3 02.0376 S-3 0 2.0376 S-3 02.0376 SS- 7 2 2.031.83 SS-48 2.0 3 1.2 2 S-302.0 3 76 S-30 2.0 376 S-30 2.0 376 S-30 2.0 376 SS-72 2.0 3 1.8 3 SS - 4 8 2.031.22 S-30 2.0 3 76 S-30 2.0 376 S-30 2.0 376 S-30 2.0 376 SS-72 2.0 3 1.8 3 SS - 4 8 2.03 1.22 S-30 2.0 3 76 S-30 2.0 376 S-30 2.0 376 S-30 2.0 376 SS-72 2.0 3 1.8 3 SS- 4 8 2.031.22 S-30 2.0 3 76 S-30 2.0 376 S-30 2.0 376 S-30 2.0 376 SS-72 2.0 3 1.8 3 SS- 4 8 2.031.22 DN 18R DN 18R DN 18R DN 18R DN 18RDN 18R DN 18R DN 18R DN 18R DN 18R DN 1 8 R DN 1 8 R DN 18R DN 1 8 R DN 1 8 R DN 18R DN 18R DN 18R DN 1 8 R DN 1 8 R DN 1 8 R DN 1 8 R DN 1 8 R DN 1 8 R DN 18R DN 18R DN 18R UP 15R UP 17R UP 17R UP 17R UP 17R UP 17RUP 17R UP 17R UP 17R 91 x 1.52 Sill 46 58 x 1 . 5 2 Sill 4 6 1.52 x 1.52 Sill 46 91 x 1.52 Sill 46 58 x 1 . 5 2 Sill 4 6 1.52 x 1.52 Sill 46 1.5 2 x 1 . 4 0 Sil l 4 3 1.8 3 x 1 . 5 2 Sil l 4 6 1.5 2 x 1 . 5 2 Sill 4 6 61 x 1.52 Sill 46 1.52 x 1.40 Sill 43 1.83 x 1.52 Sill 46 1.52 x 1.40 Sill 43 1.83 x 1.52 Sill 46 1.5 2 x 1 . 4 0 Sil l 4 3 1.8 3 x 1 . 5 2 Sil l 4 6 1.52 x 1.52 Sill 46 61 x 1 . 5 2 Sill 4 6 1.52 x 1.52 Sill 46 61 x 1 . 5 2 Sill 4 6 1.5 2 x 1 . 5 2 Sil l 4 6 61 x 1.52 Sill 46 1.52 x 1.52 Sill 46 81 x 1.98 Sill 46 2.64 x 1.98 Sill 46 1.52 x 1.52 Sill 46 81 x 1.98 Sill 46 2.64 x 1.98 Sill 46 1.52 x 1.52 Sill 46 81 x 1.98 Sill 46 2.64 x 1.98 Sill 46 1.52 x 1.52 Sill 46 81 x 1.98 Sill 46 2.64 x 1.98 Sill 46 1.52 x 1.52 Sill 46 81 x 1.98 Sill 46 2.64 x 1.98 Sill 46 S-30 2.0 376 SD-54 2.0 3 1.5 2 S-2 8 2.0371 SS- 5 4 2.031.37SD - 3 0 2.03 76 S-3 0 2.0376 S-30 2.0 3 76 S-30 2.0 3 76 S-30 2.0 3 76 S-30 2.0 376 SD-54 2.0 3 1.5 2 S-2 8 2.0371 SS- 5 4 2.031.37SD - 3 0 2.03 76 S-3 0 2.0376 S-30 2.0 3 76 S-30 2.0 3 76 S-30 2.0 3 76 S-30 2.0 376 SD-54 2.0 3 1.5 2 S-2 8 2.0371 SS- 5 4 2.031.37SD - 3 0 2.03 76 S-3 0 2.0376 S-30 2.0 3 76 S-30 2.0 3 76 S-30 2.0 3 76 S-30 2.0 376 SD-54 2.0 3 1.5 2 S-2 8 2.0371 SS- 5 4 2.031.37SD - 3 0 2.03 76 S-3 0 2.0376 S-30 2.0 3 76 S-30 2.0 3 76 S-30 2.0 3 76 S-30 2.0 376 SD-54 2.0 3 1.5 2 S-2 8 2.0371 SS- 5 4 2.031.37SD - 3 0 2.03 76 S-3 0 2.0376 S-30 2.0 3 76 S-30 2.0 3 76 S-30 2.0 3 76 61 x 1 . 5 2 Sill 4 6 1.52 x 1.52 Sill 46 S-30 2.0 376 SD-54 2.0 3 1.5 2 S-2 8 2.0371 SS- 5 4 2.031.37SD - 3 0 2.03 76 S-3 0 2.0376 S-30 2.0 3 76 S-30 2.0 3 76 S-30 2.0 3 76 61 x 1 . 5 2 Sill 4 6 1.52 x 1.52 Sill 46 61 x 1 . 5 2 Sill 4 6 1.52 x 1.52 Sill 46 S-30 2.0 376 SD-54 2.0 3 1.5 2 S-2 8 2.0371 SS- 5 4 2.031.37SD - 3 0 2.03 76 S-3 0 2.0376 S-30 2.0 3 76 S-30 2.0 3 76 S-30 2.0 3 76 S-30 2.0 376 SD-54 2.0 3 1.5 2 S-2 8 2.0371 SS- 5 4 2.031.37SD - 3 0 2.03 76 S-3 0 2.0376 S-30 2.0 3 76 S-30 2.0 3 76 S-30 2.0 3 76 91 x 1 . 5 2 Sill 4 6 58 x 1.52 Sill 46 1.5 2 x 1 . 5 2 Sill 4 6 58 x 1 . 5 2 Sill 4 6 1.52 x 1.52 Sill 46 58 x 1 . 5 2 Sill 4 6 1.52 x 1.52 Sill 46 58 x 1 . 5 2 Sill 4 6 1.52 x 1.52 Sill 46 58 x 1 . 5 2 Sill 4 6 1.52 x 1.52 Sill 46 58 x 1 . 5 2 Sill 4 6 1.52 x 1.52 Sill 46 58 x 1 . 5 2 Sill 4 6 1.52 x 1.52 Sill 4658 x 1 . 5 2 Sill 4 6 1.52 x 1.52 Sill 4658 x 1 . 5 2 Sill 4 6 1.52 x 1.52 Sill 46 58 x 1.52 Sill 46 1.5 2 x 1 . 5 2 Sill 4 6 58 x 1.52 Sill 46 1.5 2 x 1 . 5 2 Sill 4 6 1.52 x 1.52 Sill 46 1.52 x 1.52 Sill 46 56 x 1 . 5 2 Sill 4 6 SS - 4 8 2.03 1.22 S-142.0 3 36 56 x 1 . 5 2 Sill 4 6 SS - 4 8 2.03 1.22 S-14 2.0 336 SS-482.0 3 1.2 2 SS-482.0 3 1.2 2 SS-482.0 3 1.2 2 SS-48 2.0 3 1.2 2 SS-48 2.0 3 1.2 2 SS-48 2.0 3 1.2 2 SS - 4 8 2.031.22 SS - 4 8 2.03 1.22 SS-482.0 3 1.2 2 SS-48 2.0 3 1.2 2 SS- 4 8 2.031.22 58 x 1 . 5 2 Sill 4 6 58 x 1 . 5 2 Sill 4 6 58 x 1.52 Sill 46 61 x 1.83 Sill 46 61 x 1.83 Sill 46 61 x 1.83 Sill 46 61 x 1.83 Sill 46 61 x 1.83 Sill 46 61 x 1.83 Sill 46 61 x 1.83 Sill 46 61 x 1.83 Sill 46 61 x 1.83 Sill 46 61 x 1.83 Sill 46 61 x 1.83 Sill 46 61 x 1.83 Sill 46 61 x 1.83 Sill 46 61 x 1.83 Sill 46 61 x 1.52 Sill 46 1.8 3 x 1 . 5 2 Sill 4 6 1.5 2 x 1 . 5 2 Sill 4 6 SS- 4 8 2.031.22 1.5 2 x 1 . 5 2 Sil l 4 6 1.8 3 x 1 . 5 2 Sill 4 6 46 x 1.37 Sill 46 2.1 3 x 1 . 3 7 Sill 4 6 76 x 2 . 0 8 Sil l 5 6 1.5 2 x 1 . 5 2 Sill 4 6 1.8 3 x 1 . 5 2 Sill 4 6 46 x 1.37 Sill 46 2.1 3 x 1 . 3 7 Sill 4 6 76 x 2 . 0 8 Sil l 5 6 1.52 x 1.52 Sill 46 1.83 x 1.52 Sill 46 46 x 1 . 3 7 Sil l 4 6 2.13 x 1.37 Sill 46 76 x 2.08 Sill 56 1.52 x 1.52 Sill 46 1.83 x 1.52 Sill 46 46 x 1 . 3 7 Sil l 4 6 2.13 x 1.37 Sill 46 76 x 2.08 Sill 56 1.52 x 1.52 Sill 46 1.83 x 1.52 Sill 46 46 x 1 . 3 7 Sil l 4 6 2.13 x 1.37 Sill 46 76 x 2.08 Sill 56 1.52 x 1.52 Sill 46 1.83 x 1.52 Sill 46 46 x 1 . 3 7 Sil l 4 6 2.13 x 1.37 Sill 46 76 x 2.08 Sill 56 1.52 x 1.52 Sill 46 1.83 x 1.52 Sill 46 46 x 1 . 3 7 Sil l 4 6 2.13 x 1.37 Sill 46 76 x 2.08 Sill 56 1.52 x 1.52 Sill 46 1.83 x 1.52 Sill 46 46 x 1 . 3 7 Sil l 4 6 2.13 x 1.37 Sill 46 76 x 2.08 Sill 56 1.5 2 x 1 . 5 2 Sil l 4 6 1.8 3 x 1 . 5 2 Sil l 4 6 46 x 1.37 Sill 46 2.1 3 x 1 . 3 7 Sill 4 6 76 x 2 . 0 8 Sil l 5 6 1.5 2 x 1 . 5 2 Sill 4 6 1.8 3 x 1 . 5 2 Sill 4 6 46 x 1.37 Sill 46 2.1 3 x 1 . 3 7 Sill 4 6 76 x 2 . 0 8 Sil l 5 6 1.5 2 x 1 . 5 2 Sill 4 6 1.8 3 x 1 . 5 2 Sill 4 6 46 x 1.37 Sill 46 2.1 3 x 1 . 3 7 Sil l 4 6 76 x 2 . 0 8 Sill 5 6 S-30 2.0 376 S-3 0 2.0376 SS - 4 8 2.031.22 S-30 2.0 376 S-3 0 2.0376 S-3 02.0376 SS - 5 2 2.031.32 SD-60 2.0 3 1.5 2 S-3 0 2.0376 S-18 2.0 3 46 S-30 2.0 376 S-3 0 2.03 76 SS- 4 8 2.031.22 S-30 2.0 376 S-3 0 2.0376 S-3 0 2.03 76 SS- 5 2 2.031.32 SD-60 2.0 3 1.5 2 S-3 0 2.03 76 S-18 2.0 3 46 S-3 0 2.0376 S-30 2.0 376 SS-48 2.0 3 1.2 2 S-3 0 2.0376 S-30 2.0 376 S-30 2.0 376 SS-52 2.0 3 1.3 2 SD - 6 0 2.03 1.52 S-30 2.0 376 S-1 82.0346 S-3 0 2.0376 S-30 2.0 376 SS-48 2.0 3 1.2 2 S-3 0 2.0376 S-30 2.0 376 S-30 2.0 376 SS-52 2.0 3 1.3 2 SD - 6 0 2.03 1.52 S-30 2.0 376 S-1 82.0346 S-30 2.0 3 76 S-3 0 2.03 76 SS - 4 8 2.031.22 S-30 2.0 376 S-3 02.0376 S-3 0 2.0376 SS - 5 2 2.031.32 SD-60 2.0 3 1.5 2 S-3 0 2.0376 S-18 2.0 3 46 S-3 0 2.0376 S-30 2.0 376 SS-48 2.0 3 1.2 2 S-3 0 2.0376 S-30 2.0 376 S-30 2.0 376 SS-52 2.0 3 1.3 2 SD - 6 0 2.03 1.52 S-30 2.0 376 S-1 82.0346 S-3 0 2.0376 S-30 2.0 376 SS-48 2.0 3 1.2 2 S-3 0 2.0376 S-30 2.0 376 S-30 2.0 376 SS-52 2.0 3 1.3 2 SD - 6 0 2.03 1.52 S-30 2.0 376 S-1 82.0346 S-30 2.0 3 76 S-3 0 2.0376 SS - 4 8 2.031.22 S-30 2.0 376 S-3 0 2.0376 S-3 0 2.0376 SS - 5 2 2.031.32 SD-60 2.0 3 1.5 2 S-3 02.0376 S-18 2.0 3 46 61 x 1.37 Sill 46 1.8 3 x 1 . 3 7 Sil l 4 6 76 x 2 . 0 8 Sill 5 1 61 x 1 . 3 7 Sil l 4 6 1.83 x 1.37 Sill 46 76 x 2.08 Sill 51 61 x 1 . 3 7 Sil l 4 6 1.83 x 1.37 Sill 46 76 x 2.08 Sill 51 61 x 1.37 Sill 46 1.8 3 x 1 . 3 7 Sil l 4 6 76 x 2 . 0 8 Sill 5 1 46 x 1.37 Sill 46 2.1 3 x 1 . 3 7 Sil l 4 6 46 x 1 . 3 7 Sil l 4 6 2.13 x 1.37 Sill 46 46 x 1 . 3 7 Sil l 4 6 2.13 x 1.37 Sill 46 46 x 1.37 Sill 46 2.1 3 x 1 . 3 7 Sil l 4 6 S-30 2.0 376 S-3 02.0376 SS - 4 8 2.031.22 S-30 2.0 3 76 S-3 02.0376 S-3 0 2.0376 SS - 5 2 2.031.32 SD-60 2.0 3 1.5 2 S-3 0 2.0376 S-18 2.0 3 46 S-30 2.0 3 76 S-3 0 2.0376 SS - 4 8 2.03 1.22 S-30 2.0 376 S-3 0 2.03 76 S-3 0 2.0376 SS- 5 2 2.03 1.32 SD-60 2.0 3 1.5 2 S-3 02.0376 S-18 2.0 3 46 S-3 0 2.0376 S-30 2.0 376 SS-48 2.0 3 1.2 2 S-3 0 2.0376 S-30 2.0 376 S-30 2.0 376 SS-52 2.0 3 1.3 2 SD - 6 0 2.03 1.52 S-30 2.0 376 S-1 82.0346 S-3 0 2.0376 S-30 2.0 376 SS-48 2.0 3 1.2 2 S-3 0 2.0376 S-30 2.0 376 S-30 2.0 376 SS-52 2.0 3 1.3 2 SD - 6 0 2.03 1.52 S-30 2.0 376 S-1 82.0346 S-3 0 2.0376 S-30 2.0 376 SS-48 2.0 3 1.2 2 S-3 0 2.0376 S-30 2.0 376 S-30 2.0 376 SS-52 2.0 3 1.3 2 SD - 6 0 2.03 1.52 S-30 2.0 376 S-1 82.0346 S-3 0 2.0376 S-30 2.0 376 SS-48 2.0 3 1.2 2 S-3 0 2.0376 S-30 2.0 376 S-30 2.0 376 SS-52 2.0 3 1.3 2 SD - 6 0 2.03 1.52 S-30 2.0 376 S-1 82.0346 S-3 0 2.0376 S-30 2.0 376 SS-48 2.0 3 1.2 2 S-3 0 2.0376 S-30 2.0 376 S-30 2.0 376 SS-52 2.0 3 1.3 2 SD - 6 0 2.03 1.52 S-30 2.0 376 S-1 82.0346 S-3 0 2.0376 S-30 2.0 376 SS-48 2.0 3 1.2 2 S-3 0 2.0376 S-30 2.0 376 S-30 2.0 376 SS-52 2.0 3 1.3 2 SD - 6 0 2.03 1.52 S-30 2.0 376 S-1 82.0346 S-30 2.0 376 S-3 0 2.0376 SS - 4 8 2.031.22 S-30 2.0 376 S-3 0 2.0376 S-3 0 2.0376 SS - 5 2 2.031.32 SD-60 2.0 3 1.5 2 S-3 02.0376 S-18 2.0 3 46 S-30 2.0 376 S-3 02.0376 SS - 4 8 2.03 1.22 S-30 2.0 3 76 S-3 0 2.03 76 S-3 02.0376 SS - 5 2 2.03 1.32 SD-60 2.0 3 1.5 2 S-3 0 2.0376 S-18 2.0 3 46 S-30 2.0 376 S-3 0 2.03 76 SS- 4 8 2.031.22 S-30 2.0 376 S-3 02.0376 S-3 0 2.03 76 SS- 5 2 2.031.32 SD-60 2.0 3 1.5 2 S-3 0 2.03 76 S-18 2.0 3 46 76 x 2 . 0 8 Sill 6 9 76 x 2.08 Sill 69 76 x 2.08 Sill 69 76 x 2 . 0 8 Sill 6 9 76 x 2.08 Sill 69 76 x 2 . 0 8 Sill 6 9 76 x 2 . 0 8 Sill 6 9 76 x 2.08 Sill 69 1.8 3 x 1 . 5 2 Sill 4 6 1.83 x 1.52 Sill 46 1.83 x 1.52 Sill 46 1.8 3 x 1 . 5 2 Sil l 4 6 61 x 1.40 Sill 43 61 x 1.40 Sill 43 41 x 1 . 4 0 Sill 4 3 61 x 1.37 Sill 46 61 x 1 . 4 0 Sil l 4 3 61 x 1 . 4 0 Sill 4 3 41 x 1.40 Sill 43 61 x 1 . 3 7 Sil l 4 6 61 x 1 . 4 0 Sil l 4 3 61 x 1 . 4 0 Sill 4 3 41 x 1.40 Sill 43 61 x 1 . 3 7 Sil l 4 6 61 x 1.40 Sill 43 61 x 1.40 Sill 43 41 x 1 . 4 0 Sill 4 3 61 x 1.37 Sill 46 97 x 2.95 Sill 15 97 x 2.95 Sill 15 97 x 2.95 Sill 15 97 x 2.95 Sill 15 97 x 2.95 Sill 15 91 x 1.98 Sill 46 1.98 x 1.98 Sill 46 91 x 1.98 Sill 46 1.98 x 1.98 Sill 46 91 x 1 . 9 8 Sil l 4 6 91 x 1 . 9 8 Sil l 4 6 1.52 x 1.52 Sill 46 97 x 2 . 9 5 Sill 1 5 56 x 1.52 Sill 46 61 x 1 . 5 2 Sill 4 6 1.52 x 1.52 Sill 46 97 x 2.74 Sill 15 1.83 x 1.52 Sill 46 97 x 2 . 7 4 Sill 1 5 S-2 8 2.0371 SS- 5 4 2.031.37SD - 3 0 2.03 76 S-30 2.0 3 76 S-30 2.0 3 76 S-30 2.0 3 76 S-30 2.0 376 SD-54 2.0 3 1.5 2 S-3 0 2.0376 97 x 2.95 Sill 15 97 x 2.95 Sill 15 97 x 2.95 Sill 15 91 x 1.52 Sill 46 91 x 1.52 Sill 46 91 x 1.52 Sill 46 91 x 1.52 Sill 46 91 x 1.52 Sill 46 91 x 1.52 Sill 46 91 x 1 . 5 2 Sill 4 6 91 x 1 . 5 2 Sill 4 6 2.64 x 1.98 Sill 46 81 x 1.98 Sill 46 2.64 x 1.98 Sill 46 W D W D W D W D W D W D W D W D W D W D W D W D W D W D W DWDWD W D W D W D W D W D W D W D W D W D W D W D W D W D W D W D W D W D W D W D W D W D W D W D W D W D ENSUITEBATH ENSUITE BATH ENSUITEBATH ENSUITEBATH ENSUITEBATH ENSUITE BATHENSUITEBATHENSUITEBATH ENSUITEBATH ENSUITE BATH ENSUITE BATH ENSUITE BATH ENSUITE BATH ENSUITE BATH UP 1 7 R UP 1 7 R UP 1 7 R UP 1 7 R UP 1 7 R UP 1 7 R UP 1 7 R UP 1 7 R UP 1 7 R UP 1 7 R UP 17R UP 17R UP 17R UP 17R 4.4 1 4. 4 6 m OPTIONAL SUNSHADE DEPENDING ON ENERGY MODEL (TYP.) OPTIONAL SUNSHADE DEPENDING ON ENERGY MODEL (TYP.) SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING BA L S A M S T R E E T BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BATH WIC ENSUITE CLO S E T CLO S E T BATH WIC ENSUITE CLO S E T CLO S E T BATH WIC ENSUITE CLO S E T CLO S E T BATH WIC ENSUITE CLO S E T CLO S E T BATH WIC ENSUITE CLO S E T CLO S E T BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BATH WIC ENSUITE CLO S E T CLO S E T BEDROOM BATH WIC ENSUITE CLO S E T CLO S E T BATH WIC ENSUITE CLO S E T CLO S E T BEDROOM BEDROOM BEDROOMBEDROOM BEDROOMBEDROOM BEDROOMBEDROOM L L READING NOOK READING NOOK READING NOOK 4.50 NEW PROPERTY LINE TRAIL ROW LINE WATERCOURSE SETBACK BEDROOMBEDROOM NEW ROAD BATH CL O S E T ENSUITE L CLO S E T PO T E N T I A L AR T W A L L BATH CL O S E T ENSUITE L CLO S E T PO T E N T I A L AR T W A L L BATH CLOSET ENSUITE L CLOSET PO T E N T I A L AR T W A L L BATH CLOSET ENSUITE L CLOSET PO T E N T I A L AR T W A L L BATH CL O S E T ENSUITE L CLO S E T PO T E N T I A L AR T W A L L BATH CLOSET ENSUITE L CLOSET PO T E N T I A L AR T W A L L BATH CLOSET ENSUITE L CLOSET PO T E N T I A L AR T W A L L BATH CLO S E T ENSUITE L CLO S E T PO T E N T I A L AR T W A L L BEDROOM BEDROOM BEDROOMBEDROOM BEDROOM BEDROOMBEDROOM BEDROOM BEDROOM BEDROOM BEDROOMBEDROOM BEDROOMBEDROOMBEDROOM BEDROOM WIC WIC WICWIC WIC WICWIC WIC BATH CLO S E T ENSUITE L CL O S E T POT E N T I A L ART W A L L WIC BATH CLO S E T ENSUITE L CLO S E T PO T E N T I A L ART W A L L WIC BATH CLOSET ENSUITE L CLOSET PO T E N T I A L AR T W A L L WIC BATH CLOSET ENSUITE L CLOSET PO T E N T I A L AR T W A L L WIC BATH CLOSET ENSUITE L CLOSET PO T E N T I A L AR T W A L L WIC BATH CLOSET ENSUITE L CLOSET PO T E N T I A L AR T W A L L WIC BATH CLOSET ENSUITE L CLOSET PO T E N T I A L AR T W A L L WIC BATH CLOSET ENSUITE L CLOSET PO T E N T I A L AR T W A L L WIC BATH CLO S E T ENSUITE L CL O S E T POT E N T I A L AR T W A L L WIC BATH CLO S E T ENSUITE L CLO S E T POT E N T I A L ART W A L L WIC BATH CL O S E T ENSUITE L CLO S E T PO T E N T I A L AR T W A L L WIC BEDROOM BEDROOM BEDROOM BEDROOM BEDROOMBEDROOMBEDROOMBEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOMBEDROOMBEDROOMBEDROOM BEDROOM BEDROOM BEDROOM BEDROOM DO U B L E BEDROOM DO U B L E BEDROOM DO U B L E BEDROOM DO U B L E BEDROOM DO U B L E BEDROOM DO U B L E BATH WIC ENSUITE CLO S E T CLO S E T BEDROOM DO U B L E BEDROOM KIN G BEDROOM DO U B L E BEDROOM KIN G BEDROOM KIN G BEDROOM KIN G BEDROOM KIN G BEDROOM KIN G BEDROOM QU E E N BEDROOM QU E E N BEDROOM KIN G BEDROOM KIN GBEDROOMKIN G BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOMBEDROOMBEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM QUEEN BEDROOM QUEEN BEDROOM QU E E N BEDROOM QU E E N BEDROOM QU E E N BEDROOM QU E E N BEDROOM QU E E N BEDROOM QU E E N BEDROOM QUEEN BEDROOM QUEEN BEDROOM QUEEN BEDROOM QUEEN BEDROOM QU E E N BEDROOM QU E E N BEDROOM QUEEN BEDROOM QUEEN BEDROOM QU E E N BEDROOM QU E E N BEDROOM QUEEN 102.20 93.70 5.5 8 9 2 . 3 4 6 8 . 7 3 15 . 0 4 97.72 1 9 . 44 6 6 . 9 6 5 . 6 0 2 . 5 6 2 . 5 0 79.80 79.57 TH D3-ALEVEL 369.117 m2 TH D3-ALEVEL 369.117 m2 TH D3-ALEVEL 369.117 m2 TH D3-ALEVEL 369.117 m2 TH D3-ALEVEL 369.117 m2 TH D3-CLEVEL 369.525 m2 TH D3-DLEVEL 365.019 m2 SD - 6 0 2.031.52 S-3 02.0376 SD- 6 0 2.031.52 S-3 0 2.0376 SD - 6 0 2.031.52 S-3 02.0376 SD - 6 0 2.031.52 S-3 02.0376 SD - 6 0 2.031.52 S-3 02.0376 SD- 6 0 2.031.52 S-3 0 2.0376 SD- 6 0 2.031.52 S-3 0 2.0376 SD- 6 0 2.031.52 S-3 0 2.0376 SD - 6 0 2.031.52 S-3 02.0376 SD- 6 0 2.031.52 S-3 0 2.0376 SD-60 2.0 3 1.5 2 S-30 2.0 3 76 SD-60 2.0 3 1.5 2 S-30 2.0 3 76 SD-60 2.0 3 1.5 2 S-302.0 3 76 66 x 2.29 Sill 30 66 x 2.29 Sill 30 66 x 2.29 Sill 30 66 x 2.29 Sill 30 66 x 2.29 Sill 30 66 x 2.29 Sill 30 66 x 2 . 2 9 Sill 3 0 66 x 2 . 2 9 Sill 3 0 66 x 2.29 Sill 30 66 x 2.29 Sill 30 66 x 2 . 2 9 Sil l 3 0 SD-60 2.0 3 1.5 2 S-30 2.0 3 76 TH D5-BLEVEL 368.706 m2 TH D5-CLEVEL 366.653 m2 TH D5-BLEVEL 368.706 m2 TH D5-BLEVEL 368.706 m2 TH D5-BLEVEL 368.706 m2TH D5-CLEVEL 366.653 m2 TH D5-CLEVEL 366.653 m2 TH D5-CLEVEL 366.653 m2 TH D3-BLEVEL 373.180 m2 TH D3-BLEVEL 373.180 m2 TH D5-ALEVEL 366.131 m2 TH D5-ALEVEL 366.131 m2 TH D5-ALEVEL 366.131 m2 TH D5-ALEVEL 366.131 m2 TH D5-ALEVEL 366.131 m2 TH D5-ALEVEL 366.131 m2 TH D5-ALEVEL 366.131 m2 TH D5-ALEVEL 366.131 m2 TH D5-ALEVEL 366.131 m2 TH D5-ALEVEL 366.131 m2 TH D5-ALEVEL 366.131 m2 0,0 0,0 8-2 9-1 9-1 6-1 6-1 6-2 6-2 0,0 0,0 8-B 8-B CL CL 4-B 4-B 5-B 5-B 5-A 5-A 8-1 1-1 1-1 1-B 1-B 1-A 1-A 2-B 2-B 2-A 2-A 5-2 5-2 8-A 8-A 9-2 9-2 9-29-1 4-A 4-A 5-1 5-1 4-1 4-2 3-1 3-2 1-2 1-2 2. 5 m RO W 15 m WA T E R C O U R S E S E T B A C K 4. 4 7 m 6.39m 6.15m 3.92m 2.2 7 m 2.2 7 m 2.2 7 m 4.4 1 m 4.4 1 m 4.4 1 m 4.4 1 m 4.4 1 m 4.4 1 m 4.4 1 m 6.53m 6.34m 2.2 7 m 6.5 9 m 4. 2 5 m 2.2 7 m 2.2 7 m 2.2 7 m 2.2 7 m 4. 0 0 m TH D2-BLEVEL 362.606 m2 TH D2-BLEVEL 362.606 m2 TH D2-CLEVEL 363.870 m2 TH D2-CLEVEL 363.870 m2 TH D2-CLEVEL 363.870 m2 TH D2-ALEVEL 359.731 m2 TH D2-ALEVEL 359.731 m2 TH D2-ALEVEL 359.731 m2 TH D2-ALEVEL 359.731 m2 TH D2-ALEVEL 359.731 m2 TH D2-ALEVEL 359.731 m2 TH D2-ALEVEL 359.731 m2 TH D2-ALEVEL 359.731 m2 TH D2-DLEVEL 360.144 m2 SCALE: 1/16" = 1'-0"1 Level 3 Floor Plan Page 161 of 288 Roof Deck Plan A-1.204 Copyright reserved. All drawings and designs are and at all times remain the exclusive property of Siegrist Architecture Inc. and cannot be used without consent from Siegrist Architecture Inc. Issue 05 - ADP Resubmission Project Number 032N August 06, 2024 7-B 7-B 6-A 6-A 7-A 7-A 6-B 6-B 3A-5.001 2A-5.001 1A-5.001 DN 17R DN 17R DN 17RDN 17R DN 17R DN 17R DN 1 7 R DN 1 7 R DN 17 R DN 1 7 R DN 1 7 R DN 17RDN 17R DN 17 R DN 17 R DN 17RDN 17R DN 17 R DN 17 R DN 1 7 R DN 1 7 R DN 1 7 R DN 1 7 R DN 1 7 R DN 1 7 R DN 17R DN 17R DN 1 7 R DN 1 7 R DN 17R DN 1 7 R DN 1 7 R DN 17R DN 17R DN 17R DN 17R DN 17RDN 17RDN 17R DN 17RDN 17RDN 17R 2.0 2 x 2 . 1 3 Sil l 4 1 2.0 2 x 2 . 1 3 Sill 4 1 2.0 2 x 2 . 1 3 Sil l 4 1 2.0 2 x 2 . 1 3 Sil l 4 1 2.0 2 x 2 . 1 3 Sil l 4 1 2.0 2 x 2 . 1 3 Sill 4 1 2.0 2 x 2 . 1 3 Sill 4 1 2.0 2 x 2 . 1 3 Sill 4 1 2.0 2 x 2 . 1 3 Sil l 4 1 2.0 2 x 2 . 1 3 Sill 4 12.02 x 2.13 Sill 41 2.02 x 2.13 Sill 41 2.02 x 2.13 Sill 41 2.0 2 x 2 . 0 3 Sill 4 1 E3 6 - B 2.1191 91 x 2.03 Sill 41 2.0 2 x 2 . 0 3 Sill 4 1 E3 6 - B 2.1191 91 x 2.03 Sill 41 2.0 2 x 2 . 0 1 Sill 4 1 E3 6 - B 2.1191 91 x 2.01 Sill 41 2.0 2 x 2 . 0 3 Sill 4 1 E3 6 - B 2.1191 91 x 2.03 Sill 41 2.0 2 x 2 . 0 3 Sill 4 1 E3 6 - B 2.1191 91 x 2.03 Sill 41 2.0 2 x 2 . 0 3 Sill 4 1 E3 6 - B 2.1191 91 x 2.03 Sill 41 2.0 2 x 2 . 0 1 Sill 4 1 E3 6 - B 2.1191 91 x 2.01 Sill 41 2.0 2 x 2 . 0 3 Sill 4 1 E3 6 - B 2.1191 91 x 2.03 Sill 41 66 x 3.05 Sill 30 97 x 2.13 Sill 41 E36-B 2.1 1 91 66 x 3.05 Sill 30 97 x 2.13 Sill 41 E36-B 2.1 191 E36-B 2.1 1 91 97 x 2.13 Sill 41 66 x 3.05 Sill 30 E36-B 2.1 1 91 97 x 2.13 Sill 41 66 x 3.05 Sill 30 E36-B 2.1 1 91 97 x 2.13 Sill 41 66 x 3.05 Sill 30 E36-B 2.1 191 97 x 2.13 Sill 41 66 x 3.05 Sill 30 E36-B 2.1 191 97 x 2.13 Sill 41 66 x 3.05 Sill 30 E36-B 2.1 191 97 x 2.13 Sill 41 66 x 3.05 Sill 30E36 - B 2.1191 97 x 2 . 1 3 Sill 4 1 66 x 3 . 0 5 Sill 3 0 E3 6 - B 2.1191 97 x 2 . 1 3 Sil l 4 1 66 x 3 . 0 5 Sill 3 0 97 x 2.13 Sill 41 E36-B 2.1 1 91 97 x 2.13 Sill 41 E36-B 2.1 191 97 x 2 . 1 3 Sill 4 1 E36 - B 2.11 91 2.02 x 2.13 Sill 41 66 x 3 . 0 5 Sil l 3 0 97 x 2 . 1 3 Sill 4 1 E36 - B 2.11 91 1.52 x 1.83 Sill 61 76 x 2.08 Sill 56 1.52 x 1.83 Sill 61 76 x 2.08 Sill 56 1.52 x 1.83 Sill 61 76 x 2.08 Sill 56 1.52 x 1.83 Sill 61 76 x 2.08 Sill 56 1.52 x 1.83 Sill 61 76 x 2.08 Sill 56 1.52 x 1.83 Sill 61 76 x 2.08 Sill 56 1.5 2 x 1 . 8 3 Sill 6 1 76 x 2 . 0 8 Sil l 5 6 1.5 2 x 1 . 8 3 Sill 6 1 76 x 2 . 0 8 Sil l 5 6 1.5 2 x 1 . 8 3 Sil l 6 1 76 x 2 . 0 8 Sill 5 6 1.5 2 x 1 . 8 3 Sill 6 1 76 x 2 . 0 8 Sil l 5 6 1.5 2 x 1 . 8 3 Sill 6 1 76 x 2 . 0 8 Sil l 5 6 76 x 2.08 Sill 46 76 x 2.08 Sill 46 76 x 2 . 0 8 Sill 4 6 76 x 2 . 0 8 Sill 4 6 76 x 2.08 Sill 69 2.4 4 x 2 . 0 8 Sil l 6 9 2.4 4 x 2 . 0 8 Sill 6 9 76 x 2.08 Sill 69 2.4 4 x 2 . 0 8 Sil l 6 9 2.4 4 x 2 . 0 8 Sill 6 9 76 x 2 . 0 8 Sill 6 9 2.44 x 2.08 Sill 69 2.44 x 2.08 Sill 69 76 x 2 . 0 8 Sill 6 9 2.44 x 2.08 Sill 69 2.44 x 2.08 Sill 69 97 x 2.95 Sill 15 97 x 2.95 Sill 15 97 x 2.95 Sill 15 97 x 2.95 Sill 15 97 x 2.95 Sill 15 97 x 2.95 Sill 15 97 x 2.95 Sill 15 1.52 x 1.83 Sill 61 1.5 2 x 1 . 8 3 Sil l 6 1 1.5 2 x 1 . 8 3 Sill 6 1 E36 - B 2.11 91 1.52 x 1.83 Sill 61 1.5 2 x 1 . 8 3 Sil l 6 1 1.5 2 x 1 . 8 3 Sill 6 1 E36 - B 2.11 91 1.5 2 x 1 . 8 3 Sil l 6 1 1.52 x 1.83 Sill 61 1.52 x 1.83 Sill 61 E36-B 2.1 191 1.5 2 x 1 . 8 3 Sil l 6 1 1.52 x 1.83 Sill 61 1.52 x 1.83 Sill 61 E36-B 2.1 1 91 1.5 2 x 1 . 8 3 Sil l 6 1 1.5 2 x 1 . 8 3 Sill 6 1 E36 - B 2.11 91 1.5 2 x 1 . 8 3 Sil l 6 1 1.5 2 x 1 . 8 3 Sill 6 1 E36 - B 2.11 91 1.5 2 x 1 . 8 3 Sil l 6 1 1.5 2 x 1 . 8 3 Sill 6 1 E36 - B 2.11 91 1.5 2 x 1 . 8 3 Sil l 6 1 1.5 2 x 1 . 8 3 Sill 6 1 E36 - B 2.11 91 1.5 2 x 1 . 8 3 Sil l 6 1 1.5 2 x 1 . 8 3 Sill 6 1 E36 - B 2.11 91 1.5 2 x 1 . 8 3 Sil l 6 1 1.5 2 x 1 . 8 3 Sill 6 1 E36 - B 2.11 91 1.52 x 1.83 Sill 61 1.52 x 1.83 Sill 61 E36-B 2.1 1 91 1.52 x 1.83 Sill 61 1.52 x 1.83 Sill 61 E36-B 2.1 191 1.52 x 1.83 Sill 61 1.52 x 1.83 Sill 61 E36-B 2.1 191 1.52 x 1.83 Sill 61 1.52 x 1.83 Sill 61 E36-B 2.1 191 1.52 x 1.83 Sill 61 1.52 x 1.83 Sill 61 E36-B 2.1 191 1.52 x 1.83 Sill 61 1.5 2 x 1 . 8 3 Sil l 6 1 1.5 2 x 1 . 8 3 Sill 6 1 E36 - B 2.11 91 1.52 x 1.83 Sill 61 1.5 2 x 1 . 8 3 Sil l 6 1 1.5 2 x 1 . 8 3 Sill 6 1 E36 - B 2.11 91 1.5 2 x 1 . 8 3 Sill 6 1 1.52 x 1.83 Sill 61 1.52 x 1.83 Sill 61 E36-B 2.1 191 1.5 2 x 1 . 8 3 Sil l 6 1 1.52 x 1.83 Sill 61 1.52 x 1.83 Sill 61 E36-B 2.1 1 91 97 x 2 . 9 5 Sil l 1 5 2.0 2 x 2 . 0 3 Sill 4 1 E3 6 - B 2.1191 91 x 2.03 Sill 41 97 x 2.95 Sill 15 97 x 2 . 9 5 Sil l 1 5 97 x 2.95 Sill 15 SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMINGSETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING SETBACK TO EDGE OF ROOF STRUCTURAL FRAMING BA L S A M S T R E E T 4.50 NEW PROPERTY LINE TRAIL ROW LINE WATERCOURSE SETBACK NEW ROAD READING NOOK READING NOOK READING NOOK 102.20 93.70 5.5 8 9 2 . 3 4 6 8 . 7 3 15 . 0 4 97.72 1 9 . 44 6 6 . 9 6 5 . 6 0 2 . 5 6 2 . 5 0 79.80 79.57 TH D3-AROOF DECK49.959 m2 TH D3-AROOF DECK49.959 m2 TH D3-AROOF DECK49.959 m2 TH D3-AROOF DECK49.959 m2 TH D3-AROOF DECK49.959 m2 TH D3-BROOF DECK51.667 m2 TH D3-BROOF DECK51.667 m2 TH D3-CROOF DECK49.907 m2 TH D3-DROOF DECK49.907 m2 TH D3-AROOF ACCESS10.134 m2 TH D3-AROOF ACCESS10.134 m2 TH D3-BROOF ACCESS10.134 m2 TH D3-AROOF ACCESS10.134 m2 TH D3-AROOF ACCESS10.134 m2 TH D3-AROOF ACCESS10.134 m2 TH D3-BROOF ACCESS10.134 m2 TH D3-CROOF ACCESS10.134 m2 TH D3-DROOF ACCESS10.134 m2 TH D2-BROOF ACCESS11.217 m2 TH D2-BROOF ACCESS11.217 m2 TH D2-AROOF ACCESS11.217 m2 TH D2-AROOF ACCESS11.217 m2 TH D2-AROOF ACCESS11.217 m2 TH D2-AROOF ACCESS11.217 m2 TH D2-AROOF ACCESS11.217 m2 TH D2-AROOF ACCESS11.217 m2 TH D2-CROOF ACCESS15.845 m2 TH D2-CROOF ACCESS15.845 m2 TH D2-AROOF ACCESS11.217 m2 TH D2-AROOF ACCESS11.217 m2 TH D2-CROOF ACCESS15.845 m2 TH D5-AROOF DECK48.151 m2 TH D5-AROOF DECK48.151 m2 TH D5-AROOF DECK48.151 m2 TH D5-AROOF DECK48.151 m2 TH D5-AROOF DECK48.151 m2 TH D5-AROOF DECK48.151 m2 TH D5-AROOF DECK48.151 m2 TH D5-AROOF DECK48.151 m2 TH D5-AROOF DECK48.151 m2 TH D5-AROOF DECK48.151 m2 TH D5-AROOF DECK48.151 m2 TH D2-DROOF ACCESS11.217 m2 TH D5-BROOF DECK48.109 m2 TH D5-BROOF DECK48.109 m2 TH D5-BROOF DECK48.109 m2 TH D5-BROOF DECK48.109 m2 TH D5-CROOF DECK47.821 m2 TH D5-CROOF DECK47.821 m2 TH D5-CROOF DECK47.821 m2 TH D5-CROOF DECK47.821 m2 0,0 0,0 8-2 9-1 9-1 6-1 6-1 6-2 6-2 0,0 0,0 8-B 8-B CL CL 4-B 4-B 5-B 5-B 5-A 5-A 8-1 1-1 1-1 1-B 1-B 1-A 1-A 2-B 2-B 2-A 2-A 5-2 5-2 8-A 8-A 9-2 9-2 9-29-1 4-A 4-A 5-1 5-1 4-1 4-2 3-1 3-2 1-2 1-2 2. 5 m RO W 15 m WA T E R C O U R S E S E T B A C K 2.17m 2.76m 2.75m 2.73m 2.72m 2.09m 2.68m 2.67m 2.66m 4. 8 7 m 5.71m 6.39m 6.05m 3.73m 2.1 2 m 2.1 2 m 2. 7 3 m 5.7 8 m 5.7 8 m 6.8 3 m 5.7 8 m 5.7 8 m 5.7 8 m 5.7 8 m 6.43m 6.24m 6.5 9 m 2. 7 3 m 4. 2 5 m 4.2 8 m 2. 7 3 m 2. 7 3 m 2. 7 3 m 2. 7 3 m 2. 7 3 m 2. 7 3 m 2. 7 3 m 2. 7 3 m 4.4 7 m TH D2-BROOF DECK47.054 m2 TH D2-BROOF DECK47.054 m2 TH D2-AROOF DECK44.800 m2 TH D2-AROOF DECK44.800 m2 TH D2-AROOF DECK44.800 m2 TH D2-AROOF DECK44.800 m2 TH D2-AROOF DECK44.800 m2 TH D2-AROOF DECK44.800 m2 TH D2-CROOF DECK45.487 m2 TH D2-CROOF DECK45.487 m2 TH D2-AROOF DECK44.800 m2 TH D2-AROOF DECK44.800 m2 TH D2-CROOF DECK45.487 m2 TH D2-DROOF DECK44.620 m2 TH D5-AROOF ACCESS16.249 m2 TH D5-AROOF ACCESS16.249 m2 TH D5-AROOF ACCESS16.249 m2 TH D5-AROOF ACCESS16.249 m2 TH D5-AROOF ACCESS16.249 m2 TH D5-AROOF ACCESS16.249 m2 TH D5-AROOF ACCESS16.249 m2 TH D5-AROOF ACCESS16.249 m2 TH D5-AROOF ACCESS16.249 m2 TH D5-AROOF ACCESS16.249 m2 TH D5-AROOF ACCESS16.249 m2 TH D2-BOPEN TO BELOW EXCLUSION0.381 m2 TH D2-BOPEN TO BELOW EXCLUSION0.381 m2 TH D2-AOPEN TO BELOW EXCLUSION0.381 m2 TH D2-AOPEN TO BELOW EXCLUSION0.381 m2 TH D2-AOPEN TO BELOW EXCLUSION0.381 m2 TH D2-AOPEN TO BELOW EXCLUSION0.381 m2 TH D2-AOPEN TO BELOW EXCLUSION0.381 m2 TH D2-AOPEN TO BELOW EXCLUSION0.381 m2 TH D2-AOPEN TO BELOW EXCLUSION0.381 m2 TH D2-AOPEN TO BELOW EXCLUSION0.381 m2 TH D2-COPEN TO BELOW EXCLUSION0.381 m2 TH D2-COPEN TO BELOW EXCLUSION0.381 m2 TH D2-COPEN TO BELOW EXCLUSION0.381 m2 TH D5-BROOF ACCESS16.249 m2 TH D5-BOPEN TO BELOW EXCLUSION4.745 m2 TH D5-BROOF ACCESS16.249 m2 TH D5-BOPEN TO BELOW EXCLUSION4.745 m2 TH D5-BROOF ACCESS16.249 m2 TH D5-BOPEN TO BELOW EXCLUSION4.745 m2 TH D5-BROOF ACCESS16.249 m2 TH D5-BOPEN TO BELOW EXCLUSION4.745 m2 TH D5-AOPEN TO BELOW EXCLUSION4.745 m2 TH D5-AOPEN TO BELOW EXCLUSION4.745 m2 TH D5-AOPEN TO BELOW EXCLUSION4.745 m2 TH D5-AOPEN TO BELOW EXCLUSION4.745 m2 TH D5-AOPEN TO BELOW EXCLUSION4.745 m2 TH D5-AOPEN TO BELOW EXCLUSION4.745 m2 TH D5-AOPEN TO BELOW EXCLUSION4.745 m2 TH D5-AOPEN TO BELOW EXCLUSION4.745 m2 TH D5-AOPEN TO BELOW EXCLUSION4.745 m2 TH D5-AOPEN TO BELOW EXCLUSION4.745 m2 TH D5-AOPEN TO BELOW EXCLUSION4.745 m2 TH D5-CROOF ACCESS16.249 m2 TH D5-COPEN TO BELOW EXCLUSION4.745 m2 TH D5-CROOF ACCESS16.249 m2 TH D5-COPEN TO BELOW EXCLUSION4.745 m2 TH D5-CROOF ACCESS16.249 m2 TH D5-COPEN TO BELOW EXCLUSION4.745 m2 TH D5-CROOF ACCESS16.249 m2 TH D5-COPEN TO BELOW EXCLUSION4.745 m2 TH D2-DOPEN TO BELOW EXCLUSION0.381 m2 SCALE: 1/16" = 1'-0"1 Roof Deck Plan Page 162 of 288 Building 1 Elevation A-4.001 Copyright reserved. All drawings and designs are and at all times remain the exclusive property of Siegrist Architecture Inc. and cannot be used without consent from Siegrist Architecture Inc. Issue 05 - ADP Resubmission Project Number 032 August 06, 2024 7-B 7-A 29.82 2. 7 7 3. 3 8 2. 7 7 33.43T.O. PARAPET 30.86T.O. PARAPET 21.29 20.75 STAIR ACCESS TO ROOF EXEMPT FROM BUILDING HEIGHT 20.83 21.34L1 - T.O. CONCRETE FOUNDATION (TF) 24.10L2 - T.O. FLOOR SHEATHING (TFS) 27.48L3 - T.O. FLOOR SHEATHING (TFS) 30.25ROOF - TOP OF ROOF SHEATHING (TRS) 10 . 1 0 B U I L D I N G H E I G H T 20.65AVERAGE GRADE 30.75MAX. HEIGHTOF ROOF DECK PAVERS 1.6 1.1 1.3 1.2 1.2 7-A 7-B 29.84 2. 7 7 3. 3 8 2. 7 7 33.43T.O. PARAPET 30.86T.O. PARAPET 20.65 21.34 STAIR ACCESS TO ROOF EXEMPT FROM BUILDING HEIGHT 20.38 21.34L1 - T.O. CONCRETE FOUNDATION (TF) 24.10L2 - T.O. FLOOR SHEATHING (TFS) 27.48L3 - T.O. FLOOR SHEATHING (TFS) 30.25ROOF - TOP OF ROOF SHEATHING (TRS) 10 . 1 0 B U I L D I N G H E I G H T 20.65AVERAGE GRADE 30.75MAX. HEIGHTOF ROOF DECK PAVERS 1.6 1.1 1.3 1.4 1.2 6-1 6-2 10.87 2. 7 7 3. 3 8 2. 7 7 NE W PR O P E R T Y L I N E OL D PR O P E R T Y L I N E 33.91T.O. PARAPET 30.86T.O. PARAPET 20.6520.83 21.34L1 - T.O. CONCRETE FOUNDATION (TF) 24.10L2 - T.O. FLOOR SHEATHING (TFS) 27.48L3 - T.O. FLOOR SHEATHING (TFS) 30.25ROOF - TOP OF ROOF SHEATHING (TRS) 10 . 1 0 B U I L D I N G H E I G H T 20.65AVERAGE GRADE 30.75MAX. HEIGHTOF ROOF DECK PAVERS 1.6 1.2 1.4 1.1 1.3 6-2 6-1 10.87 2. 7 7 3. 3 8 2. 7 7 POTENTIAL SIGNAGE TBC AT BP NE W PR O P E R T Y L I N E OL D PR O P E R T Y L I N E 21.34L1 - T.O. CONCRETE FOUNDATION (TF) 24.10L2 - T.O. FLOOR SHEATHING (TFS) 27.48L3 - T.O. FLOOR SHEATHING (TFS) 30.25ROOF - TOP OF ROOF SHEATHING (TRS) 33.43T.O. PARAPET 30.86T.O. PARAPET 10 . 1 0 B U I L D I N G H E I G H T 20.65AVERAGE GRADE 30.75MAX. HEIGHTOF ROOF DECK PAVERS 21.3421.34 1.4 1.2 1.31.6 1.1 SCALE: 1/8" = 1'-0"3 Building 1 - North Elevation SCALE: 1/8" = 1'-0"1 Building 1 - South Elevation SCALE: 1/8" = 1'-0"4 Building 1 - West Elevation SCALE: 1/8" = 1'-0"2 Building 1 - East Elevation 20.38m 20.83m = 20.65m CALCULATING AVERAGE GRADE 20.75m 20.65m Page 163 of 288 Building 2 Elevation A-4.002 Copyright reserved. All drawings and designs are and at all times remain the exclusive property of Siegrist Architecture Inc. and cannot be used without consent from Siegrist Architecture Inc. Issue 05 - ADP Resubmission Project Number 032 August 06, 2024 8-B 8-A 8.89 2. 7 7 3. 3 8 2. 7 7 30.73T.O. PARAPET 20.96AVERAGE GRADE 21.21L1 - T.O. CONCRETE FOUNDATION (TF) 23.98L2 - T.O. FLOOR SHEATHING (TFS) 27.36L3 - T.O. FLOOR SHEATHING (TFS) 30.12ROOF - TOP OF ROOF SHEATHING (TRS) 10 . 1 0 B U I L D I N G H E I G H T 31.06MAX. HEIGHTOF ROOF DECK PAVERS 1.6 1.2 1.4 1.3 1.1 9-1 8-18-2 26.19 7.18 33.38 2. 7 7 3. 3 8 2. 7 7 30.73T.O. PARAPET 21.21 21.21 STAIR ACCESS TO ROOF EXEMPT FROM BUILDING HEIGHT 21.2120.96AVERAGE GRADE 21.21L1 - T.O. CONCRETE FOUNDATION (TF) 23.98L2 - T.O. FLOOR SHEATHING (TFS) 27.36L3 - T.O. FLOOR SHEATHING (TFS) 30.12ROOF - TOP OF ROOF SHEATHING (TRS) 10 . 1 0 B U I L D I N G H E I G H T 31.06MAX. HEIGHTOF ROOF DECK PAVERS 1.1 1.6 1.2 1.3 1.4 8-1 8-2 33.38 2. 7 7 3. 3 8 2. 7 7 30.73T.O. PARAPET 20.72 21.20 STAIR ACCESS TO ROOF EXEMPT FROM BUILDING HEIGHT 20.68 20.96AVERAGE GRADE 21.21L1 - T.O. CONCRETE FOUNDATION (TF) 23.98L2 - T.O. FLOOR SHEATHING (TFS) 27.36L3 - T.O. FLOOR SHEATHING (TFS) 30.12ROOF - TOP OF ROOF SHEATHING (TRS) 10 . 1 0 B U I L D I N G H E I G H T 31.06MAX. HEIGHTOF ROOF DECK PAVERS 1.1 1.6 1.4 1.3 1.2 CL 8-A 8-B 3.03 8.89 11.92 2. 7 7 3. 3 8 2. 7 7 30.73T.O. PARAPET 33.78T.O. PARAPET 20.96AVERAGE GRADE 21.21L1 - T.O. CONCRETE FOUNDATION (TF) 23.98L2 - T.O. FLOOR SHEATHING (TFS) 27.36L3 - T.O. FLOOR SHEATHING (TFS) 30.12ROOF - TOP OF ROOF SHEATHING (TRS) 10 . 