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Home My WebLink About2014-08-26 Public Hearing Meeting Agenda and Reports.pdfDistrict of Maple Ridge PUBLIC HEARING August 26, 2014 DISTRICT OF MAPLE RIDGE NOTICE OF PUBLIC HEARING TAKE NOTICE THAT a Public Hearing will be held in the Council Chamber of the Municipal Hall, 11995 Haney Place, Maple Ridge, North-East corner entrance, at 6:00 p.m., Tuesday, August 26, 2014 to consider the following bylaw: 1)2013- 101-RZ MAPLE RIDGE ZONE AMENDING BYLAW NO. 7048-2013 LEGAL: Lot A, District Lot 250, Group 1, New Westminster District, Plan 8735 LOCATION 20758 Lougheed Highway FROM: CS-1 (Service Commercial) TO: C-2 (Community Commercial) PURPOSE: To accommodate a new Mark’s Work Wearhouse. AND FURTHER TAKE NOTICE that a copy of the aforesaid bylaw and copies of staff reports and other information considered by Council relevant to the matters contained in the bylaw will also be available for public inspection at the Municipal Hall, Planning Department counter, between 8:00 a.m. and 4:00 p.m. from August 14, 2014 to August 26, 2014, Saturdays, Sundays and Statutory Holidays excepted. Some of this information will also be posted on the District website www.mapleridge.ca on the Your Government /Meet Your Council/Council Meetings page. ALL PERSONS who deem themselves affected by this bylaw shall be afforded a reasonable opportunity to be heard at the Public Hearing before Council on the matters contained in the bylaw or by making a written submission to the attention of the Manager of Legislative Services or by sending an e-mail to the Clerk’s Department at clerks@mapleridge.ca, by 4:00 p.m., August 26, 2014. All written submissions and e-mails will become part of the public record. Dated this 14th day of August, 2014. Ceri Marlo Manager of Legislative Services DEVELOPMENT APPLICATION CHECKLIST FOR FILE 2013-101-RZ File Manager: Adam Rieu Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED 1.A completed Application Form (Schedule “A” – Development Procedures Bylaw No. 5879-1999) 2.An application fee, payable to the District of Maple Ridge, in accordance with Development Application Fee Bylaw no. 5949-2001. 3.A Certificate of Title and Consent Form if the applicant is different from the owner shown on the Certificate of Title. 4. A legal survey of the property(ies) 5. Subdivision plan layout 6. Neighbourhood context plan 7. Lot grading plan 8. Landscape plan*+ 9.Preliminary architectural plans including site plan, building elevations, accessory off-street parking and general bylaw compliance reconciliation*+. *These items may not be required for single-family residential applications + These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01 Additional reports provided: Preliminary Site Investigation (2002) 1. District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: July 21, 2014 and Members of Council FILE NO: 2013-101-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Second Reading Maple Ridge Zone Amending Bylaw No.7048-2013 20758 Lougheed Highway EXECUTIVE SUMMARY: An application has been received to rezone the subject property from CS-1 (Service Commercial) to C-2 (Community Commercial), to accommodate a new Mark’s Work Wearhouse. The applicant intends to construct an 1825m² commercial building to accommodate the proposed use. This application is in compliance with the Official Community Plan (OCP). The application was given first reading on January 28, 2014. RECOMMENDATIONS: 1.That Zone Amending Bylaw No. 7048-2013 be given second reading, and be forwarded to Public Hearing; and 2.That the following terms and conditions be met prior to final reading: i.Approval from the Ministry of Transportation and Infrastructure; ii.Registration of a Restrictive Covenant at the Land Titles Office for on-lot stormwater management; iii.Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; iv.Road dedication as required; v.Registration of a geotechnical report as a Restrictive Covenant at the Land Title Office which addresses the suitability of the site for the proposed development; - 2 - DISCUSSION: a) Background Context: Applicant: Teck Construction Owner: Dynamic Blasting Ltd. Legal Description: Lot A, District Lot 250, Group 1, New Westminster District Plan 8735 OCP: Existing: Commercial Zoning: Existing: CS-1 (Service Commercial) Proposed: C-2 (Community Commercial) Surrounding Uses: North: Use: Service Commercial Zone: CS-1 (Service Commercial) and C-2 (Community Commercial) Designation: Commercial South: Use: Residential Zone: RS-1 (One Family Urban Residential) Designation: Urban Residential East: Use: Service Commercial Zone: CS-1 (Service Commercial) Designation: Commercial West: Use: Service Commercial Zone: CS-1(Service Commercial) Designation: Commercial, Residential Existing Use of Property: Service Commercial Proposed Use of Property: Retail Commercial Site Area: 0.35 hectares (1.28 acres) Access: Two access points: Lougheed Highway and Owen Street Servicing requirement: Urban Standard b) Project Description: This subject property is located on Lougheed Highway, at Owen Street, one block east of the intersection of Lougheed Highway and 207 Street. It is situated in a commercial hub that begins several blocks east of 207 Street and continues west along Lougheed Highway to the municipal boundary. The one storey building that was located at the subject property has been demolished. - 3 - The applicant proposes to construct a new building for the relocated Maple Ridge Mark’s Work Wearhouse store. This new building will provide approximately double the square footage, for a total of 1825m². The building size will be larger than the previous building, but the location on site will be similar, with parking west and south of the proposed building site. The proposed development will retain the same two access points as the previous commercial use, via Lougheed Highway and Owen Street. The proposed development consists of a two storey tilt-up concrete structure, with industrial design elements including a mix of cultured stone and metal cladding, as well the use of metal canopies accented in bold orange, as per Mark’s Work Wearhouse corporate design standards. Landscaping will occur along the two property frontages of Lougheed Highway and Owen Street. The southern boundary will retain the existing cedar hedge, along with the addition of a solid vinyl fence as a sound buffer between the commercial use and the single family residential lots. Road dedication of 1.5 metres along Lougheed Highway and 0.85 metres along Owen Street will be required. c) Planning Analysis: Official Community Plan: The subject property is designated Commercial in the Official Community Plan. Due to the site’s location on Lougheed Highway outside of the Town Centre, and based on Policy 6-23 (a), this development is subject to the General Commercial policies of the OCP. The objective of the General Commercial category as stated in the OCP is to “respond to emerging market trends and