partial ocp amendment residential rezoning from ra and a-1 to … · 2017-03-31 · the planning...

City of Surrey PLANNING & DEVELOPMENT REPORT

File: 7915-0255-00

Planning Report Date: April 3, 2017

PROPOSAL:

• Partial OCP Amendment from Urban to Multiple Residential

• Rezoning from RA and A-1 to CD (based on RM-70) and RF-13

• Development Permit

to permit the development of approximately 177 apartment units and 4 single family small lots.

LOCATION: 3488, 3494, 3506, and 3516 - King George Boulevard; 3545 and 3562 - 146A Street; 14600 - McDougall Drive; and 14634 - Winter Crescent

OWNER: Quadra Holdings 2007 Ltd. and Quadra Enterprises Ltd.

ZONING: A-1 & RA

OCP DESIGNATION: Urban

LAP DESIGNATION: Single Family Clustering 8 upa and 15-metre Landscape Buffer

Staff Report to Council File: 7915-0255-00

Planning & Development Report

RECOMMENDATION SUMMARY • By-law Introduction and set date for Public Hearing for:

o OCP Amendment; and o Rezoning.

• Approval to draft Development Permit. DEVIATION FROM PLANS, POLICIES OR REGULATIONS • The applicant is proposing to amend the Official Community Plan (OCP) designation from

Urban to Multiple Residential for a portion of the site and to amend the King George Highway Corridor Local Area Plan (LAP) from Single Family Clustering 8 upa and 15-metre Landscape Buffer to Apartments and Single Family Residential.

RATIONALE OF RECOMMENDATION • The proposed OCP and LAP amendments have been requested in order to achieve the

proposed apartment building form and project density. • The proposal supports the existing Frequent Transit Network (FTN) service on King George

Boulevard, and future B-line service as identified in the Mayor’s Council Transit Plan and potential Rapid Transit on King George Boulevard.

• The land use designation for the subject site was developed 22 years ago as part of the King

George Highway Corridor LAP in 1995. Over the past 22 years, the development trend and market affordability has moved away from lower density/ larger unit sizes towards a higher density/ smaller unit size form of development. As such, the proposed development responds to today’s market and helps to diversify housing choice in the neighbourhood.

• The proposed apartment site plan has been designed to provide significant tree retention on

the site, by proposing a two-level underground parkade, and employing shot-crete in the building excavation during construction. Both of these factors help to substantially reduce the footprint of the buildings and area of excavation, resulting in greater on-site tree retention.

• The proposed amendment is consistent with the recently approved 4-storey apartment

building located north of the subject site across McDougall Drive (Development Application No. 7911-0165-00 was approved in July 2015).

• Taking into consideration the City’s sustainability objectives to increase density and housing

choice in close proximity to existing Frequent Transit Network (FTN) routes and potential Rapid Transit, and the level of tree retention, the proposed amendments to the OCP and LAP can be supported.



RECOMMENDATION The Planning & Development Department recommends that: 1. a By-law be introduced to amend the Official Community Plan (OCP) to redesignate the

properties at 14600 - McDougall Drive, 14634 - Winter Crescent, 3545 – 146A Street and 3488, 3494, 3506, and 3516 - King George Boulevard in Development Application No. 7915-0255-00 from Urban to Multiple Residential, and a date for Public Hearing be set.

2. Council determine the opportunities for consultation with persons, organizations and

authorities that are considered to be affected by the proposed amendment to the Official Community Plan, as described in the Report, to be appropriate to meet the requirement of Section 475 of the Local Government Act.

3. a By-law be introduced to rezone the properties at 14600 - McDougall Drive and 3488,

3494, 3506, and 3516 - King George Boulevard from "One-Acre Residential Zone (RA)" and the properties at 14634 - Winter Crescent Drive and 3545 – 146A Street from "General Agriculture Zone (A-1)" to "Comprehensive Development Zone (CD)" and a date be set for Public Hearing.

4. a By-law be introduced to rezone the parcel at 3562 – 146A Street from "General

Agriculture Zone (A-1)" to "Single Family Residential 13 Zone (RF-13)" and a date be set for Public Hearing.

5. Council authorize staff to draft Development Permit No. 7915-0255-00 generally in

accordance with the attached drawings (Appendix II). 6. Council instruct staff to resolve the following issues prior to final adoption:

(a) ensure that all engineering requirements and issues including restrictive covenants, dedications, and rights-of-way where necessary, are addressed to the satisfaction of the General Manager, Engineering;

(b) submission of a subdivision layout to the satisfaction of the Approving Officer; (c) approval from the Ministry of Transportation & Infrastructure; (d) submission of a finalized tree survey and a statement regarding tree preservation

to the satisfaction of the City Landscape Architect; (e) submission of a landscaping plan and landscaping cost estimate to the

specifications and satisfaction of the Planning and Development Department; (f) the applicant address the concern that the development will place additional

pressure on existing park facilities to the satisfaction of the General Manager, Parks, Recreation and Culture;

(g) demolition of existing buildings and structures to the satisfaction of the Planning

and Development Department;



(h) provision of a community benefit to satisfy the OCP Amendment policy for OCP Amendment applications;

(i) submission of an acoustical report for the units adjacent to King George Boulevard

and registration of a Section 219 Restrictive Covenant to ensure implementation of noise mitigation measures;

(j) registration of a Section 219 Restrictive Covenant to adequately address the City’s

needs with respect to public art, to the satisfaction of the General Manager Parks, Recreation and Culture; and

(k) the applicant satisfy the deficiency in tree replacement on the site, to the

satisfaction of the Planning and Development Department. 7. Council pass a resolution to amend the King George Highway Corridor Local Area Plan

(LAP) to redesignate the properties at 14600 - McDougall Drive, 14634 - Winter Crescent, 3545 – 146A Street and 3488, 3494, 3506, and 3516 - King George Boulevard from Single Family Clustering 8 upa and 15-metre Landscape Buffer to Apartments, and to amend the property at 3562 – 146A Street from Single Family Clustering 8 upa to Single Family Small Lots when the project is considered for final adoption.