1 0 B U I L D I N G H E I G H T 31.06MAX. HEIGHTOF ROOF DECK PAVERS 1.2 1.6 1.4 1.3 1.1 SCALE: 1/8" = 1'-0"4 Building 2 - East Elevation SCALE: 1/8" = 1'-0"1 Building 2 - North Elevation SCALE: 1/8" = 1'-0"3 Building 2 - South Elevation SCALE: 1/8" = 1'-0"2 Building 2 - West Elevation 20.72m 21.21m = 20.96m CALCULATING AVERAGE GRADE 20.68m 21.21m Page 164 of 288 Building 3 Elevation A-4.003 Copyright reserved. All drawings and designs are and at all times remain the exclusive property of Siegrist Architecture Inc. and cannot be used without consent from Siegrist Architecture Inc. Issue 05 - ADP Resubmission Project Number 032 August 06, 2024 6-A 6-B0,0 4.78 29.82 34.59 2. 7 7 3. 3 8 2. 7 7 PR O P E R T Y L I N E 32.74T.O. PARAPET 30.18T.O. PARAPET 19.85 STAIR ACCESS TO ROOF EXEMPT FROM BUILDING HEIGHT 20.6520.6520.21AVERAGE GRADE 20.65L1 - T.O. CONCRETE FOUNDATION (TF) 23.42L2 - T.O. FLOOR SHEATHING (TFS) 26.80L3 - T.O. FLOOR SHEATHING (TFS) 29.57ROOF - TOP OF ROOF SHEATHING (TRS) 10 . 1 0 B U I L D I N G H E I G H T 30.31MAX. HEIGHTOF ROOF DECK PAVERS 1.6 1.1 1.4 1.2 1.3 6-2 6-1 10.87 2. 7 7 3. 3 8 2. 7 7 NE W PR O P E R T Y L I N E OL D PR O P E R T Y L I N E 30.18T.O. PARAPET 32.74T.O. PARAPET 20.21AVERAGE GRADE 20.65L1 - T.O. CONCRETE FOUNDATION (TF) 23.42L2 - T.O. FLOOR SHEATHING (TFS) 26.80L3 - T.O. FLOOR SHEATHING (TFS) 29.57ROOF - TOP OF ROOF SHEATHING (TRS) 10 . 1 0 B U I L D I N G H E I G H T 30.31MAX. HEIGHTOF ROOF DECK PAVERS 1.2 1.6 1.3 1.4 1.1 6-B 6-A 29.82 2. 7 7 3. 3 8 2. 7 7 32.74T.O. PARAPET 30.18T.O. PARAPET 20.62 20.18 STAIR ACCESS TO ROOF EXEMPT FROM BUILDING HEIGHT 20.17 20.21AVERAGE GRADE 20.65L1 - T.O. CONCRETE FOUNDATION (TF) 23.42L2 - T.O. FLOOR SHEATHING (TFS) 26.80L3 - T.O. FLOOR SHEATHING (TFS) 29.57ROOF - TOP OF ROOF SHEATHING (TRS) 10 . 1 0 B U I L D I N G H E I G H T 30.31MAX. HEIGHTOF ROOF DECK PAVERS 1.6 1.1 1.3 1.4 1.2 6-1 6-2 10.87 2. 7 7 3. 3 8 2. 7 7 NE W PR O P E R T Y L I N E OL D PR O P E R T Y L I N E 32.74T.O. PARAPET 30.18T.O. PARAPET 20.21AVERAGE GRADE 20.65L1 - T.O. CONCRETE FOUNDATION (TF) 23.42L2 - T.O. FLOOR SHEATHING (TFS) 26.80L3 - T.O. FLOOR SHEATHING (TFS) 29.57ROOF - TOP OF ROOF SHEATHING (TRS) 10 . 1 0 B U I L D I N G H E I G H T 30.31MAX. HEIGHTOF ROOF DECK PAVERS 1.3 1.2 1.6 1.4 1.1 SCALE: 1/8" = 1'-0"4 Building 3 - East Elevation SCALE: 1/8" = 1'-0"3 Building 3 - North Elevation SCALE: 1/8" = 1'-0"1 Building 3 - South Elevation SCALE: 1/8" = 1'-0"2 Building 3 - West Elevation 20.17m 19.85m = 20.21m CALCULATING AVERAGE GRADE 20.18m 20.65m Page 165 of 288 Building 4 Elevation A-4.004 Copyright reserved. All drawings and designs are and at all times remain the exclusive property of Siegrist Architecture Inc. and cannot be used without consent from Siegrist Architecture Inc. Issue 05 - ADP Resubmission Project Number 032 August 06, 2024 5-B CL 5-A 13.36 13.36 26.72 2. 7 7 3. 3 8 2. 7 7 1.2 1.6 1.1 30.12T.O. PARAPET 30.89T.O. PARAPET 20.5320.42 STAIR ACCESS TO ROOF EXEMPT FROM BUILDING HEIGHT 20.42 20.51AVERAGE GRADE 20.60L1 - T.O. CONCRETE FOUNDATION (TF) 23.37L2 - T.O. FLOOR SHEATHING (TFS) 26.75L3 - T.O. FLOOR SHEATHING (TFS) 29.51ROOF - TOP OF ROOF SHEATHING (TRS) 10 . 1 0 B U I L D I N G H E I G H T 30.61MAX. HEIGHTOF ROOF DECK PAVERS 1.3 1.4 5-2 5-1 4-1 8.13 1.26 9.39 2. 7 7 3. 3 8 2. 7 7 1.61.2 1.3 1.4 1.1 PR O P E R T Y L I N E 30.12T.O. PARAPET 20.51AVERAGE GRADE 20.60L1 - T.O. CONCRETE FOUNDATION (TF) 23.37L2 - T.O. FLOOR SHEATHING (TFS) 26.75L3 - T.O. FLOOR SHEATHING (TFS) 29.51ROOF - TOP OF ROOF SHEATHING (TRS) 10 . 1 0 B U I L D I N G H E I G H T 30.61MAX. HEIGHTOF ROOF DECK PAVERS 5-1 5-2 8.13 2. 7 7 3. 3 8 2. 7 7 1.3 1.6 1.2 PR O P E R T Y L I N E 30.12T.O. PARAPET 20.51AVERAGE GRADE 20.60L1 - T.O. CONCRETE FOUNDATION (TF) 23.37L2 - T.O. FLOOR SHEATHING (TFS) 26.75L3 - T.O. FLOOR SHEATHING (TFS) 29.51ROOF - TOP OF ROOF SHEATHING (TRS) 10 . 1 0 B U I L D I N G H E I G H T 30.61MAX. HEIGHTOF ROOF DECK PAVERS 1.4 1.1 5-A CL 5-B 13.36 13.36 26.72 2. 7 7 3. 3 8 2. 7 7 30.12T.O. PARAPET 20.6020.60 STAIR ACCESS TO ROOF EXEMPT FROM BUILDING HEIGHT 20.6020.51AVERAGE GRADE 20.60L1 - T.O. CONCRETE FOUNDATION (TF) 23.37L2 - T.O. FLOOR SHEATHING (TFS) 26.75L3 - T.O. FLOOR SHEATHING (TFS) 29.51ROOF - TOP OF ROOF SHEATHING (TRS) 10 . 1 0 B U I L D I N G H E I G H T 30.61MAX. HEIGHTOF ROOF DECK PAVERS 1.3 1.2 1.6 1.1 SCALE: 1/8" = 1'-0"1 Building 4 - East Elevation SCALE: 1/8" = 1'-0"4 Building 4 - North Elevation SCALE: 1/8" = 1'-0"2 Building 4 - South Elevation SCALE: 1/8" = 1'-0"3 Building 4 - West Elevation 20.60m 20.42m = 20.51m CALCULATING AVERAGE GRADE 20.60m 20.42m Page 166 of 288 Building 5 Elevation A-4.005 Copyright reserved. All drawings and designs are and at all times remain the exclusive property of Siegrist Architecture Inc. and cannot be used without consent from Siegrist Architecture Inc. Issue 05 - ADP Resubmission Project Number 032 August 06, 2024 4-B 4-A 8.03 2. 7 7 3. 3 8 2. 7 7 NE W PR O P E R T Y L I N E 32.94T.O. PARAPET 31.14T.O. PARAPET 20.67AVERAGE GRADE 20.85L1 - T.O. CONCRETE FOUNDATION (TF) 23.62L2 - T.O. FLOOR SHEATHING (TFS) 27.00L3 - T.O. FLOOR SHEATHING (TFS) 29.77ROOF - TOP OF ROOF SHEATHING (TRS) 10 . 1 0 B U I L D I N G H E I G H T 30.77MAX. HEIGHTOF ROOF DECK PAVERS 1.3 1.1 1.6 1.4 4-2 4-1 28.96 2. 7 7 3. 3 8 2. 7 7 32.94T.O. PARAPET 30.38T.O. PARAPET 20.8520.92 STAIR ACCESS TO ROOF EXEMPT FROM BUILDING HEIGHT 20.8520.67AVERAGE GRADE 20.85L1 - T.O. CONCRETE FOUNDATION (TF) 23.62L2 - T.O. FLOOR SHEATHING (TFS) 27.00L3 - T.O. FLOOR SHEATHING (TFS) 29.77ROOF - TOP OF ROOF SHEATHING (TRS) 10 . 1 0 B U I L D I N G H E I G H T 30.77MAX. HEIGHTOF ROOF DECK PAVERS 1.2 1.4 1.6 1.3 4-1 4-2 28.96 2. 7 7 3. 3 8 2. 7 7 PR O P E R T Y L I N E PR O P E R T Y L I N E 32.94T.O. PARAPET 31.14T.O. PARAPET 20.85 20.58 STAIR ACCESS TO ROOF EXEMPT FROM BUILDING HEIGHT 20.39 20.67AVERAGE GRADE 20.85L1 - T.O. CONCRETE FOUNDATION (TF) 23.62L2 - T.O. FLOOR SHEATHING (TFS) 27.00L3 - T.O. FLOOR SHEATHING (TFS) 29.77ROOF - TOP OF ROOF SHEATHING (TRS) 10 . 1 0 B U I L D I N G H E I G H T 30.77MAX. HEIGHTOF ROOF DECK PAVERS 1.1 1.6 1.2 1.4 1.3 4-A 4-B 8.03 2. 7 7 3. 3 8 2. 7 7 NE W PR O P E R T Y L I N E 32.94T.O. PARAPET 30.38T.O. PARAPET 20.67AVERAGE GRADE 20.85L1 - T.O. CONCRETE FOUNDATION (TF) 23.62L2 - T.O. FLOOR SHEATHING (TFS) 27.00L3 - T.O. FLOOR SHEATHING (TFS) 29.77ROOF - TOP OF ROOF SHEATHING (TRS) 10 . 1 0 B U I L D I N G H E I G H T 30.77MAX. HEIGHTOF ROOF DECK PAVERS 1.4 1.6 1.2 1.3 1.1 SCALE: 1/8" = 1'-0"4 Building 5 - East Elevation SCALE: 1/8" = 1'-0"3 Building 5 - North Elevation SCALE: 1/8" = 1'-0"1 Building 5 - South Elevation SCALE: 1/8" = 1'-0"2 Building 5 - West Elevation 20.85m 20.58m = 20.67m CALCULATING AVERAGE GRADE 20.85m 20.39m Page 167 of 288 Building 6 Elevation A-4.006 Copyright reserved. All drawings and designs are and at all times remain the exclusive property of Siegrist Architecture Inc. and cannot be used without consent from Siegrist Architecture Inc. Issue 05 - ADP Resubmission Project Number 032 August 06, 2024 9-2 9-1 3-1 4-2 30.78 2.60 1.01 34.39 2. 7 7 3. 3 8 2. 7 7 1.2 1.1 31.17T.O. PARAPET 21.64 21.01 STAIR ACCESS TO ROOF EXEMPT FROM BUILDING HEIGHT 20.98 21.32AVERAGE GRADE 21.64L1 - T.O. CONCRETE FOUNDATION (TF) 24.41L2 - T.O. FLOOR SHEATHING (TFS) 27.79L3 - T.O. FLOOR SHEATHING (TFS) 30.56ROOF - TOP OF ROOF SHEATHING (TRS) 10 . 1 0 B U I L D I N G H E I G H T 31.42MAX. HEIGHTOF ROOF DECK PAVERS 1.6 1.4 1.3 9-1 8-2 9-2 26.19 7.18 33.38 2. 7 7 3. 3 8 2. 7 7 1.6 1.1 1.4 1.3 1.2 31.17T.O. PARAPET 31.93T.O. PARAPET 21.6421.64 STAIR ACCESS TO ROOF EXEMPT FROM BUILDING HEIGHT 21.6421.32AVERAGE GRADE 21.64L1 - T.O. CONCRETE FOUNDATION (TF) 24.41L2 - T.O. FLOOR SHEATHING (TFS) 27.79L3 - T.O. FLOOR SHEATHING (TFS) 30.56ROOF - TOP OF ROOF SHEATHING (TRS) 10 . 1 0 B U I L D I N G H E I G H T 31.42MAX. HEIGHTOF ROOF DECK PAVERS 9-1 9-2 CL 8.89 3.03 11.92 2. 7 7 3. 3 8 2. 7 7 1.3 1.1 1.6 1.4 1.2 31.17T.O. PARAPET 21.32AVERAGE GRADE 21.64L1 - T.O. CONCRETE FOUNDATION (TF) 24.41L2 - T.O. FLOOR SHEATHING (TFS) 27.79L3 - T.O. FLOOR SHEATHING (TFS) 30.56ROOF - TOP OF ROOF SHEATHING (TRS) 10 . 1 0 B U I L D I N G H E I G H T 31.42MAX. HEIGHTOF ROOF DECK PAVERS 9-2 9-1 8.89 2. 7 7 3. 3 8 2. 7 7 1.2 1.4 1.3 1.6 1.1 31.17T.O. PARAPET 34.21T.O. PARAPET 21.32AVERAGE GRADE 21.64L1 - T.O. CONCRETE FOUNDATION (TF) 24.41L2 - T.O. FLOOR SHEATHING (TFS) 27.79L3 - T.O. FLOOR SHEATHING (TFS) 30.56ROOF - TOP OF ROOF SHEATHING (TRS) 10 . 1 0 B U I L D I N G H E I G H T 31.42MAX. HEIGHTOF ROOF DECK PAVERS SCALE: 1/8" = 1'-0"3 Building 6 - North Elevation SCALE: 1/8" = 1'-0"1 Building 6 - South Elevation SCALE: 1/8" = 1'-0"4 Building 6 - West Elevation SCALE: 1/8" = 1'-0"2 Building 6 - East Elevation 20.98m 21.64m = 21.32m CALCULATING AVERAGE GRADE 21.01m 21.64m Page 168 of 288 Building 7 Elevation A-4.007 Copyright reserved. All drawings and designs are and at all times remain the exclusive property of Siegrist Architecture Inc. and cannot be used without consent from Siegrist Architecture Inc. Issue 05 - ADP Resubmission Project Number 032 August 06, 2024 4-A 4-B 8.03 2. 7 7 3. 3 8 2. 7 7 33.73T.O. PARAPET 31.17T.O. PARAPET 21.64L1 - T.O. CONCRETE FOUNDATION (TF) 24.41L2 - T.O. FLOOR SHEATHING (TFS) 27.79L3 - T.O. FLOOR SHEATHING (TFS) 30.56ROOF - TOP OF ROOF SHEATHING (TRS) 21.28AVERAGE GRADE 10 . 1 0 B U I L D I N G H E I G H T 31.38MAX. HEIGHTOF ROOF DECK PAVERS 1.6 1.4 1.2 1.1 3-1 3-2 36.17 2. 7 7 3. 3 8 2. 7 7 1'- 0 " 33.73T.O. PARAPET 31.93T.O. PARAPET 21.65 20.85 STAIR ACCESS TO ROOF EXEMPT FROM BUILDING HEIGHT 20.97 21.28AVERAGE GRADE 21.64L1 - T.O. CONCRETE FOUNDATION (TF) 24.41L2 - T.O. FLOOR SHEATHING (TFS) 27.79L3 - T.O. FLOOR SHEATHING (TFS) 30.56ROOF - TOP OF ROOF SHEATHING (TRS) 10 . 1 0 B U I L D I N G H E I G H T 31.38MAX. HEIGHTOF ROOF DECK PAVERS 1.1 1.2 1.6 1.3 1.4 3-2 3-1 36.17 2. 7 7 3. 3 8 2. 7 7 33.73T.O. PARAPET 31.93T.O. PARAPET 21.64 21.89 STAIR ACCESS TO ROOF EXEMPT FROM BUILDING HEIGHT 21.6421.64L1 - T.O. CONCRETE FOUNDATION (TF) 24.41L2 - T.O. FLOOR SHEATHING (TFS) 27.79L3 - T.O. FLOOR SHEATHING (TFS) 30.56ROOF - TOP OF ROOF SHEATHING (TRS) 21.28AVERAGE GRADE 10 . 1 0 B U I L D I N G H E I G H T 31.38MAX. HEIGHTOF ROOF DECK PAVERS 1.6 1.2 1.4 4-B 4-A 8.03 2. 7 7 3. 3 8 2. 7 7 33.73T.O. PARAPET 31.17T.O. PARAPET 21.64L1 - T.O. CONCRETE FOUNDATION (TF) 24.41L2 - T.O. FLOOR SHEATHING (TFS) 27.79L3 - T.O. FLOOR SHEATHING (TFS) 30.56ROOF - TOP OF ROOF SHEATHING (TRS) 21.28AVERAGE GRADE 10 . 1 0 B U I L D I N G H E I G H T 31.38MAX. HEIGHTOF ROOF DECK PAVERS 1.1 1.3 1.6 1.4 SCALE: 1/8" = 1'-0"2 Building 7 - West Elevation SCALE: 1/8" = 1'-0"3 Building 7 - South Elevation SCALE: 1/8" = 1'-0"1 Building 7 - North Elevation SCALE: 1/8" = 1'-0"4 Building 7 - East Elevation 21.64m 20.85m = 21.28m CALCULATING AVERAGE GRADE 21.64m 20.97m Page 169 of 288 Building 8 Elevation A-4.008 Copyright reserved. All drawings and designs are and at all times remain the exclusive property of Siegrist Architecture Inc. and cannot be used without consent from Siegrist Architecture Inc. Issue 05 - ADP Resubmission Project Number 032 August 06, 2024 2-B 2-A 23.88 2. 7 7 3. 3 8 2. 7 7 34.47T.O. PARAPET 31.90T.O. PARAPET 22.3822.38 STAIR ACCESS TO ROOF EXEMPT FROM BUILDING HEIGHT 22.3822.12AVERAGE GRADE 22.38L1 - T.O. CONCRETE FOUNDATION (TF) 25.15L2 - T.O. FLOOR SHEATHING (TFS) 28.52L3 - T.O. FLOOR SHEATHING (TFS) 31.29ROOF - TOP OF ROOF SHEATHING (TRS) 10 . 1 0 B U I L D I N G H E I G H T 32.22MAX. HEIGHTOF ROOF DECK PAVERS 1.3 1.2 1.4 1.6 1.1 2-A 2-B 23.88 2. 7 7 3. 3 8 2. 7 7 31.90T.O. PARAPET 34.47T.O. PARAPET 21.8421.87 STAIR ACCESS TO ROOF EXEMPT FROM BUILDING HEIGHT 21.87 22.12AVERAGE GRADE 22.38L1 - T.O. CONCRETE FOUNDATION (TF) 25.15L2 - T.O. FLOOR SHEATHING (TFS) 28.52L3 - T.O. FLOOR SHEATHING (TFS) 31.29ROOF - TOP OF ROOF SHEATHING (TRS) 10 . 1 0 B U I L D I N G H E I G H T 32.22MAX. HEIGHTOF ROOF DECK PAVERS 1.6 1.1 1.2 1.3 1.4 1-1 1-2 10.87 2. 7 7 3. 3 8 2. 7 7 OL D PR O P E R T Y L I N E NE W PR O P E R T Y L I N E 32.66T.O. PARAPET 34.47T.O. PARAPET 22.12AVERAGE GRADE 22.38L1 - T.O. CONCRETE FOUNDATION (TF) 25.15L2 - T.O. FLOOR SHEATHING (TFS) 28.52L3 - T.O. FLOOR SHEATHING (TFS) 31.29ROOF - TOP OF ROOF SHEATHING (TRS) 10 . 1 0 B U I L D I N G H E I G H T 32.22MAX. HEIGHTOF ROOF DECK PAVERS 1.4 1.6 1.3 1.2 1.1 1-2 1-1 10.87 2. 7 7 3. 3 8 2. 7 7 OL D PR O P E R T Y L I N E NE W PR O P E R T Y L I N E 34.47T.O. PARAPET 31.90T.O. PARAPET 22.12AVERAGE GRADE 22.38L1 - T.O. CONCRETE FOUNDATION (TF) 25.15L2 - T.O. FLOOR SHEATHING (TFS) 28.52L3 - T.O. FLOOR SHEATHING (TFS) 31.29ROOF - TOP OF ROOF SHEATHING (TRS) 10 . 1 0 B U I L D I N G H E I G H T 32.22MAX. HEIGHTOF ROOF DECK PAVERS 1.6 1.2 1.4 1.3 1.1 SCALE: 1/8" = 1'-0"3 Building 8 - East Elevation SCALE: 1/8" = 1'-0"1 Building 8 - West Elevation SCALE: 1/8" = 1'-0"2 Building 8 - South Elevation SCALE: 1/8" = 1'-0"4 Building 8 - North Elevation 22.38m 21.87m = 22.12m CALCULATING AVERAGE GRADE 22.38m 21.84m Page 170 of 288 Building 9 Elevation A-4.009 Copyright reserved. All drawings and designs are and at all times remain the exclusive property of Siegrist Architecture Inc. and cannot be used without consent from Siegrist Architecture Inc. Issue 05 - ADP Resubmission Project Number 032 August 06, 2024 1-A 1-B 29.82 2. 7 7 3. 3 8 2. 7 7 33.88T.O. PARAPET 31.32T.O. PARAPET 21.7221.76 STAIR ACCESS TO ROOF EXEMPT FROM BUILDING HEIGHT 21.72 21.72AVERAGE GRADE 21.79L1 - T.O. CONCRETE FOUNDATION (TF) 24.56L2 - T.O. FLOOR SHEATHING (TFS) 27.93L3 - T.O. FLOOR SHEATHING (TFS) 30.70ROOF - TOP OF ROOF SHEATHING (TRS) 10 . 1 0 B U I L D I N G H E I G H T 31.82MAX. HEIGHTOF ROOF DECK PAVERS 1.2 1.1 1.6 1.3 1.4 1-B 1-A 29.82 2. 7 7 3. 3 8 2. 7 7 1.6 1.3 1.2 1.1 NE W PR O P E R T Y L I N E 33.88T.O. PARAPET 31.93T.O. PARAPET 31.32T.O. PARAPET 21.9121.72 STAIR ACCESS TO ROOF EXEMPT FROM BUILDING HEIGHT 21.72 21.72AVERAGE GRADE 21.79L1 - T.O. CONCRETE FOUNDATION (TF) 24.56L2 - T.O. FLOOR SHEATHING (TFS) 27.93L3 - T.O. FLOOR SHEATHING (TFS) 30.70ROOF - TOP OF ROOF SHEATHING (TRS) 10 . 1 0 B U I L D I N G H E I G H T 31.82MAX. HEIGHTOF ROOF DECK PAVERS 1.4 1-1 1-2 10.87 2. 7 7 3. 3 8 2. 7 7 1.4 1.3 1.2 1.6 1.1 OL D P R O P E R T Y L I N E NE W P R O P E R T Y L I N E 33.88T.O. PARAPET 31.32T.O. PARAPET 31.93T.O. PARAPET 21.72AVERAGE GRADE 21.79L1 - T.O. CONCRETE FOUNDATION (TF) 24.56L2 - T.O. FLOOR SHEATHING (TFS) 27.93L3 - T.O. FLOOR SHEATHING (TFS) 30.70ROOF - TOP OF ROOF SHEATHING (TRS) 10 . 1 0 B U I L D I N G H E I G H T 31.82MAX. HEIGHTOF ROOF DECK PAVERS OL D P R O P E R T Y L I N E NE W P R O P E R T Y L I N E 1-2 1-1 10.87 2. 7 7 3. 3 8 2. 7 7 1.3 1.6 1.1 1.2 1.4 33.88T.O. PARAPET 31.32T.O. PARAPET 32.08T.O. PARAPET 21.72AVERAGE GRADE 21.79L1 - T.O. CONCRETE FOUNDATION (TF) 24.56L2 - T.O. FLOOR SHEATHING (TFS) 27.93L3 - T.O. FLOOR SHEATHING (TFS) 30.70ROOF - TOP OF ROOF SHEATHING (TRS) 10 . 1 0 B U I L D I N G H E I G H T 31.82MAX. HEIGHTOF ROOF DECK PAVERS SCALE: 1/8" = 1'-0"3 Building 9 - East Elevation SCALE: 1/8" = 1'-0"2 Building 9 - South Elevation SCALE: 1/8" = 1'-0"1 Building 9 - West Elevation SCALE: 1/8" = 1'-0"4 Building 9 - North Elevation 21.72m 21.72m = 21.72m CALCULATING AVERAGE GRADE 21.72m 21.72m Page 171 of 288 Design Rationale A-0.601 Copyright reserved. All drawings and designs are and at all times remain the exclusive property of Siegrist Architecture Inc. and cannot be used without consent from Siegrist Architecture Inc. Issue 05 - ADP Resubmission Project Number 032 August 06, 2024 This project is a diverse townhouse development fronting Balsam Street with a new flanking road on the south and a community parkway as a preservation area on the site's north side. The unit-clustered buildings are 3 storeys with a roof deck space, having access to parking from the rear and front doors at grade, designed to respond to the street at a pedestrian scale. The buildings are positioned on the site to maximize access and pedestrian walkways from the street side corners. All entries are at grade and connect to the ground, utilizing architectural elements to appear inviting to the front door, allowing access and flow to balconies or rear/fronting patios. The building orientation in the centre of the project is offset to allow for maximum light and the ability to have landscape elements and open green space with solar exposure. The building has been functionally laid out such that we designed that they could be used as den spaces or places for others to arrive and carry out business directly. Segregating these lower floors in this fashion allows for flexible use, such as a secondary bedroom or a family room, and maintains the privacy of the residential uses above. The building form is tall and inspired by the verticality of the trees. This translates into functioning vertically, integrating the rooftop access into the façade to appear as “lanterns,” letting light into the inside, having bay windows on stairwells as alcoves, access to roof decks, and utilizing the stack effect for passive cooling through the stairwells. Several other sustainability initiatives have been provided, such as adequate bike storage with rough-ins for charging EV cars and coordination to preserve the environmental protection area on the north side. Overhangs and sunshades are utilized to provide solar shading to prevent overheating where needed and to protect the building, and positioned to provide visual interest and mark the corners of the building. Unit layouts are drawn to be flexible, and there are options to interchange the living rooms and family rooms. The spaces are more open to support the ability to age in place and, more importantly, designed to be family homes with space for working at home. Roof decks allow gathering and outdoor space with views and light. Ample storage areas are provided above cars with over height, and space for bikes in the garage spaces has been provided. The materials are all residential-type, using natural colours that integrate into the landscape design. An example is the front courtyard’s community gathering space with a structure incorporated into the building’s façade. The building has been designed to be friendly and inviting at a pedestrian scale, yet appear sophisticated, with varying architectural elements such that they do not repeat, to be identifiable and unique. DESIGN RATIONALE ARCHITECTURAL CHARACTER TA L L A N D T H I N TA L L A N D T H I N TA L L A N D T H I N TA L L A N D T H I N TA L L A N D T H I N TA L L A N D T H I N TA L L A N D T H I N Amenity Design Integrated Into Building Distinct Forms Signaling The Entry Back Yards Facing The Park Corner Of Balsam Street & New Road Balsam Elevation TA L L A N D T H I N Page 172 of 288 TH D3-A ENTRY 6.758 m2 TH D3-A ENTRY 6.758 m2 TH D3-A ENTRY 6.758 m2 TH D3-A ENTRY 6.758 m2 TH D3-A ENTRY 6.758 m2 TH D3-B ENTRY 6.758 m2 TH D3-C ENTRY 7.016 m2 TH D3-B ENTRY 6.758 m2 TH D3-D ENTRY 7.016 m2 UP 2RUP 2R DN 4RDN 4RDN 5R UP 3RUP 3R DN 4RDN 4R UP 2R TOWNHOUSE ENTRY MONUMENT COMMERCIAL SIGNAGE HUNG UNDER SOFFIT-MAX 12" HIGH TOWNHOUSE ENTRY MONUMENT COMMERCIAL SIGNAGE HUNG UNDER SOFFIT-MAX 12" HIGH BA L S A M S T R E E T VISITORREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" FIRE F I G H T E R ACC E S S FIRE F I G H T E R ACC E S S FIRE F I G H T E R ACC E S S FIRE F I G H T E R ACC E S S FIRE F I G H T E R ACC E S S FIRE F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIRE FIGHTERACCESS FIRE FIGHTERACCESS FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIRE FIGHTERACCESS FIRE FIGHTERACCESS FIRE FIGHTERACCESS FIRE FIGHTERACCESS FIRE FIGHTERACCESS FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIRE FIGHTERACCESS FIRE FIGHTERACCESS FIRE F I G H T E R ACC E S S FIRE F I G H T E R ACC E S S FIRE F I G H T E R ACC E S S FIRE F I G H T E R ACC E S S FIRE FIGHTERACCESS FIRE FIGHTERACCESS FIRE FIGHTERACCESS RE S I D E N T I A L REG U L A R 99" x 2 1 7 " RES I D E N T I A L REG U L A R 99" x 2 1 7 " RES I D E N T I A L REG U L A R 99" x 2 1 7 " RES I D E N T I A L REG U L A R 99" x 2 1 7 " RES I D E N T I A L REG U L A R 99" x 2 1 7 " RE S I D E N T I A L REG U L A R 99" x 2 1 7 " FIRE F I G H T E R ACC E S S FIRE F I G H T E R ACC E S S FIRE F I G H T E R ACC E S S FIRE F I G H T E R ACC E S S FIRE F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" VIS I T O R RE G U L A R 99" x 2 1 7 " FIRE F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" FIRE F I G H T E R ACC E S S FIRE F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" MECH MECH MECHMECHMECHMECHMECH MECH 102.20 93.70 5.58 9 2 . 3 4 6 8 . 7 3 4.94 11.47 7.75 9.70 13.57 4.30 6.85 2.53 9.64 3.86 10.31 5.03 7.73 1.37 1 9 . 8 0 6 6 . 9 6 5 . 6 0 NEW PROPERTY LINE TRAIL ROW LINE WATERCOURSE SETBACK FIRE FIGHTERACCESS RE S I D E N T I A L REG U L A R 99" x 2 1 7 " RE S I D E N T I A L REG U L A R 99" x 2 1 7 " FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIRE FIGHTERACCESS RES I D E N T I A L REG U L A R 99" x 2 3 7 " RE S I D E N T I A L RE G U L A R 99" x 2 3 7 " WORKFROMHOMETYPE 1 CLO S E T BATH MECH FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIRE FIGHTERACCESS RES I D E N T I A L REG U L A R 99" x 2 3 7 " RES I D E N T I A L REG U L A R 99" x 2 3 7 " WORKFROMHOMETYPE 1 CLO S E T BATH MECH FIRE FIGHTERACCESS RES I D E N T I A L REG U L A R 99" x 2 3 7 " RE S I D E N T I A L REG U L A R 99" x 2 3 7 " WORKFROMHOMETYPE 1 CLO S E T BATH MECH FIRE FIGHTERACCESS RE S I D E N T I A L REG U L A R 99" x 2 3 7 " RE S I D E N T I A L REG U L A R 99" x 2 3 7 " WORKFROMHOMETYPE 1 CLO S E T BATH MECH FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIRE FIGHTERACCESS RES I D E N T I A L REG U L A R 99" x 2 3 7 " RES I D E N T I A L REG U L A R 99" x 2 3 7 " WORKFROMHOMETYPE 1 CLO S E T BATH MECH FIRE FIGHTERACCESS RE S I D E N T I A L REG U L A R 99" x 2 3 7 " RES I D E N T I A L REG U L A R 99" x 2 3 7 " WORKFROMHOMETYPE 1 CL O S E T BATH MECH FIRE FIGHTERACCESS RE S I D E N T I A L REG U L A R 99" x 2 3 7 " RE S I D E N T I A L REG U L A R 99" x 2 3 7 " WORKFROMHOMETYPE 1 CLO S E T BATH MECH FIRE FIGHTERACCESS RES I D E N T I A L REG U L A R 99" x 2 3 7 " RES I D E N T I A L REG U L A R 99" x 2 3 7 " WORKFROMHOMETYPE 1 CL O S E T BATH MECH FIRE FIGHTERACCESS RE S I D E N T I A L REG U L A R 99" x 2 3 7 " RE S I D E N T I A L REG U L A R 99" x 2 3 7 " WORKFROMHOMETYPE 1 CL O S E T BATH MECH BACKYARD BACKYARD BACKYARDBACKYARDBACKYARD BACKYARDBACKYARD 180LTOTE 360LTOTE 180LTOTE 360LTOTE 180LTOTE 360LTOTE 180LTOTE 360LTOTE 180LTOTE 360LTOTE 180LTOTE360LTOTE180LTOTE360LTOTE180LTOTE360LTOTE180LTOTE360LTOTE180LTOTE360LTOTE 180 L TO T E 360 L TO T E 180 L TO T E 360 L TOT E 180 L TOT E 360 L TOT E 180 L TOT E 360 L TO T E BACKYARD 180LTOTE 360LTOTE MECH 180LTOTE 360LTOTE MECH 180 L TO T E 360 L TOT E MECH 180LTOTE 360LTOTE MECH 180LTOTE 360LTOTE MECH 180 L TO T E 360 L TOT E MECH 180 L TO T E 360 L TOT E MECH 180 L TOT E 360 L TOT E MECH 180LTOTE 360LTOTE MECH 180LTOTE 360LTOTE MECH 180LTOTE 360LTOTE MECH 180LTOTE 360LTOTE MECH 180LTOTE 360LTOTE MECH 180LTOTE 360LTOTE MECH 180 L TO T E 360 L TO T E MECH 180 L TO T E 36 0 L TO T E MECH 180 L TOT E 360 L TOT E MECH 18 0 L TO T E 360 L TO T E MECH 180 L TO T E 360 L TO T E MECH 18 0 L TO T E 360 L TOT E 18 0 L TO T E 360 L TOT E 18 0 L TO T E 360 L TOT E 18 0 L TO T E 360 L TOT E 18 0 L TO T E 360 L TOT E 18 0 L TO T E 360 L TOT E 18 0 L TO T E 360 L TOT E 18 0 L TO T E 360 L TOT E VIS I T O R RE G U L A R 99 " x 2 1 7 " VI S I T O R AC C E S S I B L E 10 3 " + 6 0 " x 2 1 7 " VIS I T O R AC C E S S I B L E 10 3 " + 6 0 " x 2 1 7 " CO M B I N E D RE G U L A R 99 " x 2 1 7 " LIV E / W O R K + V I S I T O R CO M B I N E D RE G U L A R 99" x 2 1 7 " LIV E / W O R K + V I S I T O R COMBINED REGULAR99" x 217" LIVE/WORK + VISITOR LIV E / W O R K RE G U L A R 99 " x 2 1 7 " LIV E / W O R K RE G U L A R 99 " x 2 1 7 " BACKYARDACCESS FIRE F I G H T E R ACC E S S MECH 18 0 L TO T E 360 L TOT E RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" TH D2-B ENTRY 7.674 m2 TH D2-A ENTRY 7.682 m2 TH D2-A ENTRY 7.682 m2 TH D2-A ENTRY 7.682 m2 TH D2-C ENTRY 6.394 m2 TH D2-B ENTRY 7.674 m2 TH D2-A ENTRY 7.682 m2 TH D2-A ENTRY 7.682 m2 TH D2-A ENTRY 7.682 m2 TH D2-C ENTRY 6.394 m2 TH D5-B ENTRY 22.719 m2 TH D5-B ENTRY 22.719 m2 TH D5-B ENTRY 22.719 m2 TH D5-C ENTRY 22.650 m2 TH D5-C ENTRY 22.650 m2 TH D5-C ENTRY 22.650 m2 TH D5-B ENTRY 22.719 m2 TH D5-C ENTRY 22.650 m2 TH D2-A ENTRY 7.682 m2 TH D2-A ENTRY 7.682 m2 TH D2-C ENTRY 6.394 m2 TH D2-D ENTRY 6.394 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE 4.2m x 4.2m PARK + WATERCOURSE(BOUNDARIES TO BE CONFIRMED) MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE PMT LOCATIONOPTION 1 VIS I T O R AC C E S S I B L E 10 3 " + 6 0 " x 2 1 7 " ALL PLANT MATERIAL MUST BE PROVIDED FROM CERTIFIED DISEASE FREE NURSERY. PROVIDE CERTIFICATION UPON REQUEST. CHK'D: DRAWN: DESIGN: SCALE: DATE: M2LA PROJECT NUMBER: DRAWING TITLE: PROJECT: DRAWING NUMBER: REVISION DESCRIPTIONNO. DATE DR. property of M2 Landscape Architects and may not bereproduced or used for other projects without their permission. c Copyright reserved. This drawing and design is the SEAL: Tel: 604.553.0044 New Westminster, British Columbia#220 - 26 Lorne Mews V3M 3L7 Fax: 604.553.0045Email: office@m2la.com TOWNHOUSE DEVELOPMENT 13285 BALSAM STREET, MAPLE RIDGE BC Page 173 of 288 TH D3-A ENTRY 6.758 m2 TH D3-A ENTRY 6.758 m2 TH D3-A ENTRY 6.758 m2 TH D3-A ENTRY 6.758 m2 TH D3-A ENTRY 6.758 m2 TH D3-B ENTRY 6.758 m2 TH D3-C ENTRY 7.016 m2 TH D3-B ENTRY 6.758 m2 TH D3-D ENTRY 7.016 m2 UP 2RUP 2R DN 4RDN 4RDN 5R UP 3RUP 3R DN 4RDN 4R UP 2R TOWNHOUSE ENTRY MONUMENT COMMERCIAL SIGNAGE HUNG UNDER SOFFIT-MAX 12" HIGH TOWNHOUSE ENTRY MONUMENT COMMERCIAL SIGNAGE HUNG UNDER SOFFIT-MAX 12" HIGH BA L S A M S T R E E T VISITORREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" FIRE F I G H T E R ACC E S S FIRE F I G H T E R ACC E S S FIRE F I G H T E R ACC E S S FIRE F I G H T E R ACC E S S FIRE F I G H T E R ACC E S S FIRE F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIRE FIGHTERACCESS FIRE FIGHTERACCESS FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIRE FIGHTERACCESS FIRE FIGHTERACCESS FIRE FIGHTERACCESS FIRE FIGHTERACCESS FIRE FIGHTERACCESS FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIRE FIGHTERACCESS FIRE FIGHTERACCESS FIRE F I G H T E R ACC E S S FIRE F I G H T E R ACC E S S FIRE F I G H T E R ACC E S S FIRE F I G H T E R ACC E S S FIRE FIGHTERACCESS FIRE FIGHTERACCESS FIRE FIGHTERACCESS RE S I D E N T I A L REG U L A R 99" x 2 1 7 " RES I D E N T I A L REG U L A R 99" x 2 1 7 " RES I D E N T I A L REG U L A R 99" x 2 1 7 " RES I D E N T I A L REG U L A R 99" x 2 1 7 " RES I D E N T I A L REG U L A R 99" x 2 1 7 " RE S I D E N T I A L REG U L A R 99" x 2 1 7 " FIRE F I G H T E R ACC E S S FIRE F I G H T E R ACC E S S FIRE F I G H T E R ACC E S S FIRE F I G H T E R ACC E S S FIRE F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" VIS I T O R RE G U L A R 99" x 2 1 7 " FIRE F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" FIRE F I G H T E R ACC E S S FIRE F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" MECH MECH MECHMECHMECHMECHMECH MECH 102.20 93.70 5.58 9 2 . 3 4 6 8 . 7 3 4.94 11.47 7.75 9.70 13.57 4.30 6.85 2.53 9.64 3.86 10.31 5.03 7.73 1.37 1 9 . 8 0 6 6 . 9 6 5 . 