shopping preferences and to permit greater flexibility in the range of commercial uses”. The C-2 (Community Commercial) zone aligns with the General Commercial designation. Zoning Bylaw: The current application proposes to rezone the subject property located at 20758 Lougheed Highway from CS-1 (Service Commercial) to C-2 (Community Commercial) to permit the construction of a commercial retail building. The applicant has requested a variance to reduce the number of required parking stalls; to increase the height of the building; to reduce rear setback requirements; and to reduce the servicing upgrades to Owen Street. Proposed Variances: The applicant has requested the following variances for this development:  Reduced parking from 60 to 46 stalls. The Off-Street Parking and Loading Bylaw requires that a commercial building provide one stall per 30m² of retail space. The applicant has provided 46 parking stalls on the proposed site plan, whereas the required number of stalls based on the building floorspace area is 60 stalls. Additionally, 10 percent of the total number of parking stalls is allowed to be small car parking stalls, and the applicant is requesting the ratio be increased to 22 percent, or 10 of the 46 stalls;  Height variance from 7.5 metres to 9.7 metres to accomodate Mark’s Work Wearhouse image standards, and provide for sufficient interior and exterior signage and feature lighting; - 4 -  Rear setback variance from 6 metres to 1.2 metres for the portion of the building used for an office, storage, and loading capabilities; and  Reduced servicing upgrades to Owen Street to exclude curb, gutter, and sidewalk. The requested variances will be the subject of a future report to Council. Development Permits: Pursuant to Section 8.5 of the Official Community Plan, a Commercial Development Permit application is required to address the current proposal’s compatibility with adjacent development, and to enhance the unique character of the community. This will be the subject of a future report to Council. Advisory Design Panel: The Advisory Design Panel reviewed the form and character of the proposed commercial development and the landscaping plans at a meeting held June 10, 2014. Following presentations by the project Architect and Landscape Architect, the Advisory Design Panel made the following resolutions: That the following concerns are addressed, and that revised drawings are submitted to Planning staff: 1. Consider further detail on southern fence for acoustic buffering; 2. Consider additional parking lot lighting for increased safety and site circulation; 3. Reconsider plant species placement on the north side of building; 4. Consider additional plant variety along Owen Street frontage; 5. Consider onsite storm water management with rain garden on north side from rooftop rain capture; 6. Consider additional landscape treatment along Owen Street frontage extending past property line; 7. Consider 3 additional planting islands within parking lot against building for additional shade trees. The applicant has addressed items 1 - 4 from the Advisory Design Panel resolutions, and revised drawings have been submitted to Planning staff for review. Revised plans include: solid vinyl fencing for acoustic buffering, 1.8 metre in height, on the southern property boundary; the addition of four pole lights on the western parking perimeter; proposed plant species placement moved from the north side of building to the middle of the parking row, as well as adding a small