COUNCIL REPORT

March31,2015

MEMO TO: F. C. MANSON, C.G.A., CHIEF ADMINISTRATIVE OFFICER

FROM: B. C. RUSSELL, DIRECTOR OF COMMUNITY PLANNING

SUBJECT: CONSIDERATION OF A DEVELOPMENT PERMIT FOR LOT 1, DISTRICT LOT 74, NANOOSE DISTRICT, PLAN EPP27137 (826 ISLAND HIGHWAY WEST) REGISTERED OWNER: PARKSVILLE PROPERTIES CORP., INC.NO. 338979 APPLICANT: LEO MARIOTTO, ICR PROJECTS INC. FILE: 3060-PDP021

PURPOSE: ISSUANCE OF A DEVELOPMENT PERMIT

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EXECUTIVE SUMMARY:

On February 27, 2015, the City received a Development Permit application from Leo Mariotto of ICR Projects Inc. on behalf of the property owner, Parksville Properties Corp., Inc.No. 338979. The applicant requests issuance of a Development Permit to facilitate fa~ade upgrades for Wembley Mall.

CONSIDERATION OF A DEVELOPMENT PERMIT AT 826 ISLAND HIGHWAY WEST- WEMBLEY MALL FILE: 3060-PDP021

RECOMMENDATIONS:

1. THAT the report from the Director of Community Planning dated March 31, 2015, entitled "Consideration of a Development Permit for Lot 1, District Lot 74, Nanoose District, Plan EPP27137 (826 Island Highway West)" be received;

2. THAT Council issue a Development Permit to Parksville Properties Corporation for Lot 1, District Lot 74, Nanoose District, Plan EPP27137 (826 Island Highway West) to facilitate fa\:ade upgrades and landscaping improvements for the original Wembley Mall building, as shown on the attached plans.

3. THAT as a term of permit a landscaping deposit for the purpose of assuring the completion of on-site landscaping be received in the amount of $38,554. 75, in the form of cash or letter of credit, prior to commencement of the work authorized by the Development Permit or the issuance of Building Permit.

BACKGROUND:

The subject property (826 Island Highway West - Wembley Mall) is located within 'Shopping Centre -Development Permit Area (DPA) No. 5,' a designation intended to revitalize and enhance the form and character of the mall site and promote energy and water conservation and reduced GHG emissions. As the property is subject to this designation, a Development Permit is required prior to alteration of land or buildings, unless the proposed works are specifically exempt.

The development permit application proposes to undertake upgrades to the exterior fa\:ade of the entire existing mall building within its existing footprint. The proposed exterior changes, which are under application for development permit, are as result of a reconfiguration of the internal space of the mall. The reconfiguration will see the elimination of the internal mall and its conversion into a plaza with access provided externally through the individual store fronts. As part of the redesign, store fronts are intended to face Island Highway East and Wembley Road.

As well, landscaping improvements are proposed on the Wembley Road side of the building adjacent the off-street parking area.

Some adjustments to the already approved Canadian Tire fa\:ades are proposed as a result of internal layout changes as the stores design has progressed to the Building Permit application stage. Adjustments appear to consist of some changes in doorway locations and some changes in the width and configuration of exterior windows/ glazing and service bay doors.

The proposal has been reviewed by the Parksville Volunteer Fire Department and the City's Engineering Department, Operations Department and the Community Planning and Building Department. The technical review of the proposal is complete and there does not appear to be any technical aspect that would preclude consideration of Development Permit issuance.

The project has been designed by the firms ICR Architecture and Project Consultants Inc. and Mallen Gowing Berzins Architecture Inc. The application has been forwarded directly to Council for consideration of development permit issuance.

CONSIDERATION OF A DEVELOPMENT PERMIT AT 826 ISLAND HIGHWAY WEST - WEMBLEY MALL FILE: 3060-PDP021

OPTIONS:

Council may:

1. Consider issuance of the Development Permit;

2. Deny the Development Permit application.

ANALYSIS:

1. This option will result in a Development Permit being issued to facilitate the exterior fac;:ade upgrades and landscaping improvements as shown in the attached reference drawings.