6 0 NEW PROPERTY LINE TRAIL ROW LINE WATERCOURSE SETBACK FIRE FIGHTERACCESS RE S I D E N T I A L REG U L A R 99" x 2 1 7 " RE S I D E N T I A L REG U L A R 99" x 2 1 7 " FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIRE FIGHTERACCESS RES I D E N T I A L REG U L A R 99" x 2 3 7 " RE S I D E N T I A L REG U L A R 99" x 2 3 7 " WORKFROMHOMETYPE 1 CLO S E T BATH MECH FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIRE FIGHTERACCESS RES I D E N T I A L REG U L A R 99" x 2 3 7 " RES I D E N T I A L REG U L A R 99" x 2 3 7 " WORKFROMHOMETYPE 1 CLO S E T BATH MECH FIRE FIGHTERACCESS RES I D E N T I A L REG U L A R 99" x 2 3 7 " RE S I D E N T I A L REG U L A R 99" x 2 3 7 " WORKFROMHOMETYPE 1 CLO S E T BATH MECH FIRE FIGHTERACCESS RE S I D E N T I A L REG U L A R 99" x 2 3 7 " RE S I D E N T I A L REG U L A R 99" x 2 3 7 " WORKFROMHOMETYPE 1 CLO S E T BATH MECH FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIRE FIGHTERACCESS RES I D E N T I A L REG U L A R 99" x 2 3 7 " RES I D E N T I A L REG U L A R 99" x 2 3 7 " WORKFROMHOMETYPE 1 CLO S E T BATH MECH FIRE FIGHTERACCESS RE S I D E N T I A L REG U L A R 99" x 2 3 7 " RES I D E N T I A L REG U L A R 99" x 2 3 7 " WORKFROMHOMETYPE 1 CL O S E T BATH MECH FIRE FIGHTERACCESS RE S I D E N T I A L REG U L A R 99" x 2 3 7 " RE S I D E N T I A L RE G U L A R 99" x 2 3 7 " WORKFROMHOMETYPE 1 CLO S E T BATH MECH FIRE FIGHTERACCESS RES I D E N T I A L REG U L A R 99" x 2 3 7 " RES I D E N T I A L REG U L A R 99" x 2 3 7 " WORKFROMHOMETYPE 1 CL O S E T BATH MECH FIRE FIGHTERACCESS RE S I D E N T I A L REG U L A R 99" x 2 3 7 " RE S I D E N T I A L REG U L A R 99" x 2 3 7 " WORKFROMHOMETYPE 1 CL O S E T BATH MECH BACKYARD BACKYARD BACKYARDBACKYARDBACKYARD BACKYARDBACKYARD 180LTOTE 360LTOTE 180LTOTE 360LTOTE 180LTOTE 360LTOTE 180LTOTE 360LTOTE 180LTOTE 360LTOTE 180LTOTE360LTOTE180LTOTE360LTOTE180LTOTE360LTOTE180LTOTE360LTOTE180LTOTE360LTOTE 180 L TO T E 360 L TO T E 180 L TO T E 360 L TOT E 180 L TOT E 360 L TOT E 180 L TOT E 360 L TO T E BACKYARD 180LTOTE 360LTOTE MECH 180LTOTE 360LTOTE MECH 180 L TO T E 360 L TOT E MECH 180LTOTE 360LTOTE MECH 180LTOTE 360LTOTE MECH 180 L TO T E 360 L TOT E MECH 180 L TO T E 360 L TOT E MECH 180 L TOT E 360 L TOT E MECH 180LTOTE 360LTOTE MECH 180LTOTE 360LTOTE MECH 180LTOTE 360LTOTE MECH 180LTOTE 360LTOTE MECH 180LTOTE 360LTOTE MECH 180LTOTE 360LTOTE MECH 180 L TO T E 360 L TO T E MECH 180 L TO T E 36 0 L TO T E MECH 180 L TOT E 360 L TOT E MECH 18 0 L TO T E 360 L TO T E MECH 180 L TO T E 36 0 L TO T E MECH 18 0 L TO T E 360 L TOT E 18 0 L TO T E 360 L TOT E 18 0 L TO T E 360 L TOT E 18 0 L TO T E 360 L TOT E 18 0 L TO T E 360 L TOT E 18 0 L TO T E 360 L TOT E 18 0 L TO T E 360 L TOT E 18 0 L TO T E 360 L TOT E VIS I T O R RE G U L A R 99 " x 2 1 7 " VI S I T O R AC C E S S I B L E 103 " + 6 0 " x 2 1 7 " VIS I T O R AC C E S S I B L E 10 3 " + 6 0 " x 2 1 7 " CO M B I N E D RE G U L A R 99 " x 2 1 7 " LIV E / W O R K + V I S I T O R CO M B I N E D RE G U L A R 99" x 2 1 7 " LIV E / W O R K + V I S I T O R COMBINED REGULAR99" x 217" LIVE/WORK + VISITOR LIV E / W O R K RE G U L A R 99 " x 2 1 7 " LIV E / W O R K RE G U L A R 99 " x 2 1 7 " BACKYARDACCESS FIRE F I G H T E R ACC E S S MECH 18 0 L TO T E 360 L TOT E RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" TH D2-B ENTRY 7.674 m2 TH D2-A ENTRY 7.682 m2 TH D2-A ENTRY 7.682 m2 TH D2-A ENTRY 7.682 m2 TH D2-C ENTRY 6.394 m2 TH D2-B ENTRY 7.674 m2 TH D2-A ENTRY 7.682 m2 TH D2-A ENTRY 7.682 m2 TH D2-A ENTRY 7.682 m2 TH D2-C ENTRY 6.394 m2 TH D5-B ENTRY 22.719 m2 TH D5-B ENTRY 22.719 m2 TH D5-B ENTRY 22.719 m2 TH D5-C ENTRY 22.650 m2 TH D5-C ENTRY 22.650 m2 TH D5-C ENTRY 22.650 m2 TH D5-B ENTRY 22.719 m2 TH D5-C ENTRY 22.650 m2 TH D2-A ENTRY 7.682 m2 TH D2-A ENTRY 7.682 m2 TH D2-C ENTRY 6.394 m2 TH D2-D ENTRY 6.394 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE 4.2m x 4.2m PARK + WATERCOURSE(BOUNDARIES TO BE CONFIRMED) MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE PMT LOCATIONOPTION 1 VIS I T O R AC C E S S I B L E 10 3 " + 6 0 " x 2 1 7 " ALL PLANT MATERIAL MUST BE PROVIDED FROM CERTIFIED DISEASE FREE NURSERY. PROVIDE CERTIFICATION UPON REQUEST. CHK'D: DRAWN: DESIGN: SCALE: DATE: M2LA PROJECT NUMBER: DRAWING TITLE: PROJECT: DRAWING NUMBER: REVISION DESCRIPTIONNO. DATE DR. property of M2 Landscape Architects and may not bereproduced or used for other projects without their permission. c Copyright reserved. This drawing and design is the SEAL: Tel: 604.553.0044 New Westminster, British Columbia#220 - 26 Lorne Mews V3M 3L7 Fax: 604.553.0045Email: office@m2la.com TOWNHOUSE DEVELOPMENT 13285 BALSAM STREET, MAPLE RIDGE BC Page 174 of 288 TH D3-A ENTRY 6.758 m2 TH D3-A ENTRY 6.758 m2 TH D3-A ENTRY 6.758 m2 TH D3-A ENTRY 6.758 m2 TH D3-A ENTRY 6.758 m2 TH D3-B ENTRY 6.758 m2 TH D3-C ENTRY 7.016 m2 TH D3-B ENTRY 6.758 m2 TH D3-D ENTRY 7.016 m2 UP 2RUP 2R DN 4RDN 4RDN 5R UP 3RUP 3R DN 4RDN 4R UP 2R TOWNHOUSE ENTRY MONUMENT COMMERCIAL SIGNAGE HUNG UNDER SOFFIT-MAX 12" HIGH TOWNHOUSE ENTRY MONUMENT COMMERCIAL SIGNAGE HUNG UNDER SOFFIT-MAX 12" HIGH BA L S A M S T R E E T VISITORREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" FIRE F I G H T E R ACC E S S FIRE F I G H T E R ACC E S S FIRE F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIRE FIGHTERACCESS FIRE FIGHTERACCESS FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIRE FIGHTERACCESS FIRE FIGHTERACCESS FIRE FIGHTERACCESS FIRE FIGHTERACCESS FIRE FIGHTERACCESS FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIRE FIGHTERACCESS FIRE FIGHTERACCESS FIRE F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIRE F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIRE FIGHTERACCESS FIRE FIGHTERACCESS FIRE FIGHTERACCESS RES I D E N T I A L REG U L A R 99" x 2 1 7 " RES I D E N T I A L REG U L A R 99" x 2 1 7 " RES I D E N T I A L REG U L A R 99" x 2 1 7 " RE S I D E N T I A L RE G U L A R 99" x 2 1 7 " RE S I D E N T I A L REG U L A R 99" x 2 1 7 " RE S I D E N T I A L REG U L A R 99" x 2 1 7 " FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" VIS I T O R RE G U L A R 99 " x 2 1 7 " FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" MECH MECH MECHMECHMECHMECHMECH MECH 102.20 93.70 5.58 9 2 . 3 4 6 8 . 7 3 1 4 . 0 1 4.94 11.47 7.75 9.70 13.57 4.30 6.85 2.53 9.64 3.86 10.31 5.03 7.73 1.37 1 9 . 8 0 6 6 . 9 6 5 . 6 0 NEW PROPERTY LINE TRAIL ROW LINE WATERCOURSE SETBACK FIRE FIGHTERACCESS RE S I D E N T I A L REG U L A R 99" x 2 1 7 " RES I D E N T I A L REG U L A R 99" x 2 1 7 " NEW ROAD FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIRE FIGHTERACCESS RES I D E N T I A L REG U L A R 99" x 2 3 7 " RES I D E N T I A L REG U L A R 99" x 2 3 7 " WORKFROMHOMETYPE 1 CL O S E T BATH MECH FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIRE FIGHTERACCESS RES I D E N T I A L REG U L A R 99" x 2 3 7 " RES I D E N T I A L REG U L A R 99" x 2 3 7 " WORKFROMHOMETYPE 1 CL O S E T BATH MECH FIRE FIGHTERACCESS RES I D E N T I A L REG U L A R 99" x 2 3 7 " RES I D E N T I A L REG U L A R 99" x 2 3 7 " WORKFROMHOMETYPE 1 CL O S E T BATH MECH FIRE FIGHTERACCESS RES I D E N T I A L REG U L A R 99" x 2 3 7 " RES I D E N T I A L REG U L A R 99" x 2 3 7 " WORKFROMHOMETYPE 1 CLO S E T BATH MECH FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIRE FIGHTERACCESS RE S I D E N T I A L REG U L A R 99" x 2 3 7 " RE S I D E N T I A L REG U L A R 99" x 2 3 7 " WORKFROMHOMETYPE 1 CL O S E T BATH MECH FIRE FIGHTERACCESS RE S I D E N T I A L RE G U L A R 99" x 2 3 7 " RE S I D E N T I A L REG U L A R 99" x 2 3 7 " WORKFROMHOMETYPE 1 CLO S E T BATH MECH FIRE FIGHTERACCESS RES I D E N T I A L REG U L A R 99" x 2 3 7 " RES I D E N T I A L REG U L A R 99" x 2 3 7 " WORKFROMHOMETYPE 1 CLO S E T BATH MECH FIRE FIGHTERACCESS RE S I D E N T I A L REG U L A R 99" x 2 3 7 " RE S I D E N T I A L REG U L A R 99" x 2 3 7 " WORKFROMHOMETYPE 1 CLO S E T BATH MECH FIRE FIGHTERACCESS RE S I D E N T I A L RE G U L A R 99" x 2 3 7 " RE S I D E N T I A L REG U L A R 99" x 2 3 7 " WORKFROMHOMETYPE 1 CLO S E T BATH MECH BACKYARD BACKYARD BACKYARDBACKYARDBACKYARD BACKYARDBACKYARD 180LTOTE 360LTOTE 180LTOTE 360LTOTE 180LTOTE 360LTOTE 180LTOTE 360LTOTE 180LTOTE 360LTOTE 180LTOTE360LTOTE180LTOTE360LTOTE180LTOTE360LTOTE180LTOTE360LTOTE180LTOTE360LTOTE 180 L TO T E 360 L TOT E 180 L TOT E 360 L TOT E 180 L TOT E 36 0 L TO T E 180 L TO T E 360 L TO T E BACKYARD 180LTOTE 360LTOTE MECH 180LTOTE 360LTOTE MECH 180 L TO T E 360 L TO T E MECH 180LTOTE 360LTOTE MECH 180LTOTE 360LTOTE MECH 18 0 L TO T E 360 L TO T E MECH 180 L TO T E 36 0 L TO T E MECH 180 L TO T E 360 L TO T E MECH 180LTOTE 360LTOTE MECH 180LTOTE 360LTOTE MECH 180LTOTE 360LTOTE MECH 180LTOTE 360LTOTE MECH 180LTOTE 360LTOTE MECH 180LTOTE 360LTOTE MECH 18 0 L TO T E 36 0 L TO T E MECH 180 L TOT E 360 L TOT E MECH 180 L TO T E 360 L TO T E MECH 18 0 L TO T E 360 L TO T E MECH 180 L TOT E 360 L TOT E MECH 180 L TO T E 360 L TO T E 180 L TO T E 360 L TO T E 180 L TO T E 360 L TO T E 180 L TO T E 360 L TO T E 180 L TO T E 360 L TO T E 180 L TO T E 360 L TO T E 180 L TO T E 360 L TO T E 180 L TO T E 360 L TO T E VIS I T O R RE G U L A R 99 " x 2 1 7 " VIS I T O R AC C E S S I B L E 10 3 " + 6 0 " x 2 1 7 " VIS I T O R AC C E S S I B L E 10 3 " + 6 0 " x 2 1 7 " CO M B I N E D RE G U L A R 99" x 2 1 7 " LIV E / W O R K + V I S I T O R CO M B I N E D RE G U L A R 99 " x 2 1 7 " LIV E / W O R K + V I S I T O R COMBINED REGULAR99" x 217" LIVE/WORK + VISITOR LIV E / W O R K RE G U L A R 99" x 2 1 7 " LIV E / W O R K RE G U L A R 99 " x 2 1 7 " BACKYARDACCESS FIR E F I G H T E R ACC E S S MECH 180 L TO T E 360 L TO T E RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" TH D2-B ENTRY 7.674 m2 TH D2-A ENTRY 7.682 m2 TH D2-A ENTRY 7.682 m2 TH D2-A ENTRY 7.682 m2 TH D2-C ENTRY 6.394 m2 TH D2-B ENTRY 7.674 m2 TH D2-A ENTRY 7.682 m2 TH D2-A ENTRY 7.682 m2 TH D2-A ENTRY 7.682 m2 TH D2-C ENTRY 6.394 m2 TH D5-B ENTRY 22.719 m2 TH D5-B ENTRY 22.719 m2 TH D5-B ENTRY 22.719 m2 TH D5-C ENTRY 22.650 m2 TH D5-C ENTRY 22.650 m2 TH D5-C ENTRY 22.650 m2 TH D5-B ENTRY 22.719 m2 TH D5-C ENTRY 22.650 m2 TH D2-A ENTRY 7.682 m2 TH D2-A ENTRY 7.682 m2 TH D2-C ENTRY 6.394 m2 TH D2-D ENTRY 6.394 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE 4.2m x 4.2m PARK + WATERCOURSE(BOUNDARIES TO BE CONFIRMED) MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE PMT LOCATIONOPTION 1 VIS I T O R AC C E S S I B L E 10 3 " + 6 0 " x 2 1 7 " CHK'D: DRAWN: DESIGN: SCALE: DATE: M2LA PROJECT NUMBER: DRAWING TITLE: PROJECT: DRAWING NUMBER: REVISION DESCRIPTIONNO. DATE DR. property of M2 Landscape Architects and may not bereproduced or used for other projects without their permission. c Copyright reserved. This drawing and design is the SEAL: Tel: 604.553.0044 New Westminster, British Columbia#220 - 26 Lorne Mews V3M 3L7 Fax: 604.553.0045Email: office@m2la.com TOWNHOUSE DEVELOPMENT 13285 BALSAM STREET, MAPLE RIDGE BC Page 175 of 288 TH D3-A ENTRY 6.758 m2 TH D3-A ENTRY 6.758 m2 TH D3-A ENTRY 6.758 m2 TH D3-A ENTRY 6.758 m2 TH D3-A ENTRY 6.758 m2 TH D3-B ENTRY 6.758 m2 TH D3-C ENTRY 7.016 m2 TH D3-B ENTRY 6.758 m2 TH D3-D ENTRY 7.016 m2 UP 2RUP 2R DN 4RDN 4RDN 5R UP 3RUP 3R DN 4RDN 4R UP 2R TOWNHOUSE ENTRY MONUMENT COMMERCIAL SIGNAGE HUNG UNDER SOFFIT-MAX 12" HIGH TOWNHOUSE ENTRY MONUMENT COMMERCIAL SIGNAGE HUNG UNDER SOFFIT-MAX 12" HIGH BA L S A M S T R E E T VISITORREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" FIRE F I G H T E R ACC E S S FIRE F I G H T E R ACC E S S FIRE F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIRE FIGHTERACCESS FIRE FIGHTERACCESS FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIRE FIGHTERACCESS FIRE FIGHTERACCESS FIRE FIGHTERACCESS FIRE FIGHTERACCESS FIRE FIGHTERACCESS FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIRE FIGHTERACCESS FIRE FIGHTERACCESS FIRE F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIRE F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIRE FIGHTERACCESS FIRE FIGHTERACCESS FIRE FIGHTERACCESS RES I D E N T I A L REG U L A R 99" x 2 1 7 " RES I D E N T I A L REG U L A R 99" x 2 1 7 " RES I D E N T I A L REG U L A R 99" x 2 1 7 " RE S I D E N T I A L RE G U L A R 99" x 2 1 7 " RE S I D E N T I A L REG U L A R 99" x 2 1 7 " RE S I D E N T I A L REG U L A R 99" x 2 1 7 " FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" VIS I T O R RE G U L A R 99 " x 2 1 7 " FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" MECH MECH MECHMECHMECHMECHMECH MECH 102.20 93.70 5.58 9 2 . 3 4 6 8 . 7 3 1 4 . 0 1 4.94 11.47 7.75 9.70 13.57 4.30 6.85 2.53 9.64 3.86 10.31 5.03 7.73 1.37 1 9 . 8 0 6 6 . 9 6 5 . 6 0 NEW PROPERTY LINE TRAIL ROW LINE WATERCOURSE SETBACK FIRE FIGHTERACCESS RE S I D E N T I A L REG U L A R 99" x 2 1 7 " RES I D E N T I A L REG U L A R 99" x 2 1 7 " NEW ROAD FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIRE FIGHTERACCESS RES I D E N T I A L REG U L A R 99" x 2 3 7 " RES I D E N T I A L REG U L A R 99" x 2 3 7 " WORKFROMHOMETYPE 1 CL O S E T BATH MECH FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIRE FIGHTERACCESS RES I D E N T I A L REG U L A R 99" x 2 3 7 " RES I D E N T I A L REG U L A R 99" x 2 3 7 " WORKFROMHOMETYPE 1 CL O S E T BATH MECH FIRE FIGHTERACCESS RES I D E N T I A L REG U L A R 99" x 2 3 7 " RES I D E N T I A L REG U L A R 99" x 2 3 7 " WORKFROMHOMETYPE 1 CL O S E T BATH MECH FIRE FIGHTERACCESS RES I D E N T I A L REG U L A R 99" x 2 3 7 " RES I D E N T I A L REG U L A R 99" x 2 3 7 " WORKFROMHOMETYPE 1 CLO S E T BATH MECH FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIR E F I G H T E R ACC E S S RESIDENTIALREGULAR99" x 237" RESIDENTIALREGULAR99" x 237" WORKFROMHOMETYPE 1 CLOSET BATH MECH FIRE FIGHTERACCESS RE S I D E N T I A L REG U L A R 99" x 2 3 7 " RE S I D E N T I A L REG U L A R 99" x 2 3 7 " WORKFROMHOMETYPE 1 CL O S E T BATH MECH FIRE FIGHTERACCESS RE S I D E N T I A L RE G U L A R 99" x 2 3 7 " RE S I D E N T I A L REG U L A R 99" x 2 3 7 " WORKFROMHOMETYPE 1 CLO S E T BATH MECH FIRE FIGHTERACCESS RES I D E N T I A L REG U L A R 99" x 2 3 7 " RES I D E N T I A L REG U L A R 99" x 2 3 7 " WORKFROMHOMETYPE 1 CLO S E T BATH MECH FIRE FIGHTERACCESS RE S I D E N T I A L REG U L A R 99" x 2 3 7 " RE S I D E N T I A L REG U L A R 99" x 2 3 7 " WORKFROMHOMETYPE 1 CLO S E T BATH MECH FIRE FIGHTERACCESS RE S I D E N T I A L RE G U L A R 99" x 2 3 7 " RE S I D E N T I A L REG U L A R 99" x 2 3 7 " WORKFROMHOMETYPE 1 CLO S E T BATH MECH BACKYARD BACKYARD BACKYARDBACKYARDBACKYARD BACKYARDBACKYARD 180LTOTE 360LTOTE 180LTOTE 360LTOTE 180LTOTE 360LTOTE 180LTOTE 360LTOTE 180LTOTE 360LTOTE 180LTOTE360LTOTE180LTOTE360LTOTE180LTOTE360LTOTE180LTOTE360LTOTE180LTOTE360LTOTE 180 L TO T E 360 L TOT E 180 L TOT E 360 L TOT E 180 L TOT E 36 0 L TO T E 180 L TO T E 360 L TO T E BACKYARD 180LTOTE 360LTOTE MECH 180LTOTE 360LTOTE MECH 180 L TO T E 360 L TO T E MECH 180LTOTE 360LTOTE MECH 180LTOTE 360LTOTE MECH 18 0 L TO T E 360 L TO T E MECH 180 L TO T E 36 0 L TO T E MECH 180 L TO T E 360 L TO T E MECH 180LTOTE 360LTOTE MECH 180LTOTE 360LTOTE MECH 180LTOTE 360LTOTE MECH 180LTOTE 360LTOTE MECH 180LTOTE 360LTOTE MECH 180LTOTE 360LTOTE MECH 18 0 L TO T E 36 0 L TO T E MECH 180 L TOT E 360 L TOT E MECH 180 L TO T E 360 L TO T E MECH 18 0 L TO T E 360 L TO T E MECH 180 L TOT E 360 L TOT E MECH 180 L TO T E 360 L TO T E 180 L TO T E 360 L TO T E 180 L TO T E 360 L TO T E 180 L TO T E 360 L TO T E 180 L TO T E 360 L TO T E 180 L TO T E 360 L TO T E 180 L TO T E 360 L TO T E 180 L TO T E 360 L TO T E VIS I T O R RE G U L A R 99 " x 2 1 7 " VIS I T O R AC C E S S I B L E 10 3 " + 6 0 " x 2 1 7 " VIS I T O R AC C E S S I B L E 10 3 " + 6 0 " x 2 1 7 " CO M B I N E D RE G U L A R 99" x 2 1 7 " LIV E / W O R K + V I S I T O R CO M B I N E D RE G U L A R 99 " x 2 1 7 " LIV E / W O R K + V I S I T O R COMBINED REGULAR99" x 217" LIVE/WORK + VISITOR LIV E / W O R K RE G U L A R 99" x 2 1 7 " LIV E / W O R K RE G U L A R 99 " x 2 1 7 " BACKYARDACCESS FIR E F I G H T E R ACC E S S MECH 180 L TO T E 360 L TO T E RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" TH D2-B ENTRY 7.674 m2 TH D2-A ENTRY 7.682 m2 TH D2-A ENTRY 7.682 m2 TH D2-A ENTRY 7.682 m2 TH D2-C ENTRY 6.394 m2 TH D2-B ENTRY 7.674 m2 TH D2-A ENTRY 7.682 m2 TH D2-A ENTRY 7.682 m2 TH D2-A ENTRY 7.682 m2 TH D2-C ENTRY 6.394 m2 TH D5-B ENTRY 22.719 m2 TH D5-B ENTRY 22.719 m2 TH D5-B ENTRY 22.719 m2 TH D5-C ENTRY 22.650 m2 TH D5-C ENTRY 22.650 m2 TH D5-C ENTRY 22.650 m2 TH D5-B ENTRY 22.719 m2 TH D5-C ENTRY 22.650 m2 TH D2-A ENTRY 7.682 m2 TH D2-A ENTRY 7.682 m2 TH D2-C ENTRY 6.394 m2 TH D2-D ENTRY 6.394 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 TH D5-A ENTRY 22.515 m2 MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE 4.2m x 4.2m PARK + WATERCOURSE(BOUNDARIES TO BE CONFIRMED) MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE PMT LOCATIONOPTION 1 VIS I T O R AC C E S S I B L E 10 3 " + 6 0 " x 2 1 7 " CHK'D: DRAWN: DESIGN: SCALE: DATE: M2LA PROJECT NUMBER: DRAWING TITLE: PROJECT: DRAWING NUMBER: REVISION DESCRIPTIONNO. DATE DR. property of M2 Landscape Architects and may not bereproduced or used for other projects without their permission. c Copyright reserved. This drawing and design is the SEAL: Tel: 604.553.0044 New Westminster, British Columbia#220 - 26 Lorne Mews V3M 3L7 Fax: 604.553.0045Email: office@m2la.com TOWNHOUSE DEVELOPMENT 13285 BALSAM STREET, MAPLE RIDGE BC Page 176 of 288 TH D3-A ENTRY 6.758 m2 TH D3-A ENTRY 6.758 m2 TH D3-A ENTRY 6.758 m2 TH D3-A ENTRY 6.758 m2 TH D3-A ENTRY 6.758 m2 TH D3-B ENTRY 6.758 m2 TH D3-C ENTRY 7.016 m2 TH D3-B ENTRY 6.758 m2 TH D3-D ENTRY 7.016 m2 VISITORREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R AC C E S S FIR E F I G H T E R AC C E S S FIR E F I G H T E R AC C E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R AC C E S S FIR E F I G H T E R ACC E S S FIR E F I G H T E R AC C E S S FIRE FIGHTERACCESS FIRE FIGHTERACCESS FIRE FIGHTERACCESS RE S I D E N T I A L REG U L A R 99" x 2 1 7 " RE S I D E N T I A L RE G U L A R 99" x 2 1 7 " RE S I D E N T I A L RE G U L A R 99 " x 2 1 7 " RE S I D E N T I A L REG U L A R 99" x 2 1 7 " RE S I D E N T I A L REG U L A R 99" x 2 1 7 " RE S I D E N T I A L RE G U L A R 99 " x 2 1 7 " FIR E F I G H T E R AC C E S S FIR E F I G H T E R AC C E S S FIR E F I G H T E R AC C E S S FIR E F I G H T E R AC C E S S FIR E F I G H T E R AC C E S S RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" VI S I T O R RE G U L A R 99 " x 2 1 7 " FIR E F I G H T E R AC C E S S RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" FIR E F I G H T E R AC C E S S FIR E F I G H T E R AC C E S S RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" MECH MECH MECHMECHMECHMECHMECH MECH 7.75 9.70 13.57 4.30 6.85 2.53 9.64 3.86 10.31 5.03 7.73 1.37 6 6 . 9 6 NEW PROPERTY LINE TRAIL ROW LINE WATERCOURSE SETBACK FIRE FIGHTERACCESS RE S I D E N T I A L RE G U L A R 99" x 2 1 7 " RE S I D E N T I A L RE G U L A R 99 " x 2 1 7 " BACKYARD BACKYARD BACKYARDBACKYARDBACKYARD BACKYARDBACKYARD 180LTOTE 360LTOTE 180LTOTE 360LTOTE 180LTOTE 360LTOTE 180LTOTE 360LTOTE 180LTOTE 360LTOTE 180LTOTE360LTOTE180LTOTE360LTOTE180LTOTE360LTOTE180LTOTE360LTOTE180LTOTE360LTOTE 18 0 L TO T E 36 0 L TO T E 18 0 L TO T E 36 0 L TO T E 18 0 L TO T E 36 0 L TO T E 180 L TO T E 36 0 L TO T E BACKYARD 18 0 L TO T E 36 0 L TO T E 18 0 L TO T E 36 0 L TO T E 18 0 L TO T E 36 0 L TO T E 18 0 L TO T E 36 0 L TO T E 18 0 L TO T E 36 0 L TO T E 18 0 L TO T E 36 0 L TO T E 18 0 L TO T E 36 0 L TO T E 18 0 L TO T E 36 0 L TO T E VI S I T O R RE G U L A R 99 " x 2 1 7 " VI S I T O R AC C E S S I B L E 10 3 " + 6 0 " x 2 1 7 " BACKYARDACCESS FIR E F I G H T E R AC C E S S MECH 180 L TO T E 36 0 L TO T E RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" TH D2-B ENTRY 7.674 m2 TH D2-A ENTRY 7.682 m2 TH D2-A ENTRY 7.682 m2 TH D2-A ENTRY 7.682 m2 TH D2-C ENTRY 6.394 m2 TH D2-B ENTRY 7.674 m2 TH D2-A ENTRY 7.682 m2 TH D2-A ENTRY 7.682 m2 TH D2-A ENTRY 7.682 m2 TH D2-C ENTRY 6.394 m2 TH D2-A ENTRY 7.682 m2 TH D2-A ENTRY 7.682 m2 TH D2-C ENTRY 6.394 m2 TH D2-D ENTRY 6.394 m2 MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE PARK + WATERCOURSE(BOUNDARIES TO BE CONFIRMED) MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE TOW 20.85 BOW 19.38 TOW 20.85 BOW 19.58 TOW 21.79 BOW 21.64 TOW 20.85 BOW 20.61 TOW 21.64 BOW 21.11 CHK'D: DRAWN: DESIGN: SCALE: DATE: M2LA PROJECT NUMBER: DRAWING TITLE: PROJECT: DRAWING NUMBER: REVISION DESCRIPTIONNO. DATE DR. property of M2 Landscape Architects and may not bereproduced or used for other projects without their permission. c Copyright reserved. This drawing and design is the SEAL: Tel: 604.553.0044 New Westminster, British Columbia#220 - 26 Lorne Mews V3M 3L7 Fax: 604.553.0045Email: office@m2la.com TOWNHOUSE DEVELOPMENT 13285 BALSAM STREET, MAPLE RIDGE BC Page 177 of 288 RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALRESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" FI R E F I G H T E R AC C E S S FI R E F I G H T E R AC C E S S FIR E F I G H T E R FI R E F I G H T E R AC C E S S FIR E F I G H T E R AC C E S S 180LTOTE 360LTOTE 180LTOTE 360LTOTE 180LTOTE 360LTOTE 180LTOTE 360LTOTE180LTOTE 360LTOTE TH D2-B ENTRY 7.674 m2 TH D2-A ENTRY 7.682 m2 TH D2-A ENTRY 7.682 m2 TH D2-A ENTRY 7.682 m2 TH D2-C ENTRY 6.394 m2 MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE CHK'D: DRAWN: DESIGN: SCALE: DATE: M2LA PROJECT NUMBER: DRAWING TITLE: PROJECT: DRAWING NUMBER: REVISION DESCRIPTIONNO. DATE DR. property of M2 Landscape Architects and may not bereproduced or used for other projects without their permission. c Copyright reserved. This drawing and design is the SEAL: Tel: 604.553.0044 New Westminster, British Columbia#220 - 26 Lorne Mews V3M 3L7 Fax: 604.553.0045Email: office@m2la.com TOWNHOUSE DEVELOPMENT 13285 BALSAM STREET, MAPLE RIDGE BC Page 178 of 288 RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" RESIDENTIALREGULAR99" x 217" FIR E F I G H T E R AC C E S S FIR E F I G H T E R AC C E S S FIR E F I G H T E R AC C E S S FIR E F I G H T E R AC C E S S FIR E F I G H T E R AC C E S S 180LTOTE 360LTOTE 180LTOTE 360LTOTE 180LTOTE 360LTOTE180LTOTE 360LTOTE180LTOTE 360LTOTE TH D2-A ENTRY 7.682 m2 TH D2-C ENTRY 6.394 m2 TH D2-B ENTRY 7.674 m2 TH D2-A ENTRY 7.682 m2 TH D2-A ENTRY 7.682 m2 STORAGE MECH STORAGE MECH STORAGE MECH STORAGE MECH STORAGE CHK'D: DRAWN: DESIGN: SCALE: DATE: M2LA PROJECT NUMBER: DRAWING TITLE: PROJECT: DRAWING NUMBER: REVISION DESCRIPTIONNO. DATE DR. property of M2 Landscape Architects and may not bereproduced or used for other projects without their permission. c Copyright reserved. This drawing and design is the SEAL: Tel: 604.553.0044 New Westminster, British Columbia#220 - 26 Lorne Mews V3M 3L7 Fax: 604.553.0045Email: office@m2la.com TOWNHOUSE DEVELOPMENT 13285 BALSAM STREET, MAPLE RIDGE BC Page 179 of 288 2023-255-RZ Advisory Design Panel Resolution/Comments and Applicant’s Responses Page 1 of 2 Advisory Design Panel Resolution/Comments and Applicant’s Responses Application 2023-255-DP in relation to the property located at 13285 Balsam Street was reviewed by the Advisory Design Panel (ADP) during their meeting on July 17, 2024. The ADP’s resolution/comments (in black), and the applicant’s responses (in teal), are below: R/2024-ADP-019 It was moved and seconded That the application be supported, and the following concerns be addressed as the design develops and submitted to Planning staff for follow up. Architectural Comments: • Concern about the main entryway – one access point, with the potential for a lot of traffic, right beside the visitor and accessible parking stalls. o Architect’s Response: The vehicle access to the townhome development has been carefully designed to accommodate fire fighter access and has been located to be min. 8.5m from the corner as requested by the city. The current access is required to function as a vehicle and fire access for the following two scenarios: 1. No road on the south is NOT built, and access needs to be within the property boundaries and needs to be connected to Balsam 2. The road on the south is built, and the access is designed to be directly connected to the new road. o Civil Engineer’s Response: A single main entryway is sufficient for this size of residential townhouse development. It is anticipated that the highest traffic times will only be for a short period of time before and after standard work hours. The remainder of the day the volumes will be minimal. Access to and from the visitor/accessible parking stalls will operate just like a typical parking lot. In addition, on street parking is provided for the work/life units which are not anticipated to have a high volume of visitors. Landscape Comments: • Ensure whatever play structure is places in the play area has sufficient fall zone. o Landscape Architect’s Response: Noted. The play structure has been shifted to allow for the sufficient fall zone Page 180 of 288 2023-255-RZ Advisory Design Panel Resolution/Comments and Applicant’s Responses Page 2 of 2 • Structural soil: Ensure structural soil zones align with tree locations. o Landscape Architect’s Response: Noted. Structural soil is aligned with tree locations. The proposed potted trees have been switched to inground with structural soil. • Recommend planting the proposed potted trees in the corner plaza inground with structural soil. o Landscape Architect’s Response: The proposed potted trees have been switched to inground with structural soil. • Areas of large swatches of gravel: Recommend considering whether more texture or interest can be included rather than just the proposed gravel. o Landscape Architect’s Response: Boulders have been added throughout the swatches of gravel. • Bike Rack: Concern about the placement of the bike rack. Appears to be located so it can only be single loaded, but 6 bike stalls are required. Ensure rack can be double loaded or add additional bike racks to meet bylaw requirement. o Landscape Architect’s Response: Noted. The paving has been extended to allow for bike rack to be double loaded. • Consider adding more seating to the wood deck area of the amenity space. o Landscape Architect’s Response: Additional seating has been added. • Consider including unit connections to the multi-use pathway. o Landscape Architect’s Response: Due to the grade changes along most of the retaining wall unit connections won’t be created to access the pathway. The pathway can be accessed at either side of the complex. • Ensure details match plans. Detail for engineered wood fiber for playground but drawing shows a rubber finish. o Landscape Architect’s Response: Noted. Details have been changed to match drawings. • Recommend diversifying plant list (e.g. unproportionately high quantities of snowberry in comparison to all other proposed plants) o Landscape Architect’s Response: Noted. Plant list has been diversified. CARRIED Page 181 of 288 Page 182 of 288 Page 183 of 288 Page 184 of 288 comments about the need for a commercial presence closer to the neighborhood and to see the River Village begin. Also a desire to have a new elementary school soon. There were no emails or calls in opposition to the project received. Surprisingly, there was some concern about proposals of new trails in the area. Residents to the north perceive them as security risks. There was an undertone of anger about plans for them to the north of the site and the negative impact of overflow Albion Park parking on local streets during the summer months. Attendees did not express concern with the street parking to be provided or express anything about the parking on site. Additional parking at Albion Park could be considered by the City over time. The addition of a future new school with its associated parking nearby could also help alleviate this summer parking demand problem. Most of the negative comments were related to topics not specific to the project. The biggest concern expressed in 3 of the 6 comment sheets was related to existing traffic, particularly during the AM pear hour of 7:30 to 8:30 rush, related to the 232 Ave roundabout and school rush. One person raised the possibility of the future 240th Bridge helping but acknowledged the cost was prohibitive. It should be noted the Silver Valley Plan in the OCP does not say much about the bridge other than in Section 10.2.2 Road Network sections g, h, i, and concludes with the statement to explore considering “a future bridge crossing across the Alouette River in the final stages of development of SIlver Valley”. Currently only 60 % of Silver Valley has developed. The woodlock project is only 42 units and will therefore not generate significant additional traffic. One individual of the DIM meeting expressed opposition to the roof deck design for the 9 units facing north towards his home, His home is approximately 30-40 meters north and is separated from the site by a forested Balsam Creek park area to be dedicated and restored. He is opposed to the project because of a perceived over-look problem and would prefer the decks to be removed. The applicant is not prepared to do this given they are a central design feature and will provide valuable added private outdoor space to the unit owners. The distance separation and trees environment should easily eliminate over-viewing conflicts. Screens could also be added either on his property or by unit owners over time. A rooftop housing design is increasingly popular and have in the past been used in Maple Ridge (232 Avenue to the west) and throughout the Lower Mainland. They are used only in good weather, are not permanently occupied and regulated by the strata bylaws and strata corporation. They do not constitute a 4 storey building form by way of the Zoning Bylaw or the BC Building Code. Email Comments in Support: Page 185 of 288 ● I am writing to wholeheartedly endorse the Balsam housing development project by Woodlock Developments in the Silver Valley Village Centre. This project addresses a crucial need for affordable housing options in our community, particularly through the introduction of townhomes