landscape island to the south end of the parking row; the addition of tall accent shrubs for plant variety along Owen Street frontage. The applicant is in the process of completing the balance of the resolution items, which will be completed with the Development Permit application and prior to final zoning approval. Outstanding resolutions include: designing a stormwater management plan that meets the 3-tier site source - 5 - control requirements; and the applicant is continuing to work with the Planning Department to revise the landscaping plans. d) Traffic Impact: The subject property is within the Ministry of Transportation and Infrastructure’s referral area. Based on proximity to Lougheed Highway, a referral was sent to the Ministry of Transportation and Infrastructure, and granted Preliminary Approval on June 18, 2014, for the rezoning of one year, subject to the following conditions:  A six (6) metre corner truncation along each boundary is mandatory at the northwest corner of the subject property;  Road dedication is required on the north side of the subject property to align with the property on the east; and  A nine (9) metre radius and nine (9) metre wide throat is required for the site access from Lougheed Highway Revisions, as per the Ministry of Transportation and Infrastructure, will be incorporated in the servicing drawings. e) Interdepartmental Implications: Engineering Department: The Engineering Department has identified the services required in support of this development application:  Underground hydro and telecommunication service connections to the property;  Construct Owen Street and Lougheed Highway curb return;  Urban frontage works along Lougheed Highway;  Confirm adequacy and condition of existing water, sanitary and storm services;  Provide road dedication along Lougheed Highway, approximately 1.5 metres, and Owen Street, approximately 0.85metres;  Provide a lease light at the southern property line;  Street trees required in the road boulevard on Lougheed Highway; and  Development must comply with the Watercourse Protection Bylaw, specifically the 3-tier site source control measures; stormwater management plan needs to be included as part of the off-site design - 6 - CONCLUSION: This application is in compliance with the Official Community Plan. It is recommended that second reading be given to Maple Ridge Zone Amending Bylaw No. 7048-2013 and that application 2013-101-RZ be forwarded to Public Hearing. “Original signed by Adam Rieu” _______________________________________________ Prepared by: Adam Rieu Planning Technician “Original signed by Chuck Goddard” for _______________________________________________ Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning “Original signed by Frank Quinn” _______________________________________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services “Original signed by Jim Rule” _______________________________________________ Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Zone Amending Bylaw No. 7048-2013 Appendix C – Site Plan Appendix D – Landscape Plans City of PittMeadows District ofLangley District of MissionFRASER R. ^ DATE: Feb 17, 2014 2013-101-DP BY: JV CORPORATION OFTHE DISTRICT OFMAPLE RIDGE PLA N NIN G DE PARTM EN T 11807 207332076820787207992083711820 2072811822 20761207792081020816207572079720827208262083711792 2071811819 20749207752071920726207682083611819 1184220718 2075011789 20801208002080620803208172082720830/4011778 11828 11836 2073920736207402075820767/6920803208072081711795 