Staff believe the changes in the main mall building fac;:ade elevation changes and landscaping enhancement appear consistent with the theme presented in recent efforts to update the Wembley Mall property. Adjustments to windows/glazing and service bay doors proposed for the Canadian Tire store appear to staff to have a neutral impact on the overall aesthetic of the fac;:ade elevations.

Staff is of the opinion that the project's Architects have designed a proposal that appears to be in general compliance with the applicable Development Permit guidelines and that it is therefore appropriate for Council to consider permit issuance.

2. Denial of the Development Permit must ultimately be based on the application not meeting the applicable Development Permit guidelines or that insufficient information has been provided for Council to make an informed decision. Steps to address application deficiencies in meeting the guidelines would have to be clearly communicated by Council to the applicant, so that they may be adequately addressed. The Local Government Act does not provide Council with the discretionary ability ultimately to deny Development Permit issuance.

FINANCIAL IMPLICATIONS:

The financial implications are the costs of processing this application which are intended to be covered as part of the application fee.

STRATEGIC PLAN IMPLICATIONS:

Issuance or denial of a development permit must be based upon the guidelines that are relevant to the application. Once Council is satisfied that a proposal has, given its context and particulars, generally met the relevant guidelines the permit must be issued. As permit issuance is ultimately non-discretionary, strategic plan implications are beyond the scope of considerations.

A Sustainable Community Builder Checklist (attached) was completed by the applicant.

CONSIDERATION OF A DEVELOPMENT PERMIT AT 826 ISLAND HIGHWAY WEST - WEMBLEY MALL FILE: 3060-PDP021

REFERENCES:

• Shopping Centre - Development Permit Area No. 5; • Drawing M-DP-01, prepared by ICR Architecture and Project Consultants Inc., Revision 1 dated

March 24, 2015 and titled "Wembley Centre Redevelopment - Key Site Plan"; • Drawing M-DP-02, prepared by ICR Architecture and Project Consultants Inc., Revision 1 dated

March 24, 2015 and titled "Building Elevations"; • Drawing M-DP-03, prepared by ICR Architecture and Project Consultants Inc., Revision 1 dated

March 24, 2015 and titled "Site Plan"; • Drawing DPA-00, prepared by Mallen Gowing Berzins Architectural Incorporated, dated March

23, 2015 and titled "Approved Site Development and Existing Save-On Building"; • Drawing DPA-01, prepared by Mallen Gowing Berzins Architectural Incorporated, dated March

23, 2015 and titled "Proposed Site Plan - Service Centre in Existing Structure"; • Drawing DPA-02 and DPA-03, prepared by Mallen Gowing Berzins Architectural Incorporated,

dated March 23, 2015 and both titled "Elevations"; • Drawing L 1 of 2 - Landscape Tree Plan, prepared by PMG Landscape Architects, dated January

04, 2015; • Drawing L2 of 2 - Landscape Shrub Plan, prepared by PMG Landscape Architects, dated

January 04, 2015; • Lighting specifications - Wembley Mall - building exterior luminaries: Exterior Alteration -

Rough Service Fixture: VGR2C; • Lighting specifications - Wembley Mall - parking area luminaries: Exterior Alteration - Lithonia

KVR2-1 OOOM-SYMDP-347-PT5_DBL-L/LP CSA; • Landscape estimate, dated March 9, 2015 from PMG Landscape Architects

Respectfully submitted,

B. C. RUSSELL

KK/dy Attachments

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CHIEF ADMINISTRATIVE OFFICER'S COMMENTS:

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Wembley Mall - building exterior luminaries

Catalog Number f ~ ;,;e;;;;,a;;/A L/GHT/NG" VGR2C-70M-347·DBLB-ULP CSA -FEATURES & SPECIFICATIONS INTENDED USE - Architectural deep-cast luminaire provides {Jeneral illumination for rough service (vandal resistant) applications. Idea! for interior or exteriorapplications where safety and security are a concern. Certain airborne contaminants can diminish integrity of acrylic. Click here for Acrvljc Environmental Compatibility table for suitable uses ATIRlBUTES -Designed to complement building architecture and to endure extreme environmental conditions and physical abuse. CONSTRUCTION- Bezel -One-piece, marine grade die-castaluminum, !owcoppera!loy {<1 % copper). Encloses lens and secures to housing with stainless steel T orx»T-10 set screws {two included) or optional stainless steel ta mp er -resista ntsc rews ! see 0 ptio ns). Housing· One-piece, marine grade die-castaluminum, low copper alloy (<1 % copper), with post-painted polyester powder coatfi nish. Four hole mounting detail for use directly over outlet box, or conduit entry through three 1/2" threaded openings on side or 3/4" threaded opening on rear surface.