that cater to a diverse range of individuals and families seeking residences in the Silver Valley area. Located strategically at the core of the Silver Valley Village Centre and designed in accordance with the planned density and housing forms set forth since 2006, the Balsam project seamlessly integrates into the existing urban landscape. Woodlock Developments' stellar track record in Maple Ridge inspires confidence in the community regarding the quality and excellence that will be delivered through the Balsam project. Beyond housing, the Balsam project contributes significantly to community development by expediting the establishment of new park and trail systems, fostering demand for crucial amenities such as schools, and accelerating commercial growth in the Village Centre. The project's commitment to environmental stewardship is evident through the dedication of a substantial riparian enhancement area to the City. Moreover, the Balsam project's adherence to the site's Official Community Plan designation ensures that the proposed density, housing form, and land use align harmoniously with the broader vision for Silver Valley's development. The thoughtful enhancements made to the project, including generous parking provisions, spacious garages, and live/work office capabilities, exemplify its meticulous planning and suitability for the community. Embracing greater density and alternative housing forms, the Balsam project not only addresses the current housing crisis but also fosters a more vibrant, sustainable, and inclusive neighborhood for all residents. This project reflects a proactive approach in responding to the housing challenges facing our community, promoting affordability, diversity, and environmental responsibility. I ask the Maple Ridge Municipal Council to offer their full support to the Balsam housing development project, recognizing its immense potential to enrich our community and enhance the well-being of its residents. ● I wanted to take a moment to put forward my support for 13285 Balsam being proposed by Woodlock Developments. I not only work in the area of Real Estate, but am a homeowner with my family and I am actively involved in the community. Working with my clients, I constantly hear of the need for affordable housing. This development is not only addressing this major issue, but also adhering to the OCP while creating beautiful, well-constructed homes that reflect Woodlock's commitment to the community. Silver Valley is in need of diverse housing options. I fully support the proposal and look forward to seeing the development of this project. ● I am writing to express my enthusiastic support for Woodlock Developments’s latest project in Maple Ridge. Having closely observed their previous Page 186 of 288 undertakings, I can confidently say that Woodlock Developments consistently design and implement buildings that harmonize with the unique character of their neighborhoods while embracing the vibrant evolution of the community. Woodlock Developments has a proven track record of creating high-quality, affordable homes that cater to the needs of both demanding and growing families. Their commitment to affordability ensures that many people can find a place to call home in Maple Ridge, contributing to a diverse and inclusive community. The time and energy that Woodlock Developments invests in their projects, from the initial conception to final implementation and welcoming families in their homes, is nothing short of incredible. Their dedication to establishing and maintaining a reputation that reflects the values and character of the communities they build in is evident in every project they undertake. In my persona; experience, I have witnessed the meticulous planning and execution that goes into each Woodlock project. Their attention to detail, quality craftsmanship,and commitment to creating welcoming environments for families are commendable. This latest project in Maple Ridge is no exception and I am confident it will be a valuable addition to our community. I wholeheartedly support Woodlock Developments project and believe it will enhance the quality of life for current and future residents of Maple Ridge. Thank you for considering my perspective and I urge you to approve this project to continue fostering growth and development in our City. ● I have had the opportunity to review the information on the above noted project and find it to be very respectful of the natural surroundings and the OCP Silver Valley “Village Center” density and housing form designated for the subject site. It is enlightening to see alternative more affordable townhouse units that will add greater support to the eventual development of the mixed use commercial center within an easy walking distance for the future residents of this site. This project also offers an alternative to the more expensive single family homes in the area and meets the Provincial objective of greater density and diversity of housing choices. It appears that the options for live work space in the units also fulfills the City’s encouragement of incubator business and entrepreneurs. The onsite parking also appears to support additional visitors to the site. Having viewed other projects of Woodlock Developments it is encouraging to know they wish to continue building quality projects in Maple ridge. I am in full support of this project and respectfully ask the Council to vote in favor of this proposal. ● After looking at your plans for this area, I am pleased to see the diversity in housing you will bring to the community. I have viewed your development at 236 and Fern Crescent and was most impressed with the quality of work and thoughtfulness you brought to the use of space. I am in favor of your Balsam development and wish you great success in your endeavors. Page 187 of 288 ● I have reviewed the details regarding the project mentioned above and find it to be very considerate of the natural environment and in line with the OCP Silver Valley "Village Center" density and housing guidelines for the site. It is impressive to see affordable townhouse units offered as an alternative to more expensive single-family homes, supporting the provincial goal of increasing housing diversity and density. The inclusion of live-work spaces in the units aligns with the city's efforts to foster small businesses and entrepreneurship, which is commendable. Additionally, the on-site parking facilities appear to adequately accommodate both residents and visitors, which is crucial for the smooth functioning of the development. This project will bring more jobs to Maple Ridge residents, and allow them to work in the same community they house their families. Woodlock Developments' track record inspires confidence, and their commitment to quality projects in Maple Ridge is reassuring. I fully support this project and urge the Council to approve the proposal. Increasing density can benefit the community by promoting more efficient land use, reducing urban sprawl, and fostering a vibrant mixed-use commercial center within easy walking distance for future residents. This approach can also discourage oversized garages and promote a more community-oriented development. Thank you for considering my perspective on this matter. ● I would like to take the opportunity to express my support for Woodlock Developments proposed Balsam project in the Silver Valley area. Maple Ridge needs a mix of new housing projects to offer a diversity of housing for a growing community and more opportunity for families of all sizes and ages. This development touches on many important elements for this growing community. In particular, I am in support of this project providing the following for all Silver Valley residents: Offering a need for more affordable housing as we already have robust communities of single family homes and need to provide more affordable solutions such as this proposal; Increased development to expedite the development and need for a commercial center which is much needed in our area; New park and trail systems to enhance the enjoyment for community and focus on health and wellbeing for all. Woodlock Developments has a proven track record of quality developments and is committed to giving back to the community. After reviewing the proposal for this new development I'm excited for it as it would be a great addition to the Maple Ridge area and supports the community plan. There are always challenges to growing a community - movement of traffic and need for schools is a continued challenge. However, we need the city council to continue growing these wonderful areas with the infrastructure required for this community to continue flourishing into a vibrant community rather than focusing density only in the downtown core. Each community should be able to sustain in both residential mixed use and Page 188 of 288 commercial development to reduce dependency on driving as has been done with the Albion area. I fully place my support behind Woodlock Developments - a developer who stands by the quality of their product and communities they are building in. ● As a long time house designer in Maple Ridge with many of the houses in Silver Valley being designed by my company, I would like to offer my support for the above noted project. This project offers different housing solutions at a time when the market is becoming unaffordable to many. Also, it is a very desirable location, and a growing area in Maple Ridge that requires diversity in housing solutions. This project has my full support behind it. ● I am writing today to offer my support to this project. Being part of the decision making process in the past, 2003-2014, from my understanding the project aligns with the Silver Valley Plan. The developer provides benefits for the Silver Valley neighborhood and Maple Ridge in general. I have seen firsthand the housing challenges have become, whether in the supply, or affordability of the type of housing. Townhouse, and “family” townhouses that provide units with 3 bedrooms providing a housing option for growing families for many years. This is a much better option than uprooting a family as they look for other housing. The love work potential on the units street facing can be a huge benefit to the community on a number of levels. Reduced traffic, services for the neighborhood and work options not currently in place. The green spaces and environmental enhancements off site as well as the onsite outdoor space makes for a great environment for young families. I believe this falls in line with the principles of the SIlver Valley Plan and larger overarching Official COmmunity Plan. Transit service into Silver Valley, and other neighborhoods becomes more viable as the population increases and the service costs become more viable. The same can be stated for future commercial enterprises. ● I am thrilled to share my support for the upcoming development project in Silver Valley. Let's dive into why this is such a fantastic move for our community. Prime Location: This new development is smack dab in the heart of Silver Valley Village Centre. It's going to be a game-changer, fitting perfectly with the area's growth plans since 2006. The location is spot-on, ensuring it blends seamlessly with the neighborhood and meets our residents' evolving needs. Community Boost: This project is about much more than just housing. It's paving the way for a new park and trail system, which means more outdoor fun and a better quality of life for all of us. Plus, it's going to spark the need for a new elementary school and speed up commercial development in the Village Centre, adding to the overall vibrancy and sustainability of our community. Parking and Infrastructure Upgrades: The project's infrastructure improvements are impressive, especially in terms of parking. We're talking about 12 on-site visitor parking spaces, 21 additional street parking spots, and garages equipped for garbage, recycling, storage, and EV bike charging. Plus, there are 80 ground-floor vehicle parking Page 189 of 288 spaces. This thoughtful approach addresses our current and future mobility needs. On top of that, there's on-site bike parking and the capacity for all units to accommodate a full-sized work van in the garage, promoting alternative transportation options and catering to diverse resident needs. In short, this development project not only meets but exceeds our community's long-term planning goals. It's a vision for sustainable growth, better community infrastructure, and an improved quality of life for everyone in Silver Valley. I hope this letter shows just how much I support this project and its positive impact on our community. ● This a much needed addition to the Silver Valley neighborhood, townhomes are a great option for young families that have been priced out of detached homes. The attention to detail in the design really makes these homes livable for families for example the larger the garage side to accommodate full size trucks and SUVs and have room for storage etc. Plus the option with some units to have a office/live-work space is a unique feature that I think will be well received by the potential buyers but also the community because we currently have zero commercial space other than a daycare. Email Comments in Opposition: ● None Questionnaire Comments in Support: ● We require housing. I am in strong support of it. ● We need housing. Looks like a logical development. Good use of space. Questionnaire Comments in Somewhat Support: ● Like design and size of product. Nice to see parking for two vehicles for units plus 11 extra. Only concern is more cars in the area with only one way out. Traffic on Fern is already crazy in the AM and weekends. When Park is full there really is no parking for blocks for not enough parking at Park on a busy day. Schools are still an issue. More kids have nowhere to put them. Need more small parks in all areas around more for kids and picnics with parents within walking. Questionnaire Comments in Neutral: ● I don't mind the development. My major concern is the potential traffic -especially on the quieter streets which are already becoming busy due to the park and tubing river use at Maple Ridge Park. Safety is a concern!!! Page 190 of 288 ● We need an alternative route out before we add more congestion to this area - God forbid there is a fire - 2-3 stories only. Questionnaire Comments in Opposition: The original 3 storey design was better. The new roof deck design is unacceptable!!!.vIf the roof deck is changed to roof only or no deck I would be prepared to change my mind. The OCP states “maisonette style” housing which our agent told us was “shop plus two floors”. Please reduce the height of these buildings. CONCLUSION The public information meeting saw a total of 13 participants and 19 emails were received. The vast majority of comments from all sources supported the project. The development aligns with the Official Community Plan and the Silver Valley Area Plan by achieving the overarching density and use of the land in the Village Centre. This project will provide additional density at the heart of the Village Centre to help reinforce the future success of any commercial use introduced by others, such as the Whitetail proposal nearby. It's noteworthy that numerous residents express support for the quality design of the project and the need for increased affordable housing options in the area. There was a desire for some shopping and a new elementary school soon. There was some concern expressed in the discussion about existing traffic congestion during the AM peak hour and on weekends when the parks in the area attracted visitors. Some acknowledged that the project itself was relatively small and would not significantly impact the existing conditions. The site's central location in the Village Centre, close to the future elementary school and shopping was seen as a logical place for density. It will encourage walking and cycling to school and shopping. Parking provided complies with the Parking and Loading Bylaw. One new street and the existing Balsam St. will be built to a full urban standard, providing 21 new street parking spaces, new street lights, sidewalks and a multi-use trail for pedestrians. A new creekside trail and park will be dedIcated and restored along Balsam Creek. The building design is trendsetting with the use of high quality materials that will be both: attractive, fire resistant and long lasting. Urban in character, the project offers three types of unit styles, street townhomes, mews and traditional front access - rear yard configurations. All will be suitable for family occupancy with 3-4 bedrooms, roof and secondary decks and some (19) units will have an opportunity for a separately accessed small home office if desired. Page 191 of 288 If you have any questions, please do not hesitate to contact me. Sincerely, Chuck Goddard BA MA Planner Page 192 of 288 Page 193 of 288 Page 194 of 288 Page 195 of 288 Page 196 of 288 Page 197 of 288 Page 198 of 288 Page 199 of 288 Dear Maple Ridge Municipal Council, I am writing to wholeheartedly endorse the Balsam housing development project by Woodlock Developments in the Silver Valley Village Centre. This project addresses a crucial need for affordable housing options in our community, particularly through the introduction of townhomes that cater to a diverse range of individuals and families seeking residences in the Silver Valley area. Located strategically at the core of the Silver Valley Village Centre and designed in accordance with the planned density and housing forms set forth since 2006, the Balsam project seamlessly integrates into the existing urban landscape. Woodlock Developments' stellar track record in Maple Ridge inspires confidence in the community regarding the quality and excellence that will be delivered through the Balsam project. Beyond housing, the Balsam project contributes significantly to community development by expediting the establishment of new park and trail systems, fostering demand for crucial amenities such as schools, and accelerating commercial growth in the Village Centre. The project's commitment to environmental stewardship is evident through the dedication of a substantial riparian enhancement area to the City. Moreover, the Balsam project's adherence to the site's Official Community Plan designation ensures that the proposed density, housing form, and land use align harmoniously with the broader vision for Silver Valley's development. The thoughtful enhancements made to the project, including generous parking provisions, spacious garages, and live/work office capabilities, exemplify its meticulous planning and suitability for the community. Embracing greater density and alternative housing forms, the Balsam project not only addresses the current housing crisis but also fosters a more vibrant, sustainable, and inclusive neighborhood for all residents. This project reflects a proactive approach in responding to the housing challenges facing our community, promoting affordability, diversity, and environmental responsibility. I ask the Maple Ridge Municipal Council to offer their full support to the Balsam housing development project, recognizing its immense potential to enrich our community and enhance the well-being of its residents. Warm regards, Michael Vernon Page 200 of 288 Good Morning As a long time house designer in Maple Ridge with many of the houses in Silver Valley being designed by my company, I would like to offer my support for the above noted project. This project offers different housing solutions at a time when the market is becoming unaffordable to many. Also, it is a very desirable location, and a growing area in Maple Ridge that requires diversity in housing solutions. This project has m full support behind it. Thank you Ken Holland (Ken Holland Designs) Page 201 of 288 Good afternoon. After looking at your plans for this area, I am pleased to see the diversity in housing you will bring to the community. I have viewed your development at 236 and Fern Crescent and was most impressed with the quality of work and thoughtfulness you brought to the use of space. I am in favour of your Balsam development and wish you great success in your endeavours. Best regards Mary Robson Page 202 of 288 To whom it may concern, I wanted to take a moment to put forward my support for 13285 Balsam being proposed by Woodlock Developments. I not only work in the area in Real Estate, but am a homeowner with my family and I actively involved in the community. Working with my clients, I consistently hear of the need for affordable housing. This development is not only addressing this major issue, but also adhering to the OCP while creating beautiful, well-constructed homes that reflect Woodlock's commitment to the community. Silver Valley is in need of diverse housing options. I fully support the proposal and look forward to seeing the development of this project. Johnny Basi REALTOR Page 203 of 288 I have reviewed the details regarding the project mentioned above and find it to be very considerate of the natural environment and in line with the OCP Silver Valley "Village Center" density and housing guidelines for the site. It is impressive to see affordable townhouse units offered as an alternative to more expensive single-family homes, supporting the provincial goal of increasing housing diversity and density. The inclusion of live-work spaces in the units aligns with the city's efforts to foster small businesses and entrepreneurship, which is commendable. Additionally, the on-site parking facilities appear to adequately accommodate both residents and visitors, which is crucial for the smooth functioning of the development. This project will bring more jobs to Maple Ridge residents, and allow them to work in the same community they house their families. Woodlock Developments' track record inspires confidence, and their commitment to quality projects in Maple Ridge is reassuring. I fully support this project and urge the Council to approve the proposal. Increasing density can benefit the community by promoting more efficient land use, reducing urban sprawl, and fostering a vibrant mixed-use commercial center within easy walking distance for future residents. This approach can also discourage oversized garages and promote a more community-oriented development. Thank you for considering my perspective on this matter. Sincerely, Gurlal Rakhra, a Maple Ridge resident of 25 years Page 204 of 288 Page 205 of 288 To Whom it May Concern, I am thrilled to share my support for the upcoming development project in Silver Valley. Let's dive into why this is such a fantastic move for our community. Prime Location:This new development is smack dab in the heart of Silver Valley Village Centre. It's going to be a game-changer, fitting perfectly with the area's growth plans since 2006. The location is spot-on, ensuring it blends seamlessly with the neighborhood and meets our residents' evolving needs. Community Boost:This project is about much more than just housing. It's paving the way for a new park and trail system, which means more outdoor fun and a better quality of life for all of us. Plus, it's going to spark the need for a new elementary school and speed up commercial development in the Village Centre, adding to the overall vibrancy and sustainability of our community. Parking and Infrastructure Upgrades:The project's infrastructure improvements are impressive, especially in terms of parking. We're talking about 12 on-site visitor parking spaces, 22 additional street parking spots, and garages equipped for garbage, recycling, storage, and EV bike charging. Plus, there are 80 ground-floor vehicle parking spaces. This thoughtful approach addresses our current and future mobility needs. On top of that, there's on-site bike parking and the capacity for all units to accommodate a full-sized work van in the garage, promoting alternative transportation options and catering to diverse resident needs. In short, this development project not only meets but exceeds our community's long-term planning goals. It's a vision for sustainable growth, better community infrastructure, and an improved quality of life for everyone in Silver Valley. I hope this letter shows just how much I support this project and its positive impact on our community. If you need any more info or clarification, feel free to reach out. Best regards, COLIN GRAHAM East to West Group of Companies Page 206 of 288 Hello, I would like to take the opportunity to express my support for Woodlock Developments proposed Balsam project in the Silver Valley area. Maple Ridge needs a mix of new housing projects to offer a diversity of housing for a growing community and more opportunity for families of all sizes and ages. This development touches on many important elements for this growing community. In particular, I am in support of this project providing the following for all Silver Valley residents: ●Offering a need for more affordable housing as we already have robust communities of single family homes and need to provide more affordable solutions such as this proposal ●Increased development to expedite the development and need for a commercial center which is much needed in our area ●New park and trail systems to enhance the enjoyment for community and focus on health and wellbeing for all Woodlock Developments has a proven track record of quality developments and are committed to giving back to the community. After reviewing the proposal for this new development I'm excited for it as it would be a great addition to the Maple Ridge area and supports the community plan. There are always challenges to growing a community - movement of traffic and need for schools is a continued challenge. However, we need the city council to continue growing these wonderful areas with the infrastructure required for this community to continue flourishing into a vibrant community rather than focusing density only in downtown core. Each community should be able to sustain in both residential mixed use and commercial development to reduce dependency on driving as has been done with the Albion area. I fully place my support behind Woodlock Developments - a developer who stands by the quality of their product and communities they are building in. Thank you, Cindy Melhus current Silver Valley, Maple Ridge resident Page 207 of 288 Page 208 of 288 Hello, This a much needed addition to the Silver Valley neighbourhood, townhomes are a great option for young families that have been priced out detached homes. The attention to detail in the design really makes these homes livable for families for example the larger the garage side to accommodate full size trucks and SUVs and have room for storage etc. Plus the option with some units to have a office/livework space is unique feature that I think will be well received by the potential buyers but also the community because we currently have zero commercial space other then a daycare. Austin Towne Silver Valley resident Page 209 of 288 TO WHOM IT MAY CONCERN I have had the opportunity to review the information on the above noted project and find it to be very respectful of the natural surroundings and the OCP Silver Valley “Village Center” density and housing form designated for the subject site. It is enlightening to see alternative more affordable townhouse units that will add greater support to the eventual development of the mixed use commercial center within an easy walking distance for the future residents of this site. This project also offers an alternative to the more expensive single family homes in the area and meets the Provincial objective of greater density and diversity of housing choices. It appears that the options for live work space in the units also fulfills the City’s encouragement of incubator business and entrepreneurs. The onsite parking also appears to support additional visitors to the site. Having viewed other projects of Woodlock Developments it is encouraging to know they wish to continue building quality projects in Maple ridge I am in full support of this project and respectfully ask Council to vote in favor of this proposal. Kind regards Al Hogarth Page 210 of 288 Letters from Maple Ridge Residents holding a relationship with the developer being their member/friend/colleague Page 211 of 288 Good afternoon, I am writing to express my strong