11782 1181020722 11779 11776 11798 20800119 AVE.207 ST.LOUGHEED HIGHWAY OWEN ST.P 59596P 873536 P 8735 211 P 17371 P 43797 (P 70935) 1 3 25 P 37898 16 B P 12034 3 5 P 26693(P 8735) Rem 15 1 47 3 P 17371 *PP056 2 NWS 2589 2 2 Rem 1 4 5 P 59596 7 18 P 8735*PP05698 Rem 1 24 17 A 218 97 220 4 P 10414 1 P 54703 217 48 4 5 219P 43797 223 215 216 35 P 437976 13 P 63695 221 P 12034 2243 6 P 56403 26 P 8735 199 198 197 14 P 10414 212 213 214 222 Subject Property ´ Scale: 1:1,500 20758 Lougheed Hwy CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 7048-2013 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, enacts as follows: 1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7048-2013." 2.That parcel or tract of land and premises known and described as: Lot A District Lot 250 Group 1 New Westminster District, Plan 8735 and outlined in heavy black line on Map No. 1603 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to C-2 (Community Commercial). 3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 28th day of January, 2014. READ a second time the 22nd day of July, 2014. PUBLIC HEARING held the day of , 20 READ a third time the day of , 20 APPROVED by the Ministry of Transportation and Infrastructure this day of , 20 ADOPTED the day of , 20 _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER 11807 2073320768207872079920808208372083420859208702087820881 2063811820 2072811822 207611175420779 2081020816208552085020875208952069011910/50/98 2075720797208272082620837208332087411955 11750 11792 2071811819 2074911759 11765 11771 20775208422087120719207262076811753 20836208452086011741 11819 1184220718 2075011789 2079620801208002080620803208172082720830/402084120855208652069111725 11935 11778 11828 11836 2073920736207402075820767/69208032080720817208582085020880 11757 11795 11782 1181020722 11779 11776 1179820800 208111175620828 208682086220875118 A V E . 119 AVE.207 ST.GRAVES ST.208 ST. LOUGHEED HIGHWAY CAMWOOD AVE. 119 AVE.OWEN ST.207 ST. McFARLANE AVE. NWS 3167 P 59596P 873536 203 P 8735 211 P 17371 P 43797 (P 70935) P 54703 228 4 3 364 84 803 (P 87086) "C" 1 3 25 P 37898 202 200 16 NWS 2523 240 B P 12034 44 3 5 P 446644 1 87 337 "A" RP 15896 P 26693(P 8735) Rem 15 1 47 3 P 17371 *PP056 2 NWS 2589 333 P 12376 335 P 58243 32 P 12376 1 NWS 2745 RP 9591 1 B P 76445 P 54899 2 2 Rem 1 4 5 P 59596 7 18 P 8735*PP05698 Rem 1 239 230 P 43797 334 P 44672363 P 12376 225 83 266 1 24 201 17 A 242 218 97 220 4 P 10414 1 P 54703 217 *PP056 P 44315 2 P 66330 P 75414 BCP 34169 48 4 5 241 219P 43797 223 215 216 43 332 P 25311 RP 15968 "A" 35 P 437976 13 P 63695 P 54395 221 P 12034 229 224 227 226 336 6 7 101 Pcl. "I" 369 3 6 P 56403 26 P 8735 199 198 197 14 P 10414 212 213 214 222 5 P 45339 81 82 EP 54362EP 74 3 9 1 RW 82443RW 49940RW 56524 EP 59603EP 45813EP 74390 LMP 15725 RW 63828LMP 3274RW 43436 LP 65855 LMP 5719 LP 65229 RW 83216 RW 83957 RW 75415 LMP 6890 RW 67461 RW 83958 RW 78108 RW 4 3 4 3 6 BCP44492 LP 60327 EP 54361 LMP 53698EP 83964EP 59635 RW 78433 ´ SCALE 1:2,500 MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From: To: CS-1 (Service Commercial) C-2 (Community Commercial) 7048-20131603 FINISHED GRADE16"NTSTYPE 'D' POLE AND BASE DETAILCONTRACTOR TOCOORDINATEDEP T H O F P O L E BASE WITHGEO T E C H N I C A L ENGINEER.16" DIA. CONCRETEPOLE BASEBOLTS, SHIM ANDGROUT AS REQUIREDCONTRACTOR TOCOORDINATE THE ANCHORBOLTS AND ASSOCIATEDPATTERN WITH THEMANUFACTURERTYPE 'D' FIXTUREAS SPECIFIED20' HIGH 5" SQUAREALUMINUM LIGHT POLE WITHA BAKE BLACK POWDERFINISHSCSCSCSCSCSCSCSCSCSCUPLEGAL DESCRIPTIONLOT ADL 250, GROUP 2, NWDPLAN NWP 8735CIVIC ADDRESS20758 LOUGHEED HIGHWAYMAPLE RIDGE, B.C.SITE INFORMATIONSITE AREA:ZONING:0.353 ha (38,042 S.F.)