Notes I Type

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Rough Service Fixture

VGR2C

HIGH INTENSITY DISCHARGE

Gasket- Polycarbonate: Perimeter lens gasket is one-piece silicone "O" ring, mechani­cally held in lens channel. Glass: Perimeter lens gasket is closed-eel! silicone. Pad mounting gasket is closed-cell neoprene and seals housing to mounting surface. Gaskets help cushion impact shock.

Round Eyelid Deep Housing

GATEVV'AV Wall Mounted

FINISH -Standard finish is textured polyester powder coat in white, black or bronze. Optional architectural colors available (see Options). OPTICAL SYSTEM- Lens-polycarbonate- Translucent white, injection molded, UV stabilized lens is .125 inch thick. Smooth exterior allows for easy cleaning, and interior pattern diffuses light for even surface illumination. lens-glass-Tempered borosilicate lens, .250 inch thick, has smooth exterior for easy cleaning and textured interior. Reflector-Internal reflector is semi-specular aluminum, with high-reflectance white powder coat perimeter for maximum light output. lamp positioning assures uniform brightness and illumination. ELECTRICAL SYSTEM - Ballast - High Reactance, High Power Factor with starting temperature of-20"F{-29°C), Metal Halide;-40", High Pressure Sodium. Socket- Medium base porcelain with copper alloy, nickel plated screw shell and center contact. UL listed 660W, 600V,4KV pulse rated. Lamp- Lamp included unless specified ULP. INSTALLATION-Unitmaybewall mounted. LISTING~ UL Listed to US and Canadian Safety Standards (see Options). UL listed for 25°C ambient and wet locations. I P65 rated. NOTE: Specifications subject to change without notice.

l--13.T {3481--i ~6.9" {17.5)-i

All dimensions are inches (centimeters).

ORDERING INFORMATION Example: VGR2C 70S 120 DWHG PE LPI Choose the boldface catalog nomenclature that best suits your needs and write it on the appropriate line. Order accessories as separate catalog number.

VGR2C

I Se!ies 11 Wattage I~ VGR2C 50S 50W High Pressure Sodium (blank)

JDS 70W High Pressure Sodium Polycarbonate

"""' 50WMetal Halide1 Borosilicate I JOM 70W Metal Halide 1 glass

lOOM lOOW Metal Halide'

Accessories Order as separate catalog numbers.

RK1 T10DRV Torx TXlO screwdriver, for use with Gate­way set screws.

I Vol!age I 120 208

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NOTES:

PaintFinishes3 Options 11 Standard Textured Colors: Shipped installed in fixture LPI DWHG White Df Double fuse {208, 240)' I DBIB Black I SF Single fuse {120, 277, 347)1

DDBT Dark Bronze EC Enwrgency circuit I lJLP

DNAT Natural Aluminum (Incandescent - 25W Max.-DC Bayonet base)~•

DSST Sandstone NL Night-light (Incandescent -Optional Textured Colors: 7W Max.- Candelabra

base)~!! DBNH Bronze

PE Photoelectric cel!1 OSPD Dark Gray

DRS Quartz restrike system'·1

OSPE Green TRS Tamper-rnsistant scrcws1

OSPF Rust VG RDS Decorative shroud~

DSPG Dark Red CSA Listed and labeled to DSPH Light Red comply with Canadian DSPJ Light Gray Safety Standards

RK1 T20BIT Hex-base driver bit, Torx TX20, for tamper­resistant screws with center reject pin.

Low UV lamp is included and recommended for replacement} T ·20 screws with center reject pin. Multi-tap ballast (120, 208, 240, 277VI. 8 Color will be the same os the bezel.

Lamp included unless l/LP is specified.

lamp9

Lamp included (standard) Less lamp

RK1 T20DRV Torx TX20 screwdriver for use with tamper­resistant screws with center reject pin.

for additional colors. refer to Architectural Paint brochure. Must specify voltage. Not available with TB. 1 O Must specify color (EKamp\e: VG RDS DWHG).