support for the development at 13285 Balsam, Maple Ridge, as a local homeowner actively involved in the community. As the Sales Manager for Woodlock Development's Everwood community at 23697 Fern Crescent, I regularly engage with local residents who visit to learn more about our project. They consistently express their satisfaction with our community’s alignment with the area’s character and their admiration for the thoughtfully designed, high-quality homes. This level of quality and consideration is what can be expected from Woodlock at 13285 Balsam. As a note and quite remarkably, 75% of our homes have been purchased by local buyers, reflecting the strong community approval of our work. When I transitioned from many years in resale to new development, I was selective about the projects I would consider. Woodlock's commitment to the community, excellence in homebuilding, and professionalism were key factors in my decision. I am proud to be part of a team that genuinely cares about creating exceptional homes and fostering community. I wholeheartedly support the project at 13285 Balsam, Maple Ridge, and am available to answer any questions or provide further information as needed. Warmest regards, Roxanne Ickringill LICENSED REALTOR Page 212 of 288 Good afternoon, We are writing in support of this townhouse development in Silver Valley as Silver Valley residents. We support more affordable homeownership for all which townhomes provide an single family homes do not. We have noted that parking is always an issue with single family developments, especially if they have suites. This doesn't happen with most townhomes as the strata bylaws keep parking in check so the city doesn't have to and nothing for residents in neighbouring properties to complain about. The renderings show a huge improvement to the current streetscape of this property as well. Sincerely, Jody Squires Resident at Maple Ridge Page 213 of 288 Good afternoon, We are writing in support of this townhouse development in Silver Valley as Silver Valley residents. We support more affordable homeownership for all which townhomes provide an single family homes do not. We have noted that parking is always an issue with single family developments, especially if they have suites. This doesn't happen with most townhomes as the strata bylaws keep parking in check so the city doesn't have to and nothing for residents in neighbouring properties to complain about. The renderings show a huge improvement to the current streetscape of this property as well. Sincerely, Jamie Squires Resident at Maple Ridge Page 214 of 288 Dear Members of the City of Maple Ridge Staff & Council, I am writing to express my enthusiastic support for this proposed development by Woodlock Developments’ in Maple Ridge. Their dedication to crafting high-quality, affordable housing that integrates seamlessly into our community is commendable. This initiative for Balsam not only aligns with our values but also promises to enhance Maple Ridge's appeal while addressing the diverse needs of our residents. Woodlock Developments’ commitment to thorough planning and sustainable development practices ensures they uphold the standards our community values. I believe this project will play a crucial role in the growth and prosperity of Maple Ridge, providing a foundation for future development. I urge you to support this initiative, as it represents a significant opportunity to positively impact our community. Thank you for your consideration. Best regards, Harnek Mann (A Resident of Maple Ridge) Page 215 of 288 Good morning, I am a resident of in Maple Ridge and would like to extend my support for the Balsam project. There is a housing affordability crisis in this province that can only be addressed by approving projects such as this. It’s all the better when the housing projects are developed by high quality developers with proven track records in serving the Maple Ridge community, such as Woodlock Developments. Regards, Robert Goddard Page 216 of 288 Dear Maple Ridge Municipal Council, I support the Balsam housing development by Woodlock Developments in Silver Valley. This project provides essential affordable housing, featuring diverse townhomes for individuals and families in our area. Strategically located in Silver Valley Village Centre, the Balsam project aligns with planned density guidelines since 2006, blending seamlessly into our urban landscape. Woodlock Developments' strong Maple Ridge presence ensures quality and community trust. Beyond housing, Balsam enhances community life with new parks, trails, and amenities like schools, boosting local commerce. Its environmental commitment includes a significant riparian area. Aligned with Silver Valley's Official Community Plan, Balsam offers suitable density, housing forms, and land use. Features like ample parking, spacious garages, and live/work spaces highlight thoughtful planning. By embracing density and diverse housing options, Balsam addresses our housing challenges while promoting a vibrant, sustainable community. It reflects proactive solutions for affordability, diversity, and environmental stewardship. I urge the Council to fully support the Balsam housing development, recognizing its potential to enhance our community. Thank you, Harbir Mehanger Page 217 of 288 Dear Members of the City of Maple Ridge Staff & Council, I am writing to express my strong support for Woodlock Developments' new project in Maple Ridge. I have been following their work closely and believe they consistently create buildings that fit well with our neighborhoods and support our community's growth. Woodlock Developments has a track record of providing high-quality, affordable homes that meet the needs of families in Maple Ridge. Their commitment to affordability ensures our community remains accessible to a diverse range of residents. The effort Woodlock Developments puts into each project phase, from planning to welcoming families, is impressive. They maintain a reputation that aligns with our community's values. From what I've seen, Woodlock's attention to detail and dedication to creating welcoming homes for families are commendable. This new project will undoubtedly benefit Maple Ridge, enhancing our city's appeal. I fully support Woodlock Developments' initiative and urge you to consider approving this project. It will contribute positively to Maple Ridge's growth and development. Thank you for considering my perspective. Sincerely, Gurmit Mann (A resident of Maple Ridge) — Page 218 of 288 To whom it may concern, I am writing to express my strong support for this Balsam street project. I am passionate about advocating for more housing options in our community, particularly affordable and high-quality homes. As a resident of Maple Ridge, I have witnessed firsthand the pressing need for accessible housing that not only meets basic standards but also offers a sense of permanence and quality. Finding good quality homes in our area has become increasingly difficult. Many developments feel rushed or lack the attention to detail that makes a house a true home. As someone who plans to raise a family here one day, I am deeply concerned about the lack of options that would provide a stable and nurturing environment for future generations. In this context, developers like Woodlock Developments stand out to me. Their commitment to craftsmanship, attention to detail, and the overall quality of their homes are truly impressive. It is evident that they prioritize creating spaces that foster a sense of community and belonging. Knowing that they have roots here and consider Maple Ridge their home reinforces my belief in their dedication to our community's well-being. We need to encourage more developers like Woodlock Developments who not only build houses but create homes where families can thrive and grow. Their presence enriches our community and sets a standard that I hope more developers will aspire to meet. Therefore, I urge you to consider the critical need for diverse housing options, especially those that are affordable and of high quality. Supporting initiatives that prioritize these values will not only address immediate housing challenges but also contribute to the long-term sustainability and livability of Maple Ridge. Thank you for considering my perspective on this important matter. I look forward to seeing positive developments that will benefit our community as a whole. Sincerely, Avril Levins ( A Resident of Maple Ridge) Page 219 of 288 Richard Rennie Digitally signed by Richard Rennie Date: 2024.01.10 13:45:39 -08'00' Page 220 of 288 September 24, 2024 [Regular Council Meeting] Page 1 of 5 2019-138-RZ - 22238, 22242, 22246 and 22286 Selkirk Avenue; 22245, 22251 and 22289 Lougheed Highway; and three unaddressed properties (PID 011-208-775, PID 011-208-848 and PID 011-208-856) Road Closure (223 Lougheed Highway) Bylaw No. 8002-2024 Recommendation: THAT Road Closure (223 Lougheed Highway) Bylaw No. 8002-2024 be given first, second and third reading; Report Purpose and Summary Statement: To introduce a proposed Road Closure Bylaw for the portion of road shown outlined in heavy black line the Reference Plan attached as Schedule “A” of the Road Closure Bylaw (enclosed as Appendix A of this report). A subject map is also attached as Appendix B of this report. The proposed Road Closure Bylaw would enable the raising of title in order to consolidate the Road to be Closed with the subject properties, and accommodate the development of two residential/commercial mixed-use buildings. Previous Council Action: Official Community Plan and Zoning Bylaws: First and Second Reading – September 27, 2022 Public Hearing – October 18, 2022 Third Reading – October 25, 2022 Road Closure Bylaw: No previous decisions Strategic Alignment: Liveable Community Communications: The Notice of Road Closure and Removal of Highway Dedication was published in two issues of the Maple Ridge News – September 13 and 20, 2024. Page 221 of 288 September 24, 2024 [Regular Council Meeting] Page 2 of 5 Applicable Legislation/ Bylaw/Policy: Sections 40, 41 and 94 of the Community Charter (municipal authority and notification process for road closures) Development Requirements Consequences: If the proposed Road Closure Bylaw is given first, second and third reading, Road Closure (223 Lougheed Highway) Bylaw No. 8002- 2024, Zone Amending Bylaw No. 7879-2022 and Official Community Plan Amending Bylaw No. 7878-2022 may be considered by Council at a later meeting, subject to the conditions set during the third reading of Zone Amending Bylaw No. 7879-2022 and Official Community Plan Amending Bylaw No. 7878-2022, and other requirements of Staff, being addressed to the satisfaction of the City. Page 222 of 288 September 24, 2024 [Regular Council Meeting] Page 3 of 5 To: Mayor and Council File number: 2019-138-RZ 2019-138-RZ - 22238, 22242, 22246 and 22286 Selkirk Avenue; 22245, 22251 and 22289 Lougheed Highway; and three unaddressed properties (PID 011-208-775, PID 011-208-848 and PID 011-208-856) Road Closure (223 Lougheed Highway) Bylaw No. 8002-2024 BACKGROUND: Transportation Context: The ten subject properties are located on either side of an existing east-west lane, bounded by 223 Street to the east, Selkirk Avenue to the north, Lougheed Highway to the south, and Commercial buildings to the west. Community Charter: Under Section 40 of the Community Charter, before adopting a bylaw, Council must give notice of its intention to close a portion of highway and remove the highway dedication in accordance with Section 94 of the Community Charter. Council must then provide an opportunity for persons who consider they are affected by the bylaw to make representations to Council. The road closure process is summarized below: 1. Staff publish statutory notices for the proposed road closure and removal of highway dedication and post a notice to provide an opportunity for persons who consider they are affected by the proposed bylaw to make representations to Council; 2. Council gives first, second and third reading a proposed road closure bylaw and receives public input as noted above; 3. After receiving public input, should Council wish to proceed with the road closure bylaw, it will be forwarded to Ministry of Transportation and Infrastructure for approval, and once received, Council may adopt the proposed road closure bylaw. DISCUSSION: Project Description: The comprehensive re-development of the ten subject properties will include a total of two, six-storey residential/commercial mixed-use buildings, containing 253 residential units and approximately 3,046 m² (32,782 ft²) of proposed commercial floor space. The development plan includes two levels of underground parking and a smaller upper level of enclosed parking, which will be completely encompassed by commercial space on the ground floor of the building. As shown in the site plan attached as Appendix C to this report, vehicle access is proposed to come off a lane on the western portion of the building. As part of the proposal, the existing east-west lane that runs through the site Page 223 of 288 September 24, 2024 [Regular Council Meeting] Page 4 of 5 will be reconfigured to run north-south along the western side of the site, resulting in this proposed road closure bylaw. This lane reorientation will ensure that neighbourhood connectivity is maintained, while accommodating access for the proposed buildings off the lane. Other Communication, Consultation and Research: The City’s Planning, Engineering and Facilities, Parks and Properties Departments have been consulted on the subject matter of this report. CONCLUSION: It is recommended that Road Closure (223 Lougheed Highway) Bylaw No. 8002-2024 be given first, second and third reading. Prepared by: Skye Bell, Planner 3 (Contractor) Attachments: (A) Road Closure (223 Lougheed Highway) Bylaw No. 8002-2024 (B) Subject Map (C) Site Plan Page 224 of 288 September 24, 2024 [Regular Council Meeting] Page 5 of 5 Report Approval Details Document Title: 2019-138-RZ - 22238-22286 Selkirk Avenue; 22245-22289 Lougheed Highway; and three unaddressed properties.docx Attachments: - Appendix A - Lane Closure Bylaw 8002-2024.docx - Appendix B - Subject Map.pdf - Appendix C - Site Plan.pdf Final Approval Date: Sep 16, 2024 This report and all of its attachments were approved and signed as outlined below: Marlene Best, Interim Director of Planning Scott Hartman, Chief Administrative Officer Page 225 of 288 CITY OF MAPLE RIDGE BYLAW NO. 8002-2024 A Bylaw to close certain portions of the highway located between the 22200 Block of Selkirk Avenue and Lougheed Highway. ____________________________________________________________________________________ WHEREAS, pursuant to section 40(1)(a) of the Community Charter, SBC 2003 c. 26, Council may, by bylaw, close all or part of a highway that is vested in the municipality to all or some types of traffic; NOW THEREFORE, Council of the City of Maple Ridge, enacts as follows: 1.This Bylaw may be cited as the “Maple Ridge Road Closure (between the 22200 Block of Selkirk Avenue and Lougheed Highway) Bylaw No. 8002-2024”. 2.The 555.2 m2 portion of the east-west-orientated lane shown outlined in heavy black line on Reference Plan EPP138392, attached hereto as Schedule “A”, prepared by Bennett Land Surveying Ltd. on May 29, 2024, and legally described as follows: A PART OF THE LANE DEDICATED ON PLAN 6808 DISTRICT LOT 398 GROUP 1 NEW WESTMINSTER DISTRICT shall be closed to all traffic. 3.The Mayor and Corporate Officer, or their designates, are hereby authorized to execute such all conveyances, titles, survey plans, forms and other documents necessary to effect the road closure set out in this Bylaw. READ a first time the day of ____________ , 20__ READ a second time the day of____________ , 20__ READ a third time the day of____________ , 20__ ADOPTED the day of ____________ , 20__ PRESIDING MEMBER CORPORATE OFFICER Page 226 of 288 Schedule "A" Page 227 of 288 DATE: Apr 24, 2019FILE: 2019-138-RZ 22238,42,46 Selkirk Ave22245,51,89 Lougheed HwyLot 18,30,31 NWP 6808 PLANNING DEPARTMENT SUBJECT PROPERTIES 2018-118-VP2018-118-DP 2018-464-RZ2018-464-RZ 2018-464-VP ´ Scale: 1:2,500 BY: LP Legend Stream Ditch Centreline Indefinite Creek Active Applications (RZ/SD/DP/VP) Page 228 of 288 PRELIMINARY WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN Copyright Reserved. Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings. ISSUED DRAWINGS Drawn Project ID WB, BT Date: Scale 1015 As Noted Site Plan Sheet A1.0 September 2020 #106 - 11893 227th Street Maple Ridge, BC,  V2X 6H9 Ph. (604) 467-8300 Cell. (778) 288-6730 Fax:  (604) 467-8305 wayne@bisskyarchitecture.ca REVIVAL - Multi Use Development Civic Address: See Zoning Anaylasis Legal Address: See Zoning Anaylasis PID #: Code Edition: BCBC 2024, Part 3. See Zoning Anaylasis Issued for coord2024-02-21 Issued for Client Review2024-02-28 Issued for Geotech Coord.2024-03-04 Issued to Code Consult2024-05-01 Issued for Coord.2024-05-09 Issued to Model Maker2024-05-24 Issued for general coord.2024-06-04 Issued for Client review2024-06-06 Issued for Coord2024-06-07 180.25sq m CRU P 1940.2sq ft 152.51sq m CRU AB 1641.7sq ft 200.06sq m CRU O 2153.4sq ft 210.87sq m CRU N 2269.8sq ft RAMP UP RAMP UPRAMP UPRAMP UP 133.93sq m CRU M 1441.6sq ft 232425 50 51 52 53 1 2 3 4 5 6 7 8 9 10 11 12 21 22 65 gal. 95 gal. 95gal. 35gal 3 yardcontainer 65 gal. 95 gal. 95gal.95gal. 65 gal. 95gal. 9 10 11 12 13 3 yardcontainer 37 38 39 40 41 42 43 44 45 46 47 48 49 3 yard container R 27'-8 7/8" R 41'-11 7/8" 7' W x 30' L Refuse Vehicle 65gal. 95gal. 35gal 65gal. 95 gal. 95gal. 65gal. 35.958m 95 gal. 95gal. 95 gal. 95gal. 95gal.95gal. 3 yard container 14 15 16 17 18 19 20 5455565758596061 wishbone 2stall Surf bikerack 3 yard container 3 yard container 3 yard container 3536 1 3 yard container 262728293031323334 PHASE 2ResidentialPHASE 2Commercial Mail Room 3 yard container 3 yard container Stair 3 Stair 4 Stair 5 1-09101-0910 Stair 6 Stair 8 CB 35.3m CB 35.3mCB35.3mCB35.3m CB 35.3m CB 35.3m Stair 10 Stair 11 R 163.06sq m CRU K 1755.2sq ft 93.57sq m CRU AA 1007.2sq ft 65.49sq m CRU Y 705.0sq ft 66.78sq m CRU W 718.8sq ft 133.8sq m CRU T 1440.3sq ft 129.38sq m CRU S 1392.6sq ft 113.52sq m CRU Q 1221.9sq ft 59.97sq m CRU U 645.6sq ft 120.29sq m CRU R 1294.8sq ft 93.4sq m CRU A 1005.4sq ft 102.21sq m CRU D 1100.2sq ft 101.64sq m CRU E 1094.0sq ft 109.46sq m CRU H 1178.3sq ft 103.65sq m CRU I 1115.7sq ft 100.37sq m CRU L 1080.4sq ft 137.44sq m CRU J 1479.3sq ft RAMP UP 24.968 m Travel Dist. 24.790 m Travel Dist. 19.317 m Travel Dist. 22.157 m Travel Dist. 17.032 m Travel Dist. 23.107 mTravel Dist. 22.609 mTravel Dist.22.925 mTravel Dist.22.163 mTravel Dist. 44.735 mTravel Dist. 27.312 mTravel Dist. 23.073 mTravel Dist. 24.901 m Travel Dist. 17.630 m Travel Dist. 17.032 m Travel Dist. 101.39sq m CRU B 1091.3sq ft 102.07sq m CRU C 1098.6sq ft 85.75sq m CRU G 923.0sq ft 86.74sq m CRU F 933.7sq ft 63.04sq m CRU V 678.6sq ft 58.85sq m CRU Z 633.4sq ft 65.82sq m CRU X 708.5sq ft RAMP UP 22.553 mTravel Dist. 22.180 mTravel Dist. 626364656667686970 wishbone 2stall Surf bikerack wishbone 2stall Surf bikerack wishbone 2stall Surf bikerack wishbone 2stall Surf bikerack wishbone 2 stall Surf bike rack wishbone 2 stall Surf bike rack wishbone 5 stall Surf bike rack wishbone 5 stall Surf bike rack wishbone 5 stall Surf bike rack 1 2 3 4 5 6 7 8 35gal 95gal. 71 Walkway Slope 4.5% Walkway Slope 4.5% FIN. 36.42m FIN 36.10m FIN. 35.71m FIN. 35.41m FIN. 35.54m FIN. 36.05m FIN. 36.01m FIN. 35.88m FIN. 35.69m FIN. 36.13m FIN. 36.17m FIN. 36.29m FIN. 35.90m FIN. 36.29m FIN. 36.36m FIN. 36.65m FIN. 36.47m FIN. 35.90m FIN. 35.50m FIN. 35.5m FIN. 35.5m FIN. 35.2m FIN. 34.85m FIN. 34.58m FIN. 35.33m FIN. 35.27m FIN. 35.14m FIN. 35.00m FIN. 34.83m FIN. 34.76m FIN. 34.61m FIN. 34.48m FIN. 34.42m FIN. 34.37m BIKE PATH SIDEWALK FIN. 36.56m FIN. 36.08m FIN. 35.31m FIN. 36.15m BLVD FIN. 35.17m ELEV. 35.50m metal security fence metal security gate FIN. 35.2m FIN. 35.45m FIN. 35.34m FIN. 35.29m sidewalk SIDEWALK 7.5m Road Dedication for Lane Dedication Dedication 91.14m 62.63m 93.62m 39.62m 223RD STREET Lane SELKIRK AVE LOUGHEED HIGHWAY slope Up 2% 36.09m 36.03m Site Plan Scale: 1:1251 16'-4 5/8" m dedication Detachable canopy over Heavy dark line indicates additional maneuvering area for vehicles Accent Pavers G-2 G-2 G-5 G-5 G-E G-E G-D G-D G-B G-C G-1 G-1 G-3 G-4 G-6 ground G-6 ground G-A G-A G-J G-J 0.232m 90.691m 2.165m 2.677m 4.228m 59.018m 3.387m 2.667m 0.199m 83.842m 6.849m 2.225m 0.323m 0.370m 71.978m 0.323m 0.323m 71.978m 0.334m Detachable canopy over Page 229 of 288 Sept 24, 2024 Committee of the Whole Page 1 of 4 2024 Citizen Survey Results Recommendation: THAT Council receive the 2024 Citizen Survey Results for information. Report purpose and Summary Statement: The purpose of this report is to provide Council with an overview of findings from a statistically representative survey of the community. The survey captures public sentiment pertaining to municipal services. Previous Council Action: Council received the 2022 Citizen Survey results in January 2023, at the beginning of the current Council term. Financial Impact: There is no direct financial impact as a result of the report. However, finding from the report will inform the next budget cycle. Funding Source: No funding sources are impacted by the contents of this report. Strategic Alignment: Governance & Corporate Excellence Climate Impact: There are no climate impacts associated with this report. Communications: Results of the 2024 Citizen Survey will be published on the City website for public access. Key data will also inform the 2024 Annual Report. Applicable Legislation/ Bylaw/Policy: There are no legislative impacts associated with this report. Page 230 of 288 Sept 24, 2024 Committee of the Whole Page 2 of 4 To: Mayor and Council File Number: [14-6430-04] 2024 Citizen Survey Results BACKGROUND: The City of Maple Ridge collects feedback from the public through many mediums. The Citizen Survey provides a statistically representative snapshot of the community. Results of the survey inform the delivery and funding of current services while also providing an understanding of citizens’ quality of life. However, with strategic work underway aimed at aligning service levels with business planning priorities, future iterations of the Citizen Survey may result in changes to questions so as to inform the business planning process more comprehensively. In 2024, the survey was made available to a random sample of 4,200 households from June 1 to June 17. Over that period, 805 participants completed the survey online or by telephone. Attachment A – 2024 Citizen Survey provides a complete overview of survey results with reference to emerging trends and detailed analysis, including comparisons to previous surveys. ANALYSIS: Discussion: Quality of Life The 2024 Maple Ridge Citizen Survey shows that a majority of residents (71%) remain satisfied with the quality of life in the city. While there has been a gradual decrease in satisfaction since 2020, Maple Ridge continues to be a highly livable city, particularly for newer residents, 88% of whom report being content with their experience. Couples without children also report high satisfaction levels, further emphasizing Maple Ridge’s appeal to various demographics. Municipal Services Ratings of municipal services in Maple Ridge have stabilized in 2024, with 44% of residents giving positive feedback, a slight improvement compared to previous years. The proportion of residents rating services as poor has decreased, which highlights the City’s efforts to maintain high standards in service delivery. Young residents, in particular, are increasingly satisfied with the quality of services they receive. While challenges like garbage collection remain, the overall outlook for city services remains positive and steady. Residents continue to place high importance on essential services, including emergency response, infrastructure maintenance, and environmental protection. Emergency services such as fire protection and police are especially appreciated, with satisfaction rates consistently high. Maple Ridge’s streets and utilities are also seen as vital to the community’s well-being. There is a strong desire to see more economic development, with residents expressing a desire to attract new businesses and enhance shopping and dining options. Generally, residents desire maintaining service levels across all areas. The exception being a desired increase in economic development activities to attract new business. Page 231 of 288 Sept 24, 2024 Committee of the Whole Page 3 of 4 City Communications Maple Ridge residents utilize a variety of communication channels to stay informed and engaged. The city’s website and email remain the most popular methods for requesting information and receiving updates, with a growing appreciation for telephone communication, especially among older adults. Younger residents are more inclined to use social media to engage with city news, ensuring that all age groups have preferred ways to stay informed. This diverse approach to communication strengthens the bond between the city and its residents, ensuring everyone has access to important information and updates. CONCLUSION: Results from the 2024 Citizen Survey inform the development of the 2025-2029 business planning process. Prepared by: Dan Olivieri, Manager of Corporate Planning & Consultation Attachments: (A) 2024 Maple Ridge Citizen Survey Page 232 of 288 Sept 24, 2024 Committee of the Whole Page 4 of 4 Report Approval Details Document Title: 2024 Citizen Survey Results.docx Attachments: - 2024 Maple Ridge Citizen Survey Final Report.pdf Final Approval Date: Sep 17, 2024 This report and all of its attachments were approved and signed as outlined below: Zvi Lifshiz, Director Strategic Development, Communications & Public Engagement Scott Hartman, Chief Administrative Officer Page 233 of 288 City of Maple Ridge Citizen Survey FINAL REPORT September 11, 2024 Mary Bacica | mbacica@sentisresearch.com Vicky Slegg | vslegg@sentisreseearch.com thesentisgroup.com Page 234 of 288 2 03 Background, Objectives & Approach Content Overview 05 Key Highlights 10 Summary of Findings Satisfaction with Quality of Life in Maple Ridge 10 Importance, Satisfaction & Funding Preferences for Services 13 Preferred Communication Channels 30 Comments from Residents 33 Final Summary 35 36 Appendix Resident Profile 37 Service Level Preferences and Funding Preferences Trends 38 Notification Letter and Questionnaire 40 Page 235 of 288 The City of Maple Ridge has been conducting Citizen Surveys to assist in its strategic planning since 2003. Previous Citizen Satisfaction surveys were conducted in 2003, 2006, 2008, 2012, 2014, 2020 and 2022. The 2024 survey is highly similar to 2022 to allow for comparisons to be made; however, the 2024 survey has been refined to better align with the City’s current priorities and informational needs. Since 2014, the research has been conducted using a mailed letter-to-online methodology (prior to 2014 all surveying was completed via telephone). The mailed letter-to-online methodology consists of mailing pre-notification letters to a random sample of Maple Ridge residents to invite them to participate in an online survey (with the option to call Sentis toll-free to complete the survey over the phone). The benefits of this methodology are: All households have an equal chance of being included in the study, regardless if they have a listed landline or not The online survey is more suitable and easier to answer given the type and length of the survey questions Residents’ unable to complete the survey online still can participate by calling the toll-free line and completing the survey over the phone with an interviewer The City of Maple Ridge commissioned Sentis Research to design and conduct the aforementioned research study. This report contains the detailed findings from the 2024 Citizen Satisfaction Survey and includes comparisons back to 2003, where applicable. Background & Objectives 3 Page 236 of 288 Survey Responses Year Date Letters Sent Completed Surveys Participation Rate Margins of Error (95% level of confidence) 2024 Jun 1 – 17 4,200 805 19%± 4.5% 2022 Sep 26 – Oct 16 4,200 643 15%± 4.2% 2020 Oct 6 - 28 6,000 1,187 20%± 2.8% 2014 Sept 9 - Oct 1 4,150 897 22%± 3.3% A random sample of 