(3534.3 m²)C-2SITE COVERAGE: 47%BUILDING AREASRETAIL: 1,460.8 m² (15,724 S.F.)STORAGE AREA: 182.2 m² (1,961 S.F.)2ND FLOOR OFFICE: 182.2 m² (1,961 S.F.)TOTAL: 1,825 m² (19,646 S.F.)BUILDING FOOTPRINT1,643 m² (17,685 S.F.)PARKING REQUIREMENTSRETAIL @ 1 SPACE PER 30m².1,643 m²/30m²PARKING REQUIRED = 55 CARSOFFICE @ 1 SPACE PER 40 m²182.2m²/40m²PARKING REQUIRED = 5 CARSZONING ANALYSISTOTAL PARKING REQUIRED = 60 CARSTOTAL PARKING PROVIDED = 43 CARSVARIANCES REQUIRED:1. PARTIAL REAR SETBACK TO ALLOW FOR LOADING SPACE2. REDUCED PARKING3. NO UPGRADES ALONG OWEN STREET4. HEIGHT VARIANCE FROM 7.5m TO 9.66mLEGEND:PROPERTY LINESETBACKSLINE OF EXISTING BUILDING TO BE REMOVEDCONCRETE SIDEWALKSOFT LANDSCAPING - SEE LANDSCAPE PLAN8'-0"17'-3"VERT. 7/8" CORRUGATED METAL DOORS TOPREVENT CLIMBING C/W HEAVY DUTY HINGES-3/DOOR TYP. & STEEL DOWELS IN APRONFINISH: "GALVALUME"4" REVEAL-PTDTILT-UP CONCRETE PANELSPTD TO MATCH BLDG8'-0"8'-0"4"2'-11"PROP. LINEPROP. LINECURBLOUGHEEDHIGHWAYSTORAGE106RETAIL101RETAIL101CHANGE ROOMSPROP. LINEPROP. LINEOWENSTREETRETAIL101CHANGEROOM103CHANGEROOM102RETAIL101[4'-0"]1.22 m8" Ø CONCRETE FILLEDSTEEL BOLLARDPTD. BLACKSIDEWALK[3'-0"]0.91 m[3'-0"]0.91 mHUNTCO BR-5 BIKE RACK OR EQUIV.BLACK POWDER COATEDFLANGE MOUNTED TO CONCRETE SIDEWALKSEE CIVILVARIESPROPERTY LINEGRADE @ ADJACENT PROPERTYEXISTING LAURELHEDGE TO REMAINCUT BACK AS REQ'DTO INSTALLRETAINING WALLASPHALT PAVING ON GRAVEL SUB-BASE AS REQUIRED BYGEOTECHNICAL ENGINEERCONCRETE WHEEL STOPRESIDENTIAL COMMERCIAL6' HIGH CEDAR FENCEATTACH TO BRACKETS ONTOP OF CONCRETERETAINING WALLLOCK-BLOCK CONCRETE BENCHBLOCKSSOLID PANEL PRIVACY VINYLFENCE WOODGRAIN PATTERN5"X5" POSTS, CAPPEDSECURE FENCE TO TOP OF CONCRETERETAINING WALL WITH METALBRACKETSCONCRETE RETAINING WALL BELOWTOP VIEWELEVATION6'-0"8'-0"269° 35' 14"53.26 m97° 08' 00"53.73 m180° 17' 15"62.76 m0° 12' 41"69.81 mTYPICAL2.5 mTYPICAL5.5 m5.5 m[54'-0"]16.46 m[54'-0"]16.46 mL O U G H E E D H I G H W A YO W E N S T R E E T2.5 m[192'-0"]58.52 m2.4 m4.9 mEXISTING SIDEWALKEXISTING BUILDING TOBE DEMOLISHEDEXISTING BUILDING TOBE DEMOLISHEDNORTH[22'-0"]6.71 m(TO REMAIN UNDEVELOPED)EXISTING TREE TOBE RETAINEDSEE LANDSCAPELINE OF CANOPY OVEREXISTING DRIVEWAYLOCATION TO BECONFIRMEDSTEEL BOLLARDSPTD. BLACKBIKE RACK: HUNTCO BR-5BLACK POWDER COATED10 STALLS7 STALLS + 1 H/C21 STALLSSTAFFONLYSTAFFONLYSTAFFONLYASPHALT PAVINGASPHALT PAVING8' CONCRETE GARBAGEENCLOSURE C/W CORRUGATED METAL GATESCONCRETE EXIT PATHVINYL FENCE ON LOCK-BLOCK RETAINING WALL@ PROPERTY LINEEXTENT OFADJACENTBUILDING(APPROX.)EXISTING PYLON SIGN TOBE REMOVED1.5m ROAD DEDICATION0.85m ROAD DEDICATIONPROPOSED OFFSITE WORKSSEE CIVIL AND LANDSCAPE DRAWINGS7 STALLS7.3 mPOLE LIGHTINGSEE DETAIL200-1687 West BroadwayVancouver, B.C. V6J 1X2TEL: (604) 736-3730 FAX: (604) 736-3771REVREVISIONSTECK CONSTRUCTION LLPOF 17PROJECTNUMBER5197 -- 216th STREETLANGLEY •SHEETTITLEB.C.SCALEPROJECTCOPYRIGHT RESERVEDEVERYTHING SHOWN HEREON IS FOR USE ONTHIS PROJECT ONLY AND MAY NOT BEREPRODUCED WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL HAVE PRECEDENCEOVER SCALED DIMENSIONS.SHEET NO.DATECHK'D BYDR'N BYDATE DESCRIPTIONAs indicatedMARK'S WORKWEARHOUSE20758 LOUGHEEDHIGHWAY, MAPLERIDGE, B.C.A1DPSITE PLANDEC 2 / 13wm1 : 1004GARBAGE ENCLOSURE1 : 1005GARBAGE ENC FRONT1 : 1006GARBAGE ENC REAR1 : 1007GARBAGE ENC