VGRDS XXXX Decorative shroudio

Outdoor and Special Environments

Maximum wonage lamp provided. 120V only.

Sheet#: VGR2CH 0 BM-2025

VGR2C Rough Service Wall-Mounted Fixture, HID VGR2C 70M 120 (WALL). MP70/U/MED lamp, 1.4 s/mh, 5200 rated lumens, test no. LTL7699

Distribution data Output data Angle cp. lurnens Zone Lunrnns

0' 77 0 0°- 30° 81 5' 76 7 0°- 40° 159 15' 87 25 0°- 60° 408 25' 105 49 0°- 90° 918 35' 125 78 90'-180° 561 105° 45' 142 110 0'-180' 1478

95' 55' 155 139 * Fixture efficiency 90' 65' 163 162

85° 75' 165 174 150 75°

85° 160 174 90' 155 0

300 95' 148 161 105' 130 137 115' 108 107

15° 30° 125' 85 76 135' 61 47 145° 37 23 155' 17 8 165° 4 1

'fl:iacing criterion: 1.4 175° 0 0 pacing to mounting height: 1.4 180° 0 0

Tested to current IES and NEMA standards under stabilized laboratory conditions. Various operating factors can cause differences between laboratory data and actual field measurements. Dimensions and specificaticns on this sheet are based on the most current available data and are subject to change without notice.

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17.6 10.8

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Sheet#: VGR2CH_O ©2000 Acuity Brands Lighting, Inc., All rights reserved, Rev. 10/29/09

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VGRZC 70MH WALL MOUNT !in feet) HORIZONTAL PLANE ISOCANDLE LINE

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18 FT. SHOWN)

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Lithonia Lighting Rough Service

10 1.3 .65 .32 .16

One Lithonia Way, Conyers, GA 30012 Phone: 770-922-9000 Fa:-:: 770-981-8141 www.lithonia.com

Wembley Mall - parking area luminaries -Exterior alterations

TYPE AA[347] LITHONIA KVR2-1OOOM-SYMDL-347-PT5-DBL-L/LP CSA

KVR Intended Use For streets, parking lots and sur1ounding areas.

Construction Housing: Cylindrically shJped, rugged, heavy-gauge, spun alu­minum housing. Fully gasketed forwNthe1tight integrity.

Finish: Dark bronze polyester powder finish standard. Optional linear embossed accent reveals are available. Arm-mounted KVR2 standard doorframe is natural aluminum (OllA). Additional ard1itectural colors available; see www.lithonia.com/archcolors.

30 foot high pole

Optics KVR vertical-lamp reflectors are one-piece spun and formed around anodized alu­minum. KVR horizontal-lamp hydroformed and segmented reflectors also available. KVR reflettors are rotatable and interchangeable.

Lens: lmpact-resi>tant, clear, 3/16" thick, tempered drop or flatlens.

Electrical Electrical (omponents mounted to heavy-gauge plate to maximize heat dissipation and structural integrity. Ballast: AU ballast> are 100% factory tested.

High reactance, high power factor for lSOW and below. Constant wattage autotrans· former 175W and above. MH: Super CWA Pulse Start hallasts, 88% effic!ent and EISA legislation compliant, are required for 151-450W (must order SOVA option) for U.S. shipments only. CSA, NOM or llHL required for probe start shipments outside the U.S. Compact fluorescent uses an electronic high·frequency ballast.

High-frequency generator for induction.

Socket: Mogul-base porcelain socket forKVR2 (lOOOS is SK

pulse rated), medium base forKVRl wi!h copper alloy, ni<ke!·plated screw shell and center contact. UL Listed 1500W-600V, 4KV pulse rated. LPI is standMd3SK forCfl.

Installation Mounting: Extiuded·alu· minum contoured arm with integral splice compartment for wall or pole mounting is shipped In fixture carton. Op­tional mountings available.

listings UL listed (standard). CSA Certified (seeOpt!ons). UL Listed for 2scc ambient and wet locations.