4,200 Maple Ridge households were selected from Canada Post lists for the City of Maple Ridge and invited to the survey via a mailed letter (see Appendix for a copy of the letter). The survey was administered such that only one member per household could respond. To be eligible to complete the survey, residents were screened to ensure they were aged 18+, a resident of Maple Ridge (i.e., they had an FSA of V4R, V2X or V2W) and not elected officials or employees of the City. The median online survey length was 20 minutes and a total of 805 surveys were completed. (18 out of the total 805 surveys were conducted over the telephone by Sentis’ telephone interviewing team.) 4 A prize draw was offered to encourage and increase participation. Prizes offered included: 1 - $500 e-gift card*, 1 - $250 e-gift card*, 5 – $50 Parks, Recreation & Culture gift cards, 5 – $100 supermarket gift cards, 5 – $50 Skip the Dishes gift cards and 5 - $25 downtown Maple Ridge Business Improvement Association gift certificates. *e-gift cards are for Tango. Tango offers gift cards for 47 retailers and the card can be used online or in-store. Winners can also spread the prize money among several vendors. When comparing 2024 to 2022 results, a shift of +/-6 percentage points is required to consider that shift significant at the 95% level of confidence. Results weighted by age, gender and home ownership in accordance with the population of household maintainers in the City of Maple Ridge. Approach Page 237 of 288 5 What You Need to Know KEY HIGHLIGHTS Page 238 of 288 Quality of Life in Maple Ridge (p 10-12) The majority of residents continue to be satisfied with the quality of life in Maple Ridge; however, since 2020, satisfaction has been trending downwards and this year stands at 71%. Families with children are one of the least satisfied groups with 66% saying they are satisfied with their quality of life in the City. The most pressing issues that residents feel are facing the community have not changed – they continue to be the homeless (40% mentioning), crime/safety (27%) and addiction/drug use (26%). Further, compared to two years ago, concerns about crime/safety have grown (20% to 27%) and most of that increase is concentrated among residents who are dissatisfied with their quality of life in the City (41% of this group mentioning crime/safety versus 30% in 2022) . Addiction/drug use is also a growing concern among this group of dissatisfied residents (44% mentioning versus 35% in 2022). Another area that continues to be of importance to residents, in terms of being a pressing concern, is growth; specifically, findings ways to increase retail/shopping/ restaurants in the City (20% mentioning, up from 15% in 2022) and attracting more business generally to Maple Ridge (15%). Again, residents who are currently dissatisfied with the quality of life in the City are significantly more focused on increasing retail/shopping/restaurants than other residents (32% versus 20% in total) and more focused on this area than they were in 2022 (32% mentioning, up from 20% in 2022). Highlights 6 Satisfaction with the Quality of Life in Maple Ridge 89%79%78%80%84%77%73%71% 9% 19%17%13%9%16%18%21% 2003 2006 2008 2012 2014 2020 2022 2024 Satisfied Dissatisfied Page 239 of 288 Highlights 7 Satisfaction with Municipal Services and Value (p 13-15) After experiencing a decline for the last two waves (i.e., in 2020 and 2022), satisfaction with municipal services and with the value of services for the property taxes appears to have stabilized in 2024. When it comes to municipal services, the mixed feedback given by residents in 2022 is persisting. Specifically, 44% this year rate services as very good or good, 31% give a neutral rating and 18% rate them as poor or very poor. The value of services for the property taxes paid continues to receive relatively more divisive ratings with 22% saying the value is very good or good, 34% being neutral (neither good nor poor) and 36% (more than in 2022) feeling the value is poor or very poor. As has historically been the case, lack of garbage collection continues to be called out as a reason for lower satisfaction with municipal services and for the value of services for the taxes paid. That said, those who are dissatisfied with the value of their tax dollars continue to most often say it is because they feel their taxes are simply too high (24% mentioning overall). Very good/ good Neither good nor poor Very poor/ poor Don’t Know 8%7%6%6% 13%13%21%18% 26%31%30%31% 53%49%43%44% 2014 2020 2022 2024 Satisfaction with Municipal Services 11%11%13%9% 23%27%31%36% 33%34%34%34% 33%28%21%22% 2014 2020 2022 2024 Perceived Value for Property Taxes Paid Page 240 of 288 Higher ImportanceLower Satisfaction Lower ImportanceHigher SatisfactionLower Importance Lower Satisfaction Higher Importance Higher Satisfaction ERSERS GS GS GS P&RP&R P&R P&R P&R S&US&U ENVENV AI&SAI&S AI&S% V e r y I m p o r t a n t / I m p o r t a n t % Very Good / Good Service Area Priorities and Performance (p 16-29) To improve satisfaction with municipal services overall and in relation to the property taxes paid, the City will want to focus on the following on: •The services that are most important to residents – which include emergency services, streets and utilities, environmental services, parks/playgrounds/sports field/trails and attracting new businesses/employers. •The services that are considered important, but where importance currently outweighs satisfaction, meaning these are areas of vulnerability for the City. Similar to 2022, these include: attracting new businesses/employers, regulating the types of businesses that can be built, bylaw services, City communications and announcements, and streets and sidewalks. Additionally, resident preferences for future service levels are generally to maintain current levels. However, there are two exceptions: 1.Attracting new businesses and employers – the majority of residents want to see an increase in this area; however, there is no clear consensus on how to fund it other than to not do so via a pure tax increase; 2.Video streaming of Council proceedings – while almost half (46%) want levels to be maintained, a notable proportion (37%) are not sure how to proceed, indicating that residents likely need more information to understand the value proposition of this service. There are two other areas which residents consider to be important, but where there appears to be a declining appetite to increase service levels (although at present, the majority are still okay with maintaining service levels). 1.Protecting streams / rivers / environmentally sensitive areas; 2.Streets and sidewalks. For these, the City will want to ensure in its communications that it lets residents know that it prioritizes these services but does not have plans to fund them differently than it has in the past. Highlights 8 Legend ERS Emergency Services GS Growth P&R Parks & Recreation S&U Streets & Utilities ENV Environmental Services AI&S Accessing Information & Services Page 241 of 288 Preferred Communication Channels (p 30-32) Whether it is residents requesting information from the City or the City updating and keeping residents informed about news/developments, the clear preference is to continue to use the City of Maple Ridge’s website and email as the main communication channels. Telephone is an increasingly popular secondary channel for residents to reach out to the City, while social media is a secondary channel that the City can use to reach residents. When it comes to residents reaching out to the City for information or to report a service issue, it is older residents (55+) who are most likely to want to do so by phoning in (45% versus 35% in total). When the City is informing or updating residents, along with using its website and/or email, middle- aged to younger residents are the ones that will also refer to social media, while older residents are more likely to check out the newspaper. Highlights 9 COMMUNICATION BETWEEN THE CITY AND RESIDENTS Residents The City requesting info from/reaching out to Website 52% Email 51% Telephone 35%  The City Residents informing/updating Website 48% Email 45% Social Media 32% Page 242 of 288 10 Satisfaction with Quality of Life in Maple Ridge SUMMARY OF FINDINGS Page 243 of 288 Satisfaction with Quality Of Life Note: In 2003, 1% of residents answered “don’t know”. The answer option was removed from the following years. Q8. Overall, how satisfied are you with the quality of life in Maple Ridge? While the majority (71%) of Maple Ridge residents continue to report being satisfied with their quality of life in the City, satisfaction has been declining since 2020. Dissatisfaction with the quality of life currently registers as 21%, which is more than double than in 2014 (9%). Consistent with 2022, newer residents (i.e., they have lived in the City for less than five years) tend to be the most positive about their quality of life (88%). Quality of life ratings is also higher among singles and/or couples without children (78%) compared to families with children (66%). Very satisfied Somewhat satisfied Neither satisfied nor dissatisfied Somewhat dissatisfied Very dissatisfied 3%7%6%3%1%3%4%5%6% 12%11%10%8%13%14%16%2% 2%5%7%8% 7%9%9%37% 38%47%58% 50% 48%48%47% 52% 41%31%22% 34%29%25%24% Satisfaction with Quality of Life 2003 2006 2008 2012 2014 2020 2022 2024 Base: Total residents 911 400 400 696 897 1,187 643 805 11 % Satisfied 89%79%78%80%84%77%73%71%  Denotes significant shifts between 2022 and 2024 Page 244 of 288 Most Pressing Issues for Maple Ridge Community Base (Total residents): 2022 (643); 2024 (805) Note: Question added in 2022. Only major mentions of 8% or more are shown. Q15. Overall, what do you think are the three most pressing issues facing the community of Maple Ridge today, beginning with the single most important issue? Also consistent with 2022 are the top issues residents feel are facing the community of Maple Ridge – those being the number of people experiencing homelessness (40%), crime/safety (27%, up from 20% in 2022) and addiction/drug use (26%). Secondary concerns centre around growth, specifically, the need for more retail/shops/restaurants (20%, up from 15% in 2022) and attracting more businesses to Maple Ridge (15%). Concern over the number of people experiencing homelessness is prevalent among all residents, but especially among those identifying as women (49%) compared to those identifying as men (34%). The 21% of residents who are dissatisfied with their quality of life are more than twice as likely as those who are satisfied to mention crime/safety and addiction/drug use as the most pressing concerns for the City. This group is also more likely to mention needing more retail/shopping/ restaurants (32% versus 20% overall). 12 Most Pressing Issues for Maple Ridge 26% 12% 14% 5% 5% 2% 5% 4% 5% 3% 4% 3% 3% 2% 14% 15% 12% 15% 10% 12% 8% 9% 7% 8% 7% 5% 5% 6% 40% 27% 26% 20% 15% 14% 13% 13% 12% 11% 11% 8% 8% 8% Homeless (general) Crime / Safety Addiction / Drug use Need more retail / shopping / restaurants Need to attract more business to Maple Ridge Recreation (parks, trails, leisure centre, library) Taxes / taxes are too high Improve roads / perform more road maintenance Traffic / congestion Planning / zoning / permitting Lack of housing / affordable housing Policing / enforcement Overdevelopment / too much density Lack of municipal garbage / recycling pickup Most important issue Secondary issue % Total mentioning as an issue % Total mentioning 2022 2024 42%40% 20%27% 25%26% 15%20% 12%15% 10%14% 6%13% 11%13% 14%12% 10%11% 15%11% 7%8% 9%8% 5%8%  Denotes significant shifts between 2022 and 2024 Page 245 of 288 13 Importance, Satisfaction & Funding Preferences for Services SUMMARY OF FINDINGS Page 246 of 288 Satisfaction with Municipal Services in Maple Ridge Q1a. The Maple Ridge local government provides a number of services. In general, how would you rate the municipal services you receive in Maple Ridge? Q1b. Why do you rate it as [INSERT RATING FROM Q1a]? Please type in your reasons below. After dipping slightly in 2022, satisfaction with municipal services has stabilized in 2024. Currently, 44% rate the municipal services they receive as good or very good versus 43% in 2023. Those who feel municipal services are poor or very poor decreased from 21% to 18%, while 31% continue to give neutral ratings. Young residents (i.e.,18 to 34) continue to be increasingly positive about municipal services (62% this year versus 47% in 2022 giving very good or good ratings). Residents over 35 are comparatively less positive, but their ratings are unchanged from 2022 (37% of those 35 to 54 give very good or good ratings versus 39% in 2022 and 49% of those 55 and older do the same versus 45% in 2022). Consistent with past trends, residents who rate municipal services as poor or very poor tend to mention the lack of garbage collection (13%), though the service was not supported by the public in a 2018 plebiscite. Since 2022, fewer residents mention the City’s recreation services as a reason for being satisfied (8% in 2022 to 4% this year). Very good Good Neither good nor poor Poor Very poor Don’t know 8%7%6%6% 2%2%5%5% 11%11%16%13% 26%31% 30%31% 46%44%37%39% 7%5%6%5% Satisfaction with Municipal Services 2014 2020 2022 2024 Base: Total residents 897 1,187 643 805 14 % Very good / good 53%49%43%44% Reasons for Being Satisfied / Dissatisfied 2014 2020 2022 2024 Base: Total residents Showing major mentions only.897 1,187 643 805 No complaints / good service / comparable to other cities 15%13%12%12% Good recreation (parks, trails, leisure center, library)8%5%8%4% Garbage collection 18%18%14%13% Roads / road maintenance 5%6%8%7% Always room for improvement -7%7%7% Recreation (parks, trails, leisure center, library)2%7%6%7% Value for tax dollars 5%7%5%7% Lack of shopping 3%2%3%5% Sa t i s f i e d Di s s a t i s f i e d  Denotes significant shifts between 2022 and 2024 Page 247 of 288 Perceived Value of Services in Maple Ridge *Note: New question added in 2020. Q2. And how would you rate the overall value of services you receive for the property taxes paid? Q2b. Why do you rate it as [INSERT RATING FROM Q2]? Please type in your reasons below. Similarly, when it comes to the value of services in Maple Ridge for the property taxes paid, evaluations are generally unchanged from 2022. This year, 22% feel the value is good or very good, 34% continue to be neutral, 36% feel the value is poor, while 9% say they don’t know. Since 2020, negative ratings have grown (27% to 31% to 36%). The perceived value of taxes is significantly higher among singles and/or couples without children (27%) than it is among families with children (16%). High taxes or poor value for their tax dollars (24%) and lack of garbage collection (12%) continue to persist as the main reasons why residents are dissatisfied. However, this year, more residents are saying they are dissatisfied because of ‘government spending’ or ‘spending in the wrong areas’ (3% in 2022 to 7% currently) and the lack of shopping (2% to 5%). Very good Good Neither good nor poor Poor Very poor Don’t know 11%11%13%9% 5%5%9%10% 18%22% 22%26% 33%34% 34%34% 30%26%19%19% 3%2%2%2% Perceived Value of Services 15 Reasons for Being Satisfied / Dissatisfied* 2020 2022 2024 Base: Total residents Showing major mentions only.1,187 643 805 No complaints / good service / comparable to other cities 7%6%4% Taxes are reasonable / well- spent in the community 5%6%4% High taxes / poor value for tax dollars 27%22%24% Garbage collection 17%12%12% Government spending / spending in wrong areas 2%3%7% Roads / road maintenance 4%5%6% Recreation (parks, trails, leisure centre, library)4%4%6% Lack of services <1%3%5% Lack of shopping 2%2%5%2014 2020 2022 2024 Base: Total residents 897 1,187 643 805 % Very good / good 33%28%21%22% Sa t i s f i e d Di s s a t i s f i e d  Denotes significant shifts between 2022 and 2024 Page 248 of 288 The 2024 Citizen Survey presented residents with a list of 17 service priorities that make up 6 broader service categories. Residents are asked to rate the level of importance they place on each service and then asked to rate the City’s performance on each one. The services that are most important to residents continue to be emergency services, environmental services and streets and utilities. Compared to 2022, there are no service priorities that residents accord more importance to this year; however, there are several that are deemed by residents to have slightly less importance than they did two years ago: •Protecting streams, rivers and other environmental sensitive areas (Environmental Services category): While this continues to be of importance to 90% of residents, this is below the 94%-95% who have historically deemed it to be important. •Regulating the types of building that can be built in specific areas of the City (Growth category): Currently 79% of residents feel this is an important service area for Maple Ridge, which is fewer than in 2022 (84%) •Cultural facilities and programs (Parks and Recreation category): In 2014 and 2020, 64%-65% of residents considered this area to be an important one for the City. In 2022, importance of cultural facilities and programs increased to 72%; however, two years later, importance has receded to 2014 to 2020 levels and once again registers at 64%. •Online registrations, payments and e-services / communication and announcements from the City / video streaming of Council proceedings (Accessing Information and Services category): All three service priorities that make-up this broader service category are considered be less important this year: online registrations/payments/e-services (69% rate the service as important, down from 75% in 2022), City announcements/communications (74%, down from 81%) and video streaming of Council proceeding (29%, down from 35%). Satisfaction with all 17 service priorities remains unchanged since 2022. For the fourth wave in a row, fire protection services earns the highest satisfaction rating at 85%. Other services with high satisfaction ratings (i.e., they range from 67% and 77%) continue to include recycling, water/sewer/storm drainage, parks/playgrounds/sports fields/trails, library services and police services. The map shown on page 18, plots the level of importance residents accord to the various services offered by the City against the corresponding satisfaction rating. The blue shaded area on the map highlights those service areas where importance and satisfaction ratings are most closely aligned. The darker blue centre line indicates that importance and satisfaction are matched exactly. Services falling outside of the blue shaded area, and especially those falling into the upper left-hand quadrant, are the ones that may need greater focus or review. Services that would benefit from greater focus or review because they are accorded high importance but receive relatively lower performance ratings continue to be: attracting new businesses, regulating the types of buildings that can be built, bylaw services, communications and announcements from the City, and to a lesser degree, streets and sidewalks. Most of these services were also identified in the 2022 study. 16 Importance & Performance Of Specific Services SUMMARY Page 249 of 288 Importance & Performance of Specific Services Base (Total residents): 2014 (897); 2020 (1,187); 2022 (643); 2024 (805) *In 2020, residents rated ‘Recreational programs’ and ‘Recreational facilities’ separately instead of rating ‘Recreational facilities and programs’ as a whole. **Wording before 2022: ‘Cultural facilities (theatres, museums) and programs.’ Q3. The following is a list of services that the City currently provides. First, please rate how important each service is to you. / Q4. Next, how satisfied are you with each of these services?17 Service Priorities Based On Mean Importance / Performance Rating 2014 2020 2022 2024 Category Service Importance Performance Importance Performance Importance Performance Importance Performance Emergency Services Fire protection 4.8 4.3 4.8 4.4 4.8 4.4 4.8 4.4 Emergency Services Police services 4.8 3.9 4.7 4.0 4.8 3.8 4.7 3.8 Streets and Utilities Water, sewer and storm drainage 4.6 3.9 4.6 3.8 4.7 3.9 4.6 3.9 Environmental Services Recycling depot and curbside collection 4.6 3.8 4.6 4.0 4.6 4.0 4.5 3.9 Environmental Services Protecting streams, rivers and other environmentally sensitive areas 4.5 3.7 4.6 3.8 4.6 3.6 4.5 3.8 Streets and Utilities Streets and sidewalks 4.5 3.4 4.6 3.3 4.6 3.3 4.5 3.3 Community Growth Attracting new businesses and employers 4.4 2.7 4.4 2.6 4.3 2.7 4.4 2.5 Parks and Recreation Parks, playgrounds, sports fields and trails 4.4 4.0 4.4 3.9 4.4 3.8 4.3 3.8 Parks and Recreation Recreational facilities and programs (leisure centre, pools, ice rinks, gymnasiums, lessons, registered & drop-in programs)4.3 3.9 N/A*4.3 3.4 4.2 3.4 Community Growth Regulating what types of buildings can be built in specific areas of the City 4.1 3.2 4.1 3.1 4.2 3.0 4.1 2.9 Community Growth Bylaw services (response to noise complaints, neighbourhood disputes, enforcing regulations)4.1 3.3 4.1 3.2 4.2 3.2 4.0 3.2 Accessing Information & Services Online registrations, payments and e-services (building permit enquiries, recreation program registration, report a concern service)N/A 4.0 3.7 4.1 3.6 3.9 3.6 Accessing Information & Services Communications and announcements from the City N/A 4.0 3.4 4.1 3.3 3.9 3.4 Parks and Recreation Library services 3.9 4.1 3.9 4.0 4.0 4.0 3.9 4.0 Parks and Recreation Cultural facilities and programs (theatres, museums, registered and drop-in programs)**3.7 3.8 3.7 3.7 3.9 3.5 3.7 3.6 Parks and Recreation Community-led and/or City delivered special events, activities, and festivals N/A N/A 3.8 3.6 3.7 3.6 Accessing Information & Services Video streaming of Council proceedings N/A 2.8 3.3 3.1 3.3 3.0 3.2 Page 250 of 288 Fire protectionPolice services Attracting new businesses Regulate types of buildings that can be built Bylaw services Parks, playgrounds, sports fields, trails Recreational facilities / programs Cultural facilities / programs Library services Community-led and/or City delivered events Water, sewer, storm drainageStreets / sidewalks Recycling depot / curbside collection Protecting streams, rivers etc. Online registrations, payments, e-services City communications / announcements Video streamings of City Council 0 10 20 30 40 50 60 70 80 90 100 0 10 20 30 40 50 60 70 80 90 100 % V e r y I m p o r t a n t / I m p o r t a n t % Very Good / Good Importance & Satisfaction of Service Areas | Map 2024 Base: Total residents (805) Q3. The following is a list of services that the City currently provides. First, please rate how important each service is to you. / Q4. Next, how satisfied are you with each of these services?18 Higher Importance Lower Satisfaction Lower Importance Higher Satisfaction Lower Importance Lower Satisfaction Higher Importance Higher Satisfaction Legend ⚫Emergency Services ⚫Growth ⚫Parks & Recreation ⚫Streets & Utilities ⚫Environmental Services ⚫Accessing Information & Services Page 251 of 288 19 Service Level Preferences SUMMARY When asked whether service levels should be increased, maintained or decreased for each of the 17 service priorities, consistent with historical trends, Maple Ridge residents generally want service levels to be maintained. No less than 49% of residents want current service levels to be continued as is across most service priority areas. However, there are two exceptions: •Attracting new businesses and employers (Growth category): Similar to historical trends, the majority (63%) want to see an increase in this area, with only 26% feeling service levels should be maintained. •Video streaming of Council proceedings (Accessing Information & Services category): This service priority continues to garner mixed feedback from residents; however, generally consistent with historical trends, half (46%) continue to say service levels should be maintained, over one-third (37%) are not sure, while few, think service levels should be decreased (14%) or increased (4%). Residents felt similarly about this service area in 2020. Another six service priorities have fewer residents wanting to see service level increases. These service priorities are: •Streets and sidewalks (Streets & Utilities category): 39%, which is down from 47% in 2022, but now in line with 2020 (43%). •Protecting streams, rivers and other environmental sensitive areas (Environmental Services category): 20%, which is significantly below the proportion wanting an increase in 2022 (37%) and 2020 (30%). •Online registrations/payments/e-services (Accessing Information and Services category): 12% versus 19% in 2022. •City communications/announcements (Accessing Information and Services category): 16%, down from 28% in 2022. •Regulating the types of building that can be built in specific areas of the City (Growth category): 28%, down from 34% in 2022. •Bylaw services (Growth category): 19% versus 27% in 2022, bringing preferences more in line with 2020 (22%) and 2014 (16%). When it comes to attracting new businesses, support for increased service levels is strongest among the 21% of residents who are currently dissatisfied with the quality of life in Maple Ridge – three-quarters of this group want to see an increase in service levels. Support for increased service levels for this service priority is also relatively strongly among those in the 35 to 54 age group and among homeowners compared to renters. When it comes to attracting new businesses, support for increased service levels is strongest among the 21% of residents who are currently dissatisfied with the quality of life in Maple Ridge – three-quarters of this group want to see an increase in service levels. Support for increased service levels for this service priority is also relatively strongly among those in the 35 to 54 age group and among homeowners compared to renters. Page 252 of 288 Residents who indicate that they would like to see an increase for a particular service were asked how the City should fund that increase. There tends to be no strong consensus on funding and preferences differ greatly by service priority. Further, a considerable proportion of residents are unable to provide an opinion on funding (9% to as high as 34%). Consistent with historical trends, residents tend to be most supportive of a pure tax increase when it comes to fire protection (31%). Police services and water/sewer/storm drainage are areas that historically residents have leaned towards funding via a pure tax increase (28% in favour); however, in 2024, support is marginally lower (20%-22%). Even for these core services, however, there is no consensus on how to fund increases. For these three service priorities, about one- quarter also say they think a combination of taxes and user fees is the best approach to funding. This year, while only 9% of residents want to see an increase in library services, 37% of this small group say it should be funded via a tax increase. Residents tend to be the most supportive of a pure user fee increase for community-led and/or City delivered special events, activities, and festivals (42% in support), cultural facilities and programs (38%), online registrations/payments/e- services (33%), recreational facilities and programs (33%) and regulating what types of buildings can be built in specific areas (32%). However, it should be noted that residents are also supportive of using a combination of taxes and user fees to fund increases for recreational facilities and programs (36%), community-led and/or City delivered special events, etc. (31%) and for cultural facilities and programs (28%). The combination of taxes and user fees to fund increases in services is also an approach that a notable proportion of residents support when it comes to parks, playgrounds, sports fields and trails (35%), library services (27%) and protecting streams, rivers, etc. (27%). For the service area where residents would most like to have service levels increased - attracting new businesses and employers – opinions continue to be mixed, as they were in 2022, with 33% being unsure how to fund an increase, 22% supporting a reduction in other services, 20% opting for a combination of taxes and user fees, 20% supporting a user fee, and 4% a pure tax increase. 