SIDE1 : 2003SITE SECTION N-S1 : 2002SITE SECTION E-W1 FEB 13, 2014 ISSUED FOR REZONING1 : 208BOLLARD DETAIL1 : 209BIKE RACK DETAIL1 : 2011RETAINING WALL10 1/2" = 1'-0"Vinyl Fence Detail 1" = 20'-0"A1DP1SITE PLAN LL1LANDSCAPEPLANSEALACT1"=20'-0"MAPLE RIDGE, B.C.20758 LOUGHEED HWYDENCE OVER SCALED DIMENSIONS.WRITTEN DIMENSIONS SHALL HAVE PRECE-REPRODUCED WITHOUT WRITTEN PERMISSION.THIS PROJECT ONLY AND MAY NOT BEEVERYTHING SHOWN HEREON IS FOR USE ONMARK'SWORKWEARHOUSEDEC 31/131. Issued For Development PermitFeb 13'14REV.DATE DESCRIPTIONPROJECT:REVISIONSPROJECTNUMBERB.C.LANGLEY5197-216th STREETCOPYRIGHT RESERVEDTECK CONSTRUCTION LTD.DR'N. BYCHK'D BYPLOTSCALETITLESHEETSHEET No.LLANDSCAPE ARCHITECT2.3.4.5.6.7.Reissued For DP (st trees per city)May 22'14Reissued For DP (adp comm'ts)Jun 20'14UPSCSCSCSCSCSCSCSCSCSCEXISTING SIDEWALK(TO REMAIN UNDEVELOPED)BIKE RACK: HUNTCO BR-5BLACK POWDER COATEDSTAFFONLYSTAFFONLYSTAFFONLY8' CONCRETE GARBAGEENCLOSURE C/W CORRUGATED METAL GATESCONCRETE EXIT PATHVINYL FENCE ON LOCK-BLOCK RETAINING WALL@ PROPERTY LINEEXTENT OFADJACENTBUILDING(APPROX.)1.5m ROADDEDICATION0.85m ROAD DEDICATIONEDGE OF ASPHALTGRAVELPPPPO/H HYDROSIGNGASPPO/H HYDRO17.43TREE40cm17.74KIOSKBCH17.68TREE25cm17.78TREE20cm17.7660cm FIR50cm FIR19.2819.3920800 LOUGHEED HIGHWAYPPLANT LISTSSYMBOLQQTY.BBOTANICAL NAMECCOMMON NAMESSIZETTrees1 Acer palmatum Japanese Maple 3m ht. / m-stem4 Cornus kousa 'Starlight' Kousa Dogwood Cultivar 6cm cal / 1.8m stnd3Fagus sylvatica 'Dawyck Gold' Dawyckii Beech Var. 6cm cal / 1.5m stnd5 Prunus yedoensis 'Pk Perfection' Flowering Cherry Var. 6cm cal. / 1.8m stnd1 Chamaecyparis nootkatensis Nootka Cypress 3m / narrow spr formSShrubs59 Azalea japonica 'Coral Bells' Japanese Azalea #3 pot2Weigela 'Wine & Roses' Weigela Var. #3 pot6 Photinia fraserii Photinia 1.2m+ ht / tree form25 Ilex crenata Japanese Holly#3 pot28 Lonicera pileata Evergreen Honeysuckle #3 pot11 Pieris japonica 'Temple Bells' Japanese Andromeda #3 pot67 Prunus l. 'Otto Luyken' Otto Luyken Laurel #2 pot8 Rhododendron 'Christmas Cheer'Rhododendron (medium var.)#3 pot1 Rhododendron 'Anna Rose Whitney' Rhododendron (tall var.)#7 pot7 Rosa meidiland (various var's.) * Hardy French Rose var. #3 pot4Spirea x bumalda 'Anthany Waterii' Spirea Var. #3 pot13 Thuja occidentalis 'Smaragd' Emerald Green Cedar 1.8m ht.21 Viburnum davidii (low)David's Viburnum #3 pot / lowGGround Covers/Perennials21 Erica darleyensis 'Kramer's Red' Winter Heather #1 pot / 45cm o.c.102 Arctostyphylos uva-ursi Vancouver Jade 10 cm pot / 45cm o.c.15 Hemocallis 'Stella d'Oro' Daylilly var #1 pot NNotes:1. Speciﬁcation as per most recent 'BC Landscape Standards' andLandSpace Design Inc. 'Spec Notes'.2. Plant material / varieties to be selected by Landscape Architect at the approved nursery.3. Landscape Areas to be Irrigated.4. Plant Search Area: Paciﬁc Northwest From Oregon to B.C.LAWNLAWNLAWNOVERHEADWIRES (DASHED)L O U G H E E D H I G H W A YO W E N S T R E E TNOTE: STREET TREE LOCATIONSTO BE DETERMINED BY CITYSTREET TREES(From MR "List ForOverhead Wires")At Approx. 30' o.c.LOW EVERGREENSCREEN HEDGESHRUB BEDSEXISTING TALL LAUREL SCREEN HEDGEEXISTING CHAIN-LINK FENCE EXISTING HONEYLOCUST(to be retained)EXISTING DECIDUOUS TREES- Shown Dashed -(Condition Poor - Recommend for removal - See Arborist Rept)NOTE:SURVEY INFO PROVIDED BY:ISAAK, OSMAN & ASSOCIATESEXISTING FIR TREESSTREET TREES(From MR "List ForOverhead Wires")At Approx. 30' o.c.NEW SIDEWALKNEW SIDEWALKLAWNLAWNTALL ACCENTSHRUBS FORVARIETYPROPOSED BUILDING