Forshortestlead Um es, confi ure roducts usrn bolded o tions. Example: KVR2 250M SYMDL 120 SCWA RPD09 LP! Distributlon1

·' j Volta~e Ballast j Mounting ? >}

250M l M<UlJlili!k ! l illd!llkl

2/26TRT H!l:cium!allillllll i !illlillilamJ.l 120 i 48011

ii 5YM Symmetric If 208" 1 TBu

(blank) Magnetic Arm moun!inq'6

2/32TRT Rl Type II roadway ballast SPD09 9" arm for square pole 50MHCI·' 42TRT Rl Type Ill asymmetric ASY Asymmetric 240u 1 230SOHZ'i CWI Con;tant

wattage RPD09 9'' arm forround pole

100S

1505

2505

57TRT SRl Type II segmented l VFA Vertical FT, [ 277 ! MVOLT'1

f automotive'·: [Q£] TVOLT1s W8009 9" arm for wall iso!ated'l

j 400S 10005)

70TRT lfil!.tilli!!a.l SSIL

85!L

SRl

SR4SC

SR4W

Type Ill segmented Type IV segmented, FT, sharp cutoff Type !V segm, FT,

!loL Drop Lens . .

wide'·)

SCWA SuperCWA WWD09 9'' arm for wood pole ballast or wall

SPD12 12"' arm for square pole

RPD12 12" arm for round pole

.......................................................................... ······rFi-~i~h ... ; lamped !

Shjps jmtal!ed KW4 KiloWatch 277V control relaylV WBD12 12" arm for wall Sf Single fuse, 120V, 277V, 347V TLS Tool-less access

WWD12 12'' arm for wood pole or wall

Of Double fuse, 208V, 240V, 480V EHS External house-side shield

EC Emergencycircuit11 EHSB External house·side shie!d black

Post-topmouo!ing QRS Quartz restrike system11 CSA Meets Canadian standards

QR STD ORS time delay11 NOM Meets Mexican standards (consult factory) PT4 Post top, 4" OD open· top pole PE Photoelectric cell - button type12 !NTL Available forMH probe start shipping outside the U.S.

PT5 Post Top, 5"00 Open~Top Pole

NEMA twist-lock receptacle only'i Shjos separntely1'

KiloWatch 120V control relaf0 PE1 NEMA twist-lock PE (\20V-240V)

•II I ' For additional product information, vi1it www.lithonia.com.

KVRl 2/26DTT, 2/26TRT, SYMOL,SYMFL, ASYDL, 2/32TRf ASYFL SR3DL SR3Fl

KVRl snRT 70TRT ~ SR2Dl, SR30l, SR4SC0l, ' SRSSOl

KVRl

KVRl

KVR2

KVR2

1 42TRT,SOM, SOMH(, i SYMDl, SYMFL, ASYDL, [ 705, 70M, 70MHC, JOOS, j ASYfl, SR20l, SRlfl, . lOOM, lOOMHC, lSOS, i SR3DL, SR3Fl, SR45CDL,

lSOM 150MHC 175M i SR4SCFt SRSDl SRSFL

17SM SCWA, 200M

17SM, 250$, 250M, 320M, 3SOM, 400$,

400M

SYMOL, SYMFL, ASYDL, ASYfL

j SY MOL, SYMFL, ASYDL, j ASYFL, VFADL, VFAFL, i R2DL, R2FL, R3Dl, R3H, j SR2FL, SR3FL, SR4SCfl, ! SR4WFL

lO-OOM, lOOOS ~YMFL, ASYDl, : ASYFL

~ J:/THON/A LIGHT/NG'

Drawings are for dim~n1ional detail only ~nd may not 1epresent actual medianlcal configurallon. Dimensions are shown Jn inches (centimeters) unless 01herwi1c noted.

KVRl KVR2

EPA arm: 1.0 ft' {D.09 m1) 2.1 ft1 (0.20 m1)

EPA PT: 1.2ft1(0.11 ml) 2.5 ft1 (0.23 m1)

Diameter: 17 (43.l) 26 (66.0) Flat lens height: 9-1/4 (23.5) 14 (35.6)

Drop lens height: 10 (25.4) 17 (43.2) PT overall l1eight: 18- 3/4 (47.6) 23-1/2159.7)

Weight 35 lbs (15.9 kg) 56 lbs (25 kg}

PE3 NEMA twist·lockl (blank) Dark bronze{std.) LPI Lamp ! included i PE (347V) ; IDBL Bia<k I

PE4 NEMA twist-locki OGC Charcoal gray ' ~ [/(p PE (480V) .