20 How Increases Should Be Funded SUMMARY Page 253 of 288 Base: Total residents 2024 (805) 1 e.g. response to noise complaints, neighbourhood disputes, enforcing regulations / 2 e.g. building permit enquiries, recreation program registration, report a concern service Q5. For the same services, please indicate for each one if you think it needs to be increased, decreased or maintained at the current level? Service Level Preferences | Summary 21 63% 39% 38% 36% 31% 28% 20% 20% 19% 19% 18% 18% 17% 16% 12% 9% 4% 26% 55% 54% 54% 64% 49% 67% 76% 63% 73% 63% 74% 62% 63% 70% 78% 46% 2% 3% 4% 1% 11% 2% 2% 8% 10% 2% 9% 5% 4% 6% 14% 10% 4% 5% 6% 4% 12% 11% 2% 9% 7% 9% 7% 11% 16% 13% 7% 37% Attracting new businesses and employers Streets and sidewalks Recreational facilities and programs (leisure centre, pools, ice rinks, gymnasiums, lessons, registered & drop-in programs) Police services Parks, playgrounds, sports fields and trails Regulating what types of buildings can be built in specific areas of the City Protecting streams, rivers and other environmentally sensitive areas Recycling depot and curbside collection Bylaw services1 Water, sewer and storm drainage Community-led and/or City delivered special events, activities, and festivals Fire protection Cultural facilities (theatres, museums) and programs (arts camps) Communications and announcements from the City Online registrations, payments and e-services2 Library services Video streaming of Council proceedings Increased Maintained Decreased Don’t know Page 254 of 288 Services Where Slight Preference for Tax Increases (Base) Library services (75) Fire protection (152) Streets and sidewalks (317) Services Where Slight Preference for User Fees Community-led and/or City delivered special events, activities, and festivals (114) Cultural facilities and programs (theatres, museums, registered & drop-in programs)(135) Online registrations, payments and e-services2 (92) Regulating what types of buildings can be built in specific areas of the City (247) Services Where Slight Preference for Combination of Taxes and User Fees Recreational facilities and programs (leisure centre, pools, ice rinks, gymnasiums, lessons, registered and drop-in programs)(282) Parks, playgrounds, sports fields and trails (247) Protecting streams, rivers and other environmentally sensitive areas (202) Bylaw services1 (166) Water, sewer and storm drainage (154) Police services (298) Recycling depot and curbside collection (142) Video streaming of Council proceedings (29) Services Where Unsure About How to Fund Service Increase Communications and announcements from the City (125) Attracting new businesses and employers (505) 1 e.g. response to noise complaints, neighbourhood disputes, enforcing regulations / 2 e.g. building permit enquiries, recreation program registration, report a concern service Q6. And for those services you think need to be increased, how should those increases be funded? How Service Increases Should Be Funded | Summary 22 37% 31% 23% 4% 9% 10% 3% 9% 21% 18% 12% 20% 22% 22% 12% 10% 4% 12% 12% 8% 42% 38% 33% 32% 33% 14% 23% 16% 13% 5% 12% 20% 23% 20% 27% 24% 19% 31% 28% 20% 20% 36% 35% 27% 26% 26% 26% 25% 23% 16% 20% 2% 7% 23% 8% 10% 16% 21% 13% 12% 12% 19% 19% 20% 13% 21% 17% 22% 21% 26% 27% 15% 16% 21% 25% 9% 19% 20% 27% 22% 26% 28% 24% 34% 33% Tax increase User fees Combination of taxes / user fees Reducing other services Don’t knowPage 255 of 288 Emergency Services Importance, performance, service levels and funding preferences for emergency services are highly similar to 2022 assessments. 23 Note: In 2014, this category of services was called “Protective Services” Q3. The following is a list of services that the City currently provides. First, please rate how important each service is to you. / Q4. Next, how satisfied are you with each of these services? / Q5. For the same services, please indicate for each one if you think it needs to be increased, decreased or maintained at the current level? / Q6. And, for those services you think need to be increased, how should those increases be funded? SERVICE IMPORTANCE & PERFORMANCE 2014 2020 2022 2024 Base: Total residents 897 1,187 643 805 Importance of Service (% Very Important / Important) Fire protection 99%99%99%97% Police services 98%98%97%96% City Performance (% Very Good / Good) Fire protection 83%86%84%85% Police services 70%74%67%67% SERVICE FUNDING 2014 2020 2022 2024 Service Should Be Increased (% Increased) Base: Total residents 893-897 1,187 643 805 Fire protection 10%15%18%18% Police services 26%37%36%36% How Increase Should Be Funded (% Tax increase) Base: Those who think the service should be increased 95-245 194-419 110-229 152-298 Fire protection 36%32%35%31% Police services 31%29%28%22%  Denotes significant shifts between 2022 and 2024Page 256 of 288 Growth When it comes to services that relate to growth in the City of Maple Ridge, importance remains high for all three service priorities; however, the growing importance residents were placing on regulating the types of buildings that can be built in specific areas of Maple Ridge has fallen back to 2014 levels (now at 79% vs 84% in 2022). Concurrently, the proportion of residents thinking that this service priority needs to be increased has also declined compared to 2022 (28% vs 34% in 2022). Attracting new businesses and employers continues to be the top area that residents want to see increases in, across all service categories (63% want an increase). Meanwhile, the previously growing preference to increase bylaw services has now receded to 19% (down from 27% in 2022). 24 Note: In 2014, this category of services was called “Community Growth” Q3. The following is a list of services that the City currently provides. First, please rate how important each service is to you. / Q4. Next, how satisfied are you with each of these services? / Q5. For the same services, please indicate for each one if you think it needs to be increased, decreased or maintained at the current level? / Q6. And, for those services you think need to be increased, how should those increases be funded? SERVICE IMPORTANCE & PERFORMANCE 2014 2020 2022 2024 Base: Total residents 897 1,187 643 805 Importance of Service (% Very Important / Important) Attract new businesses and employers 87%89%87%87% Regulate types of buildings can be built in specific areas of City 78%82%84%79%  Bylaw services 81%79%80%76% City Performance (% Very Good / Good) Attract new businesses and employers 22%17%23%19% Regulate types of buildings can be built in specific areas of City 38%33%31%28% Bylaw services 38%36%36%39% SERVICE FUNDING 2014 2020 2022 2024 Service Should Be Increased (% Increased) Base: Total residents 896-897 1,187 643 805 Attract new businesses and employers 57%68%60%63% Regulate types of buildings can be built in specific areas of City 20%22%34%28%  Bylaw services 16%22%27%19%  How Increase Should Be Funded (% Tax increase) Base: Those who think the service should be increased 151-533 263-776 167-390 166-505 Attract new businesses and employers 6%6%7%4% Regulate types of buildings can be built in specific areas of City 5%5%4%3% Bylaw services 15%17%21%12%  Denotes significant shifts between 2022 and 2024Page 257 of 288 Parks and Recreation Parks and recreation – in particular, parks, playgrounds, sports fields, trails and recreation facilities and programs – continue to be considered important services by Maple Ridge residents. The importance residents place on culture facilities and programs peaked to 72% in 2022, but have now returned to historical levels (64%). Satisfaction and service funding preferences for this service priority remain generally in line with 2022. 25 Note: There is no 2020 trend for ‘Recreational facilities and programs’ because ‘Recreational programs’ and ‘Recreational facilities’ were rated separately in 2020. ‘Community/City led events…’ is a new category added in 2022. In 2020, 69% of residents indicated that recreational programs is a very important/important service, 23% said the service should be increased, 43% rated city performance as very good/good, and 5% stated tax increase for funding. In 2020, 83% of residents indicated that recreational facilities is a very important/important service, 35% said the service should be increased, 48% rated city performance as very good/good, and 6% stated tax increase for funding. Q3. The following is a list of services that the City currently provides. First, please rate how important each service is to you. / Q4. Next, how satisfied are you with each of these services? / Q5. For the same services, please indicate for each one if you think it needs to be increased, decreased or maintained at the current level? / Q6. And, for those services you think need to be increased, how should those increases be funded? SERVICE IMPORTANCE & PERFORMANCE 2014 2020 2022 2024 Base: Total residents 897 1,187 643 805 Importance of Service (% Very Important / Important) Parks, playgrounds, sports fields & trails 90%93%92%89% Recreational facilities & programs 86%n/a 86%82% Community/City led events n/a 69%65% Cultural facilities & programs 64%65%72%64%  Library services 71%69%72%71% City Performance (% Very Good / Good) Parks, playgrounds, sports fields & trails 79%75%72%70% Recreational facilities & programs 73%n/a 53%51% Community/City led events n/a 55%52% Cultural facilities & programs 61%52%48%52% Library services 73%67%68%67% SERVICE FUNDING 2014 2020 2022 2024 Service Should Be Increased (% Increased) Base: Total residents 894-897 1,187 643 805 Parks, playgrounds, sports fields & trails 21%29%35%31% Recreational facilities & programs 20%n/a 42%38% Community/City led events n/a 21%18% Cultural facilities & programs 10%16%20%17% Library services 5%9%12%9% How Increase Should Be Funded (% Tax increase) Base: Those who think the service should be increased 42-178 91-342 71-281 75-282 Parks, playgrounds, sports fields & trails 21%20%21%21% Recreational facilities & programs 18%n/a 9%9% Community/City led events n/a 9%4% Cultural facilities & programs 10%3%11%9% Library services 25%22%22%37%  Denotes significant shifts between 2022 and 2024 Page 258 of 288 Streets & Utilities 26Q3. The following is a list of services that the City currently provides. First, please rate how important each service is to you. / Q4. Next, how satisfied are you with each of these services? / Q5. For the same services, please indicate for each one if you think it needs to be increased, decreased or maintained at the current level? / Q6. And, for those services you think need to be increased, how should those increases be funded? SERVICE IMPORTANCE & PERFORMANCE 2014 2020 2022 2024 Base: Total residents 897 1,187 643 805 Importance of Service (% Very Important / Important) Water, sewer and storm drainage 96%96%97%95% Streets and sidewalks 97%96%98%95% City Performance (% Very Good / Good) Water, sewer and storm drainage 74%72%74%72% Streets and sidewalks 55%51%51%50% SERVICE FUNDING 2014 2020 2022 2024 Service Should Be Increased (% Increased) Base: Total residents 894-897 1,187 643 805 Water, sewer and storm drainage 10%18%18%19% Streets and sidewalks 31%43%47%39%  How Increase Should Be Funded (% Tax increase) Base: Those who think the service should be increased 107-285 220-475 116-298 154-317 Water, sewer and storm drainage 29%21%28%20% Streets and sidewalks 27%25%23%23% Consistent with historical trends, streets and utilities is a highly important service category with satisfaction scores that continue to be relatively positive for water, sewer and storm drainage (72%), but are more moderate for streets and sidewalks (50% satisfied). While there was an increasing proportion of residents wanting to see higher service levels for streets and sidewalks from 2020 (43%) to 2022 (47%), preferences have reverted closer to 2020 levels this year (39%).  Denotes significant shifts between 2022 and 2024Page 259 of 288 Environmental Services Environmental services continue to be highly important to Maple Ridge residents. Satisfaction with the recycling depot and curbside collection (77%) continues to be positive. Performance ratings for the protection of streams, rivers and other environmentally sensitive areas (59%) is directionally higher than in 2022 (53%) and on par with 2020 (60%). Similar to several other service priorities, the desire to increase service levels when it comes to protecting streams, rivers, etc. had been increasing from 2014 (22%) to 2022 (37%), but this year has receded to 2014 levels (20%). 27Q3. The following is a list of services that the City currently provides. First, please rate how important each service is to you. / Q4. Next, how satisfied are you with each of these services? / Q5. For the same services, please indicate for each one if you think it needs to be increased, decreased or maintained at the current level? / Q6. And, for those services you think need to be increased, how should those increases be funded? SERVICE IMPORTANCE & PERFORMANCE 2014 2020 2022 2024 Base: Total residents 897 1,187 643 805 Importance of Service (% Very Important / Important) Recycling depot and curbside collection 96%95%96%94% Protect streams, rivers and other env. sensitive areas 95%94%95%90%  City Performance (% Very Good / Good) Recycling depot and curbside collection 72%77%76%77% Protect streams, rivers and other env. sensitive areas 57%60%53%59% SERVICE FUNDING 2014 2020 2022 2024 Service Should Be Increased (% Increased) Base: Total residents 896-897 1,187 643 805 Recycling depot and curbside collection 26%24%23%20% Protect streams, rivers and other env. sensitive areas 22%30%37%20%  How Increase Should Be Funded (% Tax increase) Base: Those who think the service should be increased 192-245 263-373 147-232 142-202 Recycling depot and curbside collection 18%20%19%22% Protect streams, rivers and other env. sensitive areas 20%22%22%18%  Denotes significant shifts between 2022 and 2024Page 260 of 288 Accessing Information & Services This year, the importance residents place on accessing information and services has declined for all three service priorities that comprise this category. The majority of residents continue to consider online registrations, payments and e-services (69%) and communications and announcements from the City (74%) to be important, but not to the same extent as in 2022. Video streaming of Council proceedings is considered to be important by 29% of residents, down from 35% in 2022. Consistent with the lower importance accorded to these areas is a declining preference to increase service levels in all three of these areas. For online registrations, payments and e-services and communications and announcements from the City, the majority preference is to maintain current service levels. 28 Note: In 2014, this category of services was called “Getting you what you need” and included one service area (Online registrations and payments, video streaming of Council proceedings, social media postings, newspaper announcements, website, publications). In 2020, this service area was split up into three separate service areas. Therefore, 2014 results are not directly comparable to 2020 and 2022. In 2014, 54% of residents indicated that these services collectively was very important/important and 49% gave the City very good/good ratings on its performance on this group of services. Q3. The following is a list of services that the City currently provides. First, please rate how important each service is to you. / Q4. Next, how satisfied are you with each of these services? / Q5. For the same services, please indicate for each one if you think it needs to be increased, decreased or maintained at the current level? / Q6. And, for those services you think need to be increased, how should those increases be funded? SERVICE IMPORTANCE & PERFORMANCE 2020 2022 2024 Base: Total residents 1,187 643 805 Importance of Service (% Very Important / Important) Online registrations, payments and e-services 76%75%69%  Communications and announcements from City 80%81%74%  Video streaming of Council proceedings 25%35%29%  City Performance (% Very Good / Good) Online registrations, payments and e-services 57%51%51% Communications and announcements from City 42%39%42% Video streaming of Council proceedings 14%19%15% SERVICE FUNDING 2020 2022 2024 Service Should Be Increased (% Increased) Base: Total residents 1,187 643 805 Online registrations, payments and e-services 16%19%12%  Communications and announcements from City 23%28%16%  Video streaming of Council proceedings 4%7%4%  How Increase Should Be Funded (% Tax increase) Base: Those who think the service should be increased 35-258 45-183 29-125 Online registrations, payments and e-services 6%15%10% Communications and announcements from City 8%10%10% Video streaming of Council proceedings 4%12%12%  Denotes significant shifts between 2022 and 2024 Page 261 of 288 ACCESSING INFORMATION & SERVICES Q5. For the same services, please indicate for each one if you think it needs to be increased, decreased or maintained at the current level? / Q6. And finally, for those services you think need to be increased, how should those increases be funded? Service Funding Preferences | Comparative Summary SERVICE SHOULD BE (Base: Total residents) Increased Maintained Decreased Don’t know 29 22%27%28%20%21%34%24%7% 19%23%13% 11% 12% 13% 16% 16% 17% 37% 21% 13%8%12%23%33%23% 14% 20% 73% 20% 55% 23% 76% 22% 67% 18% 70% 10% 63% 10%46%12% 19%26%39% 19%20%25%20%27%12%20%16%16%4%23% Water, sewer and storm drainage Streets and sidewalks Recycling depot and curbside collection Protect streams, rivers and other env. sensitive areas Online registrations, payments and e-services Communications and announcements from the City Video streaming of Council proceedings STREETS & UTILITIES 2024 (805) 2024 (154) 2024 (805) 2024 (317) 2024 (805) 2024 (142) 2024 (805) 2024 (202) 2024 (805) 2024 (92) 2024 (805) 2024 (125) 2024 (805) 2024 (29) ENVIRONMENTAL SERVICES 26%26%33%25%27%19%9%16%21%15%7% 7% 6% 20% 10% 22% 12% 21% 9% 19% 12% 5% 13% 11% 10% 7% 2% 9% 8% 12% 5% 2% 20% 11% 32% 8% 16% 14%33% 9% 38% 6% 12% 10% 42%74% 31% 54% 22% 26% 4% 49% 3% 63% 12% 64% 21% 54% 9%62% 9% 78%37%63% 4% 18%24%36%26% 63% 20%28%20%19%26%31%35%38%36%17%28%9%27%18%31% Fire protection Police services Attract new businesses and employers Regulate what types of buildings can be built in the City Bylaw services Parks, playgrounds, sports fields and trails Recreational facilities & programs Cultural facilities & programs Library services Community-led and/or City delivered events EMERGENCY SERVICES 2024 (805) 2024 (152) 2024 (805) 2024 (298) 2024 (805) 2024 (505) 2024 (805) 2024 (247) 2024 (805) 2024 (166) 2024 (805) 2024 (247) 2024 (805) 2024 (282) 2024 (805) 2024 (135) 2024 (805) 2024 (75) 2024 (805) 2024 (114) GROWTH PARKS AND RECREATION HOW INCREASE SHOULD BE FUNDED (Base: Among those who think the service should be increased) Combination of taxes / user fees Tax increase User fees Reducing other services Don’t know Page 262 of 288 30 Preferred Communication Channels SUMMARY OF FINDINGS Page 263 of 288 Residents requesting information from the City on its services prefer to receive this information via the City’s website (52%) or by email (51%), which is consistent with 2020 preferences. Another 35% (up from 29% in 2020) prefer to receive information over the phone, with older residents 55+ being especially likely to say they prefer to use the phone (45%). Meanwhile, almost one-in-five younger residents (i.e., 18 to 34) prefer social media or in person communication when requesting information from the City on its services. When it comes to the City keeping residents up-to-date on news and developments, the top preferred channels continue to be the website (48%), email (45%), followed by social media (32%) and the newspaper (27%, down from 32% in 2022). Older residents prefer to receive updates via the website, email or in the newspaper, while younger residents prefer the website, email and social media. (See following slide for age breakdowns.) Preferred Communication Channels 31 Base (Total residents): 2020 (1,187); 2024 (805) Note: Questions asked in 2020 and 2024. Q11a. What are your preferred methods for requesting information on municipal services from the City of Maple Ridge? (e.g. confirming property tax deadlines, submitting a bylaw call for service, reporting a burnt out street light) Select up to two responses. / Q11b. And how would you prefer the City keep you up-to-date on news and developments? Select up to two responses. 52% 51% 35% 10% 8% 1% 1% 5% Website Email Telephone In person Social media Mail (unaided) Other No preference Preferred Methods for Requesting Information on Services from the City Preferred Methods for Receiving News and Developments from the City 48% 45% 32% 27% 7% 2% 2% <1% 5% Website Email Social media Newspaper In person meetings / open houses Telephone Mailout / newsletter (unaided) Other No preference 2020 2024 52%52% 48%51% 29%35%  10%10% 11%8%  -1%  2%1% 4%5% 2020 2024 52%48% 42%45% 29%32% 32%27%  6%7% 2%2% -2%  4%<1%  2%5%   Denotes significant shifts between 2020 and 2024Page 264 of 288 Preferred Communication Channels By Age Q11a. What are your preferred methods for requesting information on municipal services from the City of Maple Ridge? (e.g. confirming property tax deadlines, submitting a bylaw call for service, reporting a burnt out street light) Select up to two responses. / Q11b. And how would you prefer the City keep you up-to-date on news and developments? Select up to two responses. Preferred Methods for Requesting Information on Services from the City 32 Preferred Methods for Receiving News and Developments from the City Age Total 18-34 35-54 55+ 2024 Base: 805 26 168 611 Website 52%53%59%44% Email 51%50%55%47% Telephone 35%16%27%45% In person 10%17%5%14% Social media 8%19%10%4% Mail (unaided)1%-2%1% Other 1%3%<1%1% No preference 5%9%5%5% Higher than other age group(s) Age Total 18-34 35-54 55+ 2024 Base: 805 26 168 611 Website 48%41%51%48% Email 45%38%50%41% Social media 32%42%42%20% Newspapers 27%27%12%41% In person meetings/ open houses 7%12%5%7% Telephone 2%-2%2% Mailout / newsletter (unaided)2%-3%1% Other <1%--1% No preference 5%9%5%5% Page 265 of 288 33 Comments from Residents SUMMARY OF FINDINGS Page 266 of 288 Comments from Residents Note: New question added in 2020. Note: Comments were grouped based on the City’s priorities. Showing major mentions within each category of comments. *2020 wording: Shopping Q14. Please use the space below for any other thoughts or comments you may have on the topics covered in this survey and/or about anything else you want to share with the City. Please type in your comments below. Comments shared by residents continue to be focused on the same topics as in historical survey waves. However, this year, a higher proportion of comments centre on engaged, healthy community (22%, up from 14% in 2022) and diversified, thriving economy (12%, up from 4%). Many areas related to engaged, healthy community are of increasing concern to residents, with homelessness (8%), drug use/crime (8%), and policing/safety comments (7%) all more than doubling since 2022. In the area of diversified, thriving economy, more residents mention shopping/restaurants (8%, up from 3%), and the need to attract more businesses/increase the tax base/ create jobs within the City (6%, up from 2%). 34  Denotes significant shifts between 2022 and 2024 Comments 2020 2022 2024 Base: Total residents 1,187 643 805 Engaged, Healthy Community (NET)16%14%22% Homelessness 6%3%8% Drug use / crime 4%4%8% Policing / safety 3%2%7% Recreation (parks, trails, leisure centre, library)4%4%5% Governance & Corporate Excellence (NET)12%17%21% Value for taxes 4%3%5% Municipal Staff / Workers / Council 2%5%5% Liveable Community (NET)18%17%20% Planning / Development / Zoning 6%7%8% Roads / Road maintenance / Traffic 4%4%7% Diversified, Thriving Economy (NET)6%4%12% Shopping / Restaurants*3%3%8% Need more business / improve tax base / create jobs 5%2%6% Climate Leadership & Environmental Stewardship (NET)2%3%3% Maintenance of City property / green space 1%1%2% Green space / farmland 1%3%1% Recycling / green waste / composting services 1%<1%1% No comments 53%53%44% Page 267 of 288 35 Final Summary SUMMARY OF FINDINGS 1 QUALITY OF LIFE Most residents are satisfied with their quality of life in Maple Ridge, but assessments have been trending down since 2020. Residents continue to be worried about homelessness, crime/safety and addiction/drug use in in the City. They also want to see more retail, shopping and restaurants in Maple Ridge in the coming years. 2 SATISFACTION WITH MUNICIPAL SERVICES AND VALUE Satisfaction with municipal services and with the value of services for the property taxes paid have stabilized after losing ground for the past two waves. Feedback continues to be mixed on both these fronts. 3 SERVICE AREAS PRIORITIES AND PERFORMANCE Residents continue to place a high priority on emergency services, streets and utilities, environmental services, parks/playgrounds/sports field/trails and attracting new businesses/employers. Services that are also considered important, but where satisfaction is not on the same level are attracting new businesses/employers, regulating the types of businesses that can be built, bylaw services, City communications and announcements, and streets and sidewalks. For most service areas, the general preference is to maintain current service levels. However, the one area where the majority would like to see increased service levels is attracting new businesses/employers. That said, residents cannot agree how to fund this, other than to be clear that it should not be through a pure tax increase. Page 268 of 288 36 Appendix Page 269 of 288 Resident Profiles 2024 Gender (base)805 Male 46% Female 46% Other <1% Prefer not to answer 8% Age 18 to 24 2% 25 to 34 6% 35 to 44 14% 45 to 54 30% 55 to 64 18% 65+30% Years Lived in Maple Ridge Less than 1 year 1% 1 to 4 years 8% 5 to 10 years 11% 11 to 20 years 24% More than 20 years 53% Can’t recall / prefer not to say 4% 37 2024 Household Composition (base)805 Single with no children 13% Single with children 4% Couple with no children 26% Couple with children 42% Other 4% Prefer not to answer 10% Home Tenure Own 79% Rent 10% Prefer not to answer 10% Page 270 of 288 Base: Total residents 2024 (805), 2022 (643), 2020 (1,817), 2014 (893-896) **In 2014 and 2022, residents rated ‘Recreational facilities and programs’ as a whole, but in 2020, ‘Recreational programs’ and ‘Recreational facilities’ were rated separately. *Wording before 2022: ‘Cultural facilities (theatres, museums) and programs.’ 1 e.g. response to noise complaints, neighbourhood disputes, enforcing regulations / 2 e.g. building permit enquiries, recreation program registration, report a concern service Q5. For the same services, please indicate for each one if you think it needs to be increased, decreased or maintained at the current level? Service Level Preferences 38 2014 2020 2022 2024 Service Increased Maintained Decreased Increased Maintained Decreased Increased Maintained Decreased Increased Maintained Decreased Attracting new businesses and employers 57%36%2%68%22%2%60%27%5%63%26%2% Streets and sidewalks 31%66%1%43%55%0%47%49%1%39%55%1% Recreational facilities and programs (leisure centre, pools, ice rinks, gymnasiums, lessons, registered & drop-in programs)**20%75%2%N/A 42%53%1%38%54%3% Protecting streams, rivers and other environmentally sensitive areas 22%67%2%30%60%3%37%55%1%20%67%2% Police services 26%66%3%37%57%2%36%55%3%36%54%4% Parks, playgrounds, sports fields and trails 21%74%1%29%67%2%35%61%1%31%64%1% Regulating what types of buildings can be built in specific areas of the City 20%61%7%22%56%10%34%49%7%28%49%11% Communications and announcements from the City N/A 23%60%3%28%57%3%16%63%5% Bylaw services1 16%68%7%22%63%5%27%59%4%19%63%8% Recycling depot and curbside collection 26%71%1%24%72%2%23%74%1%20%76%2% Community-led and/or City delivered special events, activities, and festivals N/A N/A 21%66%6%18%63%10% Cultural facilities and programs (theatres, museums, registered and drop-in programs)*10%74%8%16%69%6%20%66%5%17%62%9% Online registrations, payments and e-services2 N/A 16%69%2%19%69%2%12%70%4% Water, sewer and storm drainage 10%84%1%18%76%0%18%75%<1%19%73%1% Fire protection 10%84%2%15%79%2%18%77%1%18%74%2% Library services 5%80%10%9%78%7%12%76%5%9%78%6% Video streaming of Council proceedings N/A 4%44%13%7%49%11%4%46%14% Page 271 of 288 Base: Total residents 2024 (29-505), 2022 (45-390), 2020 (35-776), 2014 (42-533) **In 2014 and 2022, residents rated ‘Recreational facilities and programs’ as a whole, but in 2020, ‘Recreational programs’ and ‘Recreational facilities’ were rated separately. *Wording before 2022: ‘Cultural facilities (theatres, museums) and programs.’ 1 e.g. response to noise complaints, neighbourhood disputes, enforcing regulations / 2 e.g. building permit enquiries, recreation program registration, report a concern service Q6. And for those services you think need to be increased, how should those increases be funded? How Service Increases Should Be Funded 39 2014 2020 2022 2024 Service Increase taxes and/or user fees Reduce other services Increase taxes and/or user fees Reduce other services Increase taxes and/or user fees Reduce other services Increase taxes and/or user fees Reduce other services Fire protection 72%10%73%13%74%4%67%7% Police services 69%11%66%14%58%14%53%20% Streets and sidewalks 56%16%53%18%51%20%50%23% Protecting streams, rivers and other environmentally sensitive areas 69%9%70%11%61%20%68%12% Library services 89%2%80%3%75%10%76%2% Water, sewer and storm drainage 73%9%61%13%67%15%59%19% Recycling depot and curbside collection 68%12%62%12%63%16%59%13% Parks, playgrounds, sports fields and trails 66%11%77%11%67%13%70%12% Bylaw services1 65%14%65%11%52%21%54%19% Communications and announcements from the City N/A 47%15%44%16%49%17% Attracting new businesses and employers 55%13%52%12%50%18%44%22% Recreational facilities and programs (leisure centre, pools, ice rinks, gymnasiums, lessons, registered and drop-in programs)**85%9%N/A 76%12%78%13% Online registrations, payments and e-services2 N/A 56%13%66%13%63%16% Regulating what types of buildings can be built in specific areas of the City 72%9%57%12%57%18%55%21% Community-led and/or City delivered special events, activities, and festivals N/A N/A 75%6%77%8% Video streaming of Council proceedings N/A 48%23%40%19%55%21% Cultural facilities and programs (theatres, museums, registered & drop-in programs)*79%3%81%5%74%9%75%10% Page 272 of 288 City of Maple Ridge 11995 Haney Place, Maple Ridge, BC V2X 6A9 Canada • Tel: 604-463-5221 • Fax: 604-467-7329 enquiries@mapleridge.ca • www.mapleridge.ca The City Wants to Hear From You May 31, 2024 Dear Resident, Re: Participate in our Citizen Satisfaction Survey The City of Maple Ridge invites you to participate in an important survey. Your feedback will ensure that we make decisions that reflect the priorities of the city's residents. Your household has been randomly selected to participate in this survey, which will take approximately 12 minutes to complete online. In appreciation of your time, you are also invited to enter our survey prize draw for a chance to win one of the following: ▪ 1 - $500 e-gift card ▪ 1 - $250 e-gift card ▪ 5 - Parks, Recreation & Culture gift cards of $50 each ▪ 5 - Supermarket gift cards of $100 each ▪ 5 - Skip the Dishes gift cards of $50 each ▪ 5 - Downtown Maple Ridge Business Improvement Assoc. gift cards of $25 each (choose from several downtown Maple Ridge businesses, including three local craft breweries) The survey link / QR code is unique to your household and can only be used once. We are interested in hearing from all voices, aged 18 years or older - including renters, homeowners, new and long-term residents – everyone’s opinion matters! The survey deadline is June 17, 2024 If you have any questions, please email: citizensurvey@sentis.ca, or call Sentis toll-free at 1- 855-958-3985 (Mon-Fri: 10am-8pm, Sat: 11am-5pm). Thank you for taking part in this survey. Your feedback is important to us. With appreciation, Dan Ruimy | Mayor Sentis has been enlisted to conduct this survey on behalf of the City of Maple Ridge. Your responses will be completely confidential and anonymous. If you wish to verify the survey, call Maple Ridge City Hall: 604-463-5221. To complete the survey: Go to: https://snts.ca/mr and enter passcode: [TOKEN] OR Scan the QR code below using your phone’s camera: [QR CODE] Page 273 of 288 City of Maple Ridge Citizen Survey 2024 1 City of Maple Ridge Citizen Survey 2024 Landing Page ONLY FOR THOSE WHO ENTER THE SURVEY VIA THE PASSCODE (THEY DO NOT USE THE QR CODE) Mail Sample Landing Page URL: https://snts.ca/mr Survey URL: mapleridge.sentis.ca Welcome to the City of Maple Ridge 2024 Citizen Survey. To access the survey, please enter the survey passcode that was mailed to you in the letter invitation. (Your passcode will be in the letter we mailed in the gray-shaded box. It is 2 letters followed by 5 numbers.) If you would like to verify the survey, you can contact main reception at 604.463.5221 or dolivieri@mapleridge.ca. Privacy Policy Contest Rules Start Survey For help with the survey or technical support, call Sentis toll-free at 1-855-958-3985 or email citizensurvey@sentis.ca Page 274 of 288 City of Maple Ridge Citizen Survey 2024 2 Intro Page FOR ALL RESPONDENTS, INCLUDING THOSE WHO ENTER USING THE QR CODE Thanks for taking part in the City of Maple Ridge 2024 Citizen Survey! Your feedback will ensure that we make decisions which reflect the priorities of our residents. In appreciation for your valuable input, you will be entered into a prize draw for a chance to win one of the following: ▪ 1 - $500 e-gift card ▪ 1 - $250 e-gift gift card ▪ 5 - Parks, Recreation & Culture gift cards of $50 each ▪ 5 - Supermarket gift cards of $100 each ▪ 5 - Skip the Dishes gift cards of $50 each ▪ 5 - Downtown Maple Ridge Business Improvement Assoc. gift cards of $25 each (choose from several downtown Maple Ridge businesses, including three local craft breweries) The survey takes about 10-12 minutes to complete and all your responses will remain confidential and anonymous. Click ‘Next’ to start the survey. Screener QS1. Is anyone in your household an elected official of the City of Maple Ridge or an employee of the City of Maple Ridge? 1. I or someone in my household is a City elected official or works for the City 2. No one in my household (including myself) is a City elected official or works for the City [IF NO, CONTINUE. IF ANYONE WORKS FOR MAPLE RIDGE TERMINATE AND DISPLAY THIS MESSAGE:] The survey and prize draw are not open to employees (or their families) or elected officials of the City of Maple Ridge. Thank you for your interest. QS3. Please indicate into which of the following categories your age falls. 1. Under 18 years [TERMINATE] 2. 18-24 3. 25-34 4. 35-44 5. 45-54 6. 55-64 7. 65 years or more Page 275 of 288 City of Maple Ridge Citizen Survey 2024 3 QS4. Do you reside in Maple Ridge? 1. Yes 2. No [TERMINATE] 98. Don’t know QS5. What is your postal code? Please enter your postal code with no spaces. [TERMINATE POSTAL CODES THAT DO NOT START WITH V2W, V2X OR V4R]  Don’t know [TERMINATE] [TERMINATE IF UNDER 18 YEARS OLD/NOT MAPLE RIDGE RESIDENT/DO NOT RESIDE IN MAPLE RIDGE FSAs AND DISPLAY THIS MESSAGE:] We are looking to survey people aged 18 years of age or older who live in the City of Maple Ridge, so this will be our last question. Thank you for your interest. Main Survey Q1a. The Maple Ridge local government provides a number of services. In general, how would you rate the municipal services you receive in Maple Ridge? 5. Very good 4. Good 3. Neither good nor poor 2. Poor 1. Very poor 98. Don’t know DO NOT ASK Q1B IF Q1A IS DON’T KNOW [Q1A = 98] Q1b. Why do you rate it as [INSERT RATING FROM Q1a]? Please type in your reasons below Q2. And how would you rate the overall value of services you receive for the property taxes paid? (The municipal share of your property taxes is approximately 70% of your tax bill, with the remainder going to the School Levy, Metro Vancouver Regional District and other authorities) 5. Very good value 4. Good value 3. Neither good nor poor value 2. Poor value 1. Very poor value 98. Don’t know DO NOT ASK Q2B IF Q2 IS DON’T KNOW [Q2 = 98] Q2b. Why do you rate it as [INSERT RATING FROM Q2]? Please type in your reasons below Page 276 of 288 City of Maple Ridge Citizen Survey 2024 4 Q3. The following is a list of services that the City currently provides. First, please rate how important each service is to you. Q4. Next, how satisfied are you with each of these services? [RANDOMIZE ORDER OF SECTIONS AND RANDOMIZE SERVICES WITHIN EACH SECTION] How important is this service to you? Rate the current level of service the City provides Very Important Impor- tant Neither Unim- portant Nor Import ant Not Important Not at All Important Don’t Know Very Good Good Neither Good Nor Poor Poor Very Poor Don’t Know Emergency Services Fire Protection Police Services Growth Attracting new businesses and employers Regulating what types of buildings can be built in specific areas of the City Bylaw services (response to noise complaints, neighbourhood disputes, enforcing regulations) Parks and Recreation Parks, playgrounds, sports fields and trails Recreational facilities and programs (leisure centre, pools, ice rinks, gymnasiums, lessons, registered & drop-in programs) Cultural facilities and programs (theatres, museums, registered and drop-in programs) Community-led and/or City delivered special events, activities, and festivals Library services Streets and Utilities Water, sewer, and storm drainage Page 277 of 288 City of Maple Ridge Citizen Survey 2024 5 Streets and sidewalks Environmental Services Recycling depot and curbside collection Protecting streams, rivers and other environmentally sensitive areas Accessing Information & Services Online registrations, payments, and e-services (building permit enquiries, recreation program registration, report a concern service) Communications and announcements from the City Video streaming of Council proceedings Q5. For the same services, please indicate for each one if you think it needs to be increased, decreased or maintained at the current level? [Q6 ONLY APPEARS FOR THOSE SERVICES RESPONDENT WANT TO BE ‘INCREASED’ IN Q5] Q6. And for those services you think need to be increased, how should those increases be funded? The service should be… Fund the increase through… Increased Maintained Decreased Don’t Know Tax Increase User Fees Combin- ation of Taxes and User Fees Reducing Other Services (specify) Don’t know Same list as previous Page 278 of 288 City of Maple Ridge Citizen Survey 2024 6 Q11a. What are your preferred methods for requesting information on municipal services from the City of Maple Ridge? (e.g., confirming property tax deadlines, submitting a bylaw call for service, reporting a burnt out street light)? Select up to two responses. RANDOMIZE 1. Email 2. Telephone 3. Website 4. Social media 5. In person 96. Other ___________________ 97. No preference Q11b. And how would you prefer the City keep you up-to-date on news and developments? Select up to two responses. RANDOMIZE 1. Email 2. Telephone 3. Website 4. Social media 5. In person meetings/open houses 6. Newspaper 96. Other _______________________ 97. No preference And now onto a different subject. Q8. Overall, how satisfied are you with the quality of life in Maple Ridge? 5. Very satisfied 4. Somewhat satisfied 3. Neither satisfied nor dissatisfied 2. Somewhat dissatisfied 1. Very dissatisfied Q15. Overall, what do you think are the three most pressing issues facing the community of Maple Ridge today, beginning with the single most important issue? Please type in up to three issues below [3 SEPARATE TEXT BOXES ARE NEEDED]  No issues / Don’t know Page 279 of 288 City of Maple Ridge Citizen Survey 2024 7 Demographics Lastly here are some basic questions to make sure a large diversity of residents are represented. Please be assured that all the information you provide will remain completely confidential and will only be used for classification purposes. QS2. How do you identify? 1. Male 2. Female 96. Other ______________________ 97. Prefer not to answer QD1. How long have you lived in Maple Ridge? [RANGE=0 TO 99] Enter number of years. Enter 0 for less than 1 year.  Can’t recall or prefer not to say QD2. Do you own or rent your home? 1. Own 2. Rent 97. Prefer not to answer QD3. Which of the following best describes your current living situation? 1. Single with no children 2. Single with children 3. Couple with no children 4. Couple with children 96. Other _____________________ 97. Prefer not to answer Q14. Please use the space below for any other thoughts or comments you may have on the topics covered in this survey and/or about anything else you want to share with the City. Please type in your comments below [OPTIONAL] Page 280 of 288 City of Maple Ridge Citizen Survey 2024 8 QF1. Thank you for your input! If you would like to be entered into the prize draw, please provide the following information: [OPTIONAL] Your name will not be linked to your survey responses and will only be used to contact you if you are a winner. Name: ________________________________ Email: _________________________________ or Phone: ________________________________ Enter your phone number without spaces or dashes Thank-you. You are now entered into the prize draw. [IF EMAIL PROVIDED IN QF1, ASK QF2] QF2. May the City of Maple Ridge also use your email to communicate with you regarding the results of this survey? 1. Yes 2. No Thank you very much for your cooperation. We appreciate your participation in this survey. If you would like to sign up for or learn more about the City’s enewsletter, please visit here. LINK FOR ABOVE: mapleridge.ca/stayconnected Page 281 of 288 September 24, 2024 – Committee of the Whole Page 1 of 1 Certified Professional Program – For Building Permit Approvals Recommendation: 1) THAT Council endorse the Certified Professional Program and direct staff to bring forward an amendment to Building Bylaw No.6925 -2021 to formalize the program in the City of Maple Ridge. Report Purpose and Summary Statement: The purpose of this report is to provide Council with an overview of the Certified Professional Program, and to recommend that staff bring forward an amendment to Maple Ridge Building Bylaw No. 6925- 2012, to enable the program. Financial Impact: The costs for implementing the program are minimal, primarily consisting of a one-time startup expense of $15,000 to engage a consultant for the development of the Maple Ridge CP Manual, which can be accommodated within existing budget. All other service fees related to the program will be paid by applicants who choose to participate. Strategic Alignment: Liveable Community; Diversified, Thriving Economy Communications: Pending Council’s decision, a program marketing strategy will be developed. Applicable Legislation/ Bylaw/Policy: Maple Ridge Building Bylaw No. 6925 – 2012; British Columbia Building Code; British Columbia Building Act. Page 282 of 288 September 24, 2024 - Committee of the Whole Page 1 of 6 To: Mayor and Council File number: 3800.01 Certified Professional Program for Building Permit Approvals BACKGROUND: The Certified Professional (CP) Program offers an alternative method for obtaining building and occupancy permits for large, complex projects regulated under Divisions A, B (Parts 1 and 3), and C of the British Columbia Building Code (the Code). First established in 1978, the Program allows applicants to hire a CP to assist with their municipal building permit approval process. CPs are experts in interpreting the Code’s fire, life safety, and accessibility provisions and are trained to recommend effective strategies for achieving Code conformity. Although CPs are hired by the applicant, the Program supports both the applicant and City building officials impartially. As neutral parties, CPs can manage and coordinate the permit application process for the applicant’s team and can also support in the review of plans and/or site visits for the City. Ultimately, City building officials retain final authority over all permit decisions. Staff are proposing the implementation of the CP Program for the City of Maple Ridge as part of a suite of initiatives designed to accelerate the City’s development approvals process in support of the achievement of the City’s housing and broader development goals. ANALYSIS: In July 2024, the City of Maple Ridge received notification of Provincial housing targets which outline annual cumulative and five-year housing targets to be met by June 30, 2029. These targets, along with the City’s own strategic targets for overall housing, including multi-residential development, and affordable housing units, requires the City to implement a variety of initiatives designed to accelerate the development approvals process. Along with other initiatives, the implementation of a proposed CP Program, with the use of impartial, third-party professionals, can inject additional capacity into the building permit review phase of the development approvals process with minimal one-time incremental cost and manageable risk to the City. The proposed CP Program is designed to complement the City’s upcoming Development Approvals Concierge Service and the Development Approval Process Review (DAPR), along with other related regulatory process improvements. Together, these initiatives will help the City advance several of Council’s housing-related OKR targets (Objectives and Key Results) and are identified as proposed policy in the City’s current Draft Housing Strategy. Project Description: The Association of Engineers and Geoscientist British Columbia (EGBC) and Architects Institute of British Columbia (AIBC) jointly administer the CP Framework, confer the CP credential/stamp, and maintain the official list of active CPs. To become a CP, registered architects and professional engineers must successfully complete the CP course that includes advanced Code knowledge, detailed application of relevant Code provisions as well as real-life case studies from across the province. Most CPs focus exclusively on Code compliance work, advising on a high volume of projects each year. This extensive Page 283 of 288 September 24, 2024 - Committee of the Whole Page 2 of 6 focus provides them with greater exposure to different building types and safety measures compared to their peers. The Program was designed to support the review and approval of building permits for structures that present greater complexities and risks and require more stringent safety measures and design considerations. Program scope primarily includes new buildings exceeding 3 stories or 600 m², including specific mixed-use, institutional or care facilities, and high-hazard structures. Cities that have implemented the Program may choose to further narrow its scope to only focus specific types of structures (e.g., only high-rises) based on their program goals and other relevant factors. The CP Program is optional; applicants can choose to opt into the program or follow the City’s conventional building permit approval process. Developers and builders usually consult with the City to determine if their project meets the Program eligibility criteria. All CP service fees are covered by the applicant, with no cost incurred by the City. Function of CP: Generally, the CP’s two core functions include: a. Code coordinator - The CP is the main point of contact for the City with respect to coordination of the various building related permits that are required for building projects. This permit coordination duty includes communication with the applicant and the design team on specific building code issues and solutions and conveying any conditions or requirements of the building permit. b. Plan and Site Review Support - The CP provides an independent review of the design and field review process as a “check and balance” to the services provided by the Registered Professional of Record and the Coordinating Registered Professional (retained by the applicant), which is intended to augment the monitoring function that is traditionally carried out by the in-house City building approvals team. The CP can support the City with respect to plan review and site review services. CP Program Benefits: The CP program has the potential to render various benefits to both the City and building permit applicants. Specifically, CPs:  possess advanced experience and training in the relevant Code provisions, making them more specialized and qualified than their sector peers who typically advise on and facilitate the submission of building permit application  increase plan review and building inspection capacity  are an additional resource on the applicant's team which can help speed up the building permit application process. The additional capacity can expedite approval timelines while also enhancing standards of due diligence and oversight  have greater availability and flexibility and can conduct site visits more frequently than the standard monthly interval Page 284 of 288 September 24, 2024 - Committee of the Whole Page 3 of 6 Additional Considerations: The following are several additional considerations related to program implementation. Consideration Mitigation / Explanation Since applicants hire the CP, they may expect that a CPs will favour their preferences in instances of misalignment with City staff. Per the CP Framework, CPs have a professional duty to provide both the applicant and the City impartial code coordination, advice, and plan reviews services while adhering to City bylaws, provincial legislation and their profession’s ethical standards. Hiring a CP may not always expedite the building permit process; delays can occur due to factors beyond the CP's control, potentially causing frustration for applicants. Establishing clear program objectives and discussing possible program constraints during initial discussions can help manage expectations. There will be differences in CP professionalism, communication style and approach. It is recommended that the proposed related amendment to the Building Bylaw include a provision enabling the City to terminate the services of a CP if they are deemed below standard by City building officials. There may be public interest related to the involvement of third-party professionals in the City's regulatory process. The use of independent, third-party professionals is a well-established standard in Canada. Currently, there are already certain instances where Maple Ridge Bylaws and provincial legislation direct and require third- party professional assurances in support of permit issuance. CPs are recognized as leading authorities on part 3 code compliance in the industry, and final permit decisions are made by the City. Accountability and Oversight: Cities running CP programs have some latitude to tailor their program to support their unique development goals and address internal system and capacity challenges. The Program is designed to enhance collaboration, utilizing the CP's in-depth Code knowledge to assist both applicants and City staff. CPs are expected to communicate regularly with City staff and facilitate alignment when addressing Code discrepancies and compliance challenges. CPs typically oversee the preparation of the applicant's building permit application, ensuring that all required submission elements are provided by the applicant's team of professionals and meet high-quality standards. Depending on risk tolerance and other factors, some cities may limit the CP's involvement in certain tasks, such as plan reviews. The specific model for Maple Ridge will be developed by the City’s building and development services departments. Cross Jurisdictional Analysis: In 1978 the City of Vancouver was the first municipality in British Columbia to utilize CPs to supplement their conventional approval process for building permitting and field reviews. Since then, numerous Page 285 of 288 September 24, 2024 - Committee of the Whole Page 4 of 6 municipalities across the province have implemented their own CP Programs, including Surrey (1991), Abbotsford (2019), Burnaby (2023), District of West Vancouver (2021), District of Squamish (2021) Nanaimo (2024). Program Implementation: Implementing the Certified Professional Program in the City of Maple Ridge will require minimal additional engagement with ECBC program staff, the development of a City of Maple Ridge Certified Professional Program Manual (which will cover both the provincial program scope and Maple Ridge- specific regulatory elements), and an update to the Building Bylaw No. 6925-2012 to formally enable the program in the City of Maple Ridge. Pending Council's decision and approval, staff aim to complete the implementation by the end of the fourth quarter of 2024 Strategic Alignment: Liveable Community: Facilitate expanded housing diversity and supply, to promote attainability The Certified Professional Program is one of several initiatives the City of Maple Ridge is advancing to improve the development approvals process, shorten timelines, and support expanded housing supply, diversity and attainability. It complements and enhances the Development Approvals Process Review (DARP), the City’s Housing Strategy, and will enable the various targeted housing growth OKRs. Diversified, Thriving Economy: Attract, retain, and expand business investment to diversify the tax base and increase local employment Additionally, the Certified Professional program can be an effective tool in the attraction of new business investment to the community. By shortening timelines for building approvals, and thereby lowering carrying costs and accelerating production, the CP Program, alongside initiatives like the Maple Ridge Development Approval Concierge Service, can set Maple Ridge apart from other cities. The Program can help further building a reputation for efficient, competent, and seamless regulatory processes. Financial Impact: The estimated costs for implementing the program consist primarily of a one-time startup expense of $15,000 to engage a consultant for the development of the Maple Ridge CP Manual, which can be accommodated within existing budget. Any costs associated with retaining a CP will be the applicant's responsibility, similar to the service fees paid to other qualified professionals. Options & Implications 1) Recommended: That Council direct staff to bring forward the necessary bylaw amendment and manual to enable the Certified Professional Program that will provide developers an option to engage the services of a CP for their building permit applications, while potentially freeing up City resources for permit processing and inspections and helping the City realize it’s housing targets. 2) Council could choose not to endorse the program and continue under the current building permit scheme. Applicable Legislation/Bylaw/Policy: Maple Ridge Building Bylaw No. 6925 – 2012: Sets standards and requirements for building construction and renovations to ensure safety, health, and quality of life. Specifically, it establishes standards for structural integrity, fire safety, plumbing, and electrical systems and outlines the Page 286 of 288 September 24, 2024 - Committee of the Whole Page 5 of 6 processes for obtaining permits, including applications, fees, and documentation, and specifies inspection procedures. The BC Building Act: establishes the legal framework and authority for the administration and enforcement of building regulations in British Columbia. It outlines the roles and responsibilities of various stakeholders in the building process. BC Building Code: Provides detailed technical standards and regulations for the design, construction, and safety of buildings. It covers aspects like structural integrity, fire safety, accessibility, and energy efficiency. CONCLUSION: Implementation of the Certified Professional Program for the City of Maple Ridge will enhance and support the building permit review and approval process and can assist the City in achieving its various development-related strategies goals. Prepared by: Georgia Gerontas, Manager Strategic Policy and Program Page 287 of 288 September 24, 2024 - Committee of the Whole Page 6 of 6 Report Approval Details Document Title: Building Approvals - Certified Professional Service.docx Attachments: Final Approval Date: Sep 19, 2024 This report and all of its attachments were approved and signed as outlined below: Zvi Lifshiz, Director Strategic Development, Communications & Public Engagement Walter Oleschak, Director of Engineering Operations Scott Hartman, Chief Administrative Officer Page 288 of 288