PE7 NEMAtwist-tocki OMB PE (277V) . DNA

SC Shorting cap for i DWH PERoption · CR

VG Vandal guardn ! CRT

Notes 1 Spe<ifylamptypeanddi1tribu1ion.

Se>! Configur.11ioni table. Not av.iilablewi1h SC.VA. Drop lensu1esstandMd !:25 l~nip. flat lens use11~du<ed ja(ket lamp. Not av.iilablein480V.

Medium bronze Natural aluminum

White Enhanced corrosion resistance

Non-stick protective f coating {black) ·

14 Mulli·voltelectroni<balla1t(compact fluoremnt onM cap.ible of ope1ating on any line1'0ltagebetwe{?11120V and 277V.

KVR1175M SCWJ\ and 200M SCWJ\ are only available with A.W 01 SYM.

15 Trl·volt elwronicballast{lndu(1ion only) capableof operotin9 any line voltage between lOOV and 177V.

16 Use 12" Mm when mounting two lumin.iiresat9'0'. Mu1t beorderedwilh SC.VA.

Must use reduced j~cket!amp. llotappli(.ibfewithULP. IX!1ig11at~Ol {drop ltns)offl (fiat lens) after di1tribution {e.g .• SR2fl). KVR2 with 5R2, SRl, SR4SC, SR11'1 only avaUable wi!h flat ltnt

10 tlotavai\ablewithKVR1. 11 Must1pecifyCWlforull'in(anada. 11 Optional multl·tap balla;t (llOV,

208V, 210V, 271V). lnCanada llOV. 277V, 347V;1hips a; 120V/l47V.

13 Con;ult fa(tory for availab!e watt~ge1.

17 Ma~irnumcllowahlewattagelamp Included.

18 llotavailahle 347, 180,orTS. Only available with KVRL

19 Only available KVR2. Phototellnot induded.

lO Availablewithl00,\\.400MSCWA: iYM, ASorVfA; 2SOS or400S: all distributions.

21 May be ordered a;anacces1ory. 22 Prefix with fixture name arnl s!ze

(e.g., KVRJVG).

1-800-279-8041 I www.!ithonia.com PSGlO

March 9, 2015

ICR Projects Inc. Parksville Properties Corp. #2088 -- 1177 W. Hastings St. Vancouver, BC V6E 2K3

lmariotto@icrprojets.com

Attention Mr. Leo Mariotto

Re: PMG File No.: 15-020 Wembley Mall -- 826 W. Island Hwy, Parksville

The following cost estimate for bonding purposes was based on our Landscape Plans dated 4 January, 2015.

Size Approximate Unit Price Total Price Quantity

1 Earthwork:

Topsoil (cost per m3) 149 $ 35.00 5,215.00

2 Irrigation lumP sum I 1 I $ 7,500.00 I 7,500.00

3 Lawn (cost per m2)

Sodded I 1335 1$ 9.25 12,348.75

4 Plant Material: a) Trees 1 deciduous trees 6cm cal. 20 $ 180.00 3 600.00 2 coniferous trees 2.5 m ht. 2 $ 65.00 130.00 b Shrubs I Groundcovers 1 Small shrubs #1 POI 266 $ 5.00 1,330.00 2 Medium shrubs #2 POI 344 $ 10.00 3,440.00 b) Installation 50% 4,250.00

5 Mulch (cost per m3)

Bark mulch 19 $ 39.00 741.00

6 Totals Total for 1 5,215.00 Total for 2 7,500.00 Total for 3 12,348.75 Total for 4 12,750.00 Total for 5 741.00 TOTAL $ 38.554.75

Please note that this is only an estimate, and is subject to change due to economic conditions,

Suite C100 • 4185 Still Creek Drive, Burnaby, British Columbia, V5C 6G9 - ph. (604) 294·0011 - fx. (604) 294·0022 Page1

availability of materials, and actual site conditions at the time of construction.

Yours truly,

Gaelan L. Griffiths PMG Landscape Architects Ltd.

Reviewed By: Marv Chan Yip

Suite C100 -4185 Still Creek Drive, Burnaby, British Columbia, V5C 6G9 - ph. (604) 294-0011 - fx. (604) 294-0022 Page2