REFERRALS Engineering: The Engineering Department has no objection to the project

subject to the completion of Engineering servicing requirements as outlined in Appendix III.

School District: Projected number of students from this development: 20 students at Semiahmoo Trail Elementary School 9 students at Semiahmoo Secondary School (Appendix IV) The applicant has advised that the dwelling units in this project are expected to be constructed and ready for occupancy by August 2019.

Parks, Recreation & Culture:

Parks has some concerns about the pressure this project will place on existing Parks, Recreation and Culture facilities in the neighbourhood. The applicant has come to an agreement with Parks to provide a contribution to allay this concern.

Ministry of Transportation & Infrastructure (MOTI):

No concerns.

Surrey Fire Department: The proposed apartment building will need to conform to the requirements as stipulated in E-COMM By-law No. 15740.



SITE CHARACTERISTICS Existing Land Use: Single family residential dwellings proposed to be demolished. Adjacent Area:

Direction Existing Use OCP/LAP Designation

Existing Zone

North (Across McDougall Drive): North (Across Winter Crescent):

A commercial business and a 4-storey apartment building under construction. Single family small lots.

Commercial and Multiple Residential/ Commercial and Apartments Urban/ Clustering at Urban Single Family Density (8 upa)

C-8 and CD (By-law No. 18268) CD (By-law No. 15998)

East and South:

Single family residential and RV park. The RV park is under application for townhouses (File No. 7915-0322-00; pre-Council).

Urban/ Clustering at Urban Single Family Density (8 upa) and 15-metre Landscape Buffer

A-1, RA and CTA

West (Across King George Boulevard):

Gas station and church. Urban/ Commercial and Institutional

CD (By-law No. 13087) and PA-2

JUSTIFICATION FOR PLAN AMENDMENT • The site is designated Urban in the Official Community Plan (OCP) and Single Family

Clustering 8 upa and 15-metre Landscape Buffer in the King George Highway Corridor Local Area Plan (LAP). The applicant is proposing an OCP amendment from Urban to Multiple Residential and an LAP amendment from Single Family Clustering 8 upa and 15-metre Landscape Buffer to Apartment for the proposed apartment portion of the site. An LAP amendment from Single Family Clustering 8 upa to Single Family Small Lots is proposed for the proposed single family portion of the site.

• The proposed OCP and LAP amendments have been requested in order to achieve the proposed apartment building form and project density.

• The proposal supports the existing Frequent Transit Network (FTN) service on King George Boulevard, and future B-line service as identified in the Mayor’s Council Transit Plan and potential Rapid Transit on King George Boulevard.



• The land use designation for the subject site was developed 22 years ago as part of the King

George Highway Corridor LAP in 1995. Over the past 22 years, the development trend and market affordability has moved away from lower density/ larger unit sizes towards a higher density/ smaller unit size form of development. As such, the proposed development responds to today’s market and helps to diversify housing choice in the neighbourhood.

• The proposed apartment site plan has been designed to provide significant tree retention on the site, by proposing a two-level underground parkade, and employing shot-crete in the building excavation during construction. Both of these factors help to substantially reduce the footprint of the buildings and area of excavation, resulting in greater on-site tree retention.

• The proposed amendment is consistent with the recently approved 4-storey apartment

building located north of the subject site across McDougall Drive (Development Application No. 7911-0165-00 was approved in July 2015).

• In connection with the proposed OCP amendment, the applicant has committed to providing a community benefit to the City on a per unit basis. Specifically, the applicant has agreed to provide a community benefit contribution for the proposed 177 apartment units in the amount of $1,200 per unit, for a total of $212,400, prior to Final Adoption.

• In connection with the proposed LAP amendment and to mitigate any impact that the additional density may have on Parks, Recreation & Culture facilities, the applicant has come to an agreement with the Parks, Recreation & Culture Department to provide a contribution for the proposed 177 apartment units in the amount of $750 per unit, for a total of $132,750, prior to Final Adoption.

• Taking into consideration the City’s sustainability objectives to increase density and housing choice in close proximity to existing Frequent Transit Network (FTN) routes and potential Rapid Transit, the level of tree retention and the applicant’s proposed community benefit contribution, the proposed amendments to the OCP and LAP can be supported.

PUBLIC CONSULTATION PROCESS FOR OCP AMENDMENT Pursuant to Section 475 of the Local Government Act, it was determined that it was not necessary to consult with any persons, organizations or authorities with respect to the proposed OCP amendment, other than those contacted as part of the pre-notification process. DEVELOPMENT CONSIDERATIONS Site Context • The 1.56-hectare (3.8-acre) subject site consists of 8 parcels located at the intersection of King

George Boulevard and McDougall Drive. The site is heavily treed.



• The site is currently designated Urban in the Official Community Plan (OCP) and Single

Family Clustering 8 upa and 15-metre Landscape Buffer in the King George Highway Corridor Local Area Plan (LAP). Five of the parcels are zoned "One-Acre Residential Zone (RA)" and three of the parcels are zoned "General Agriculture Zone (A-1)".

• The site is bordered by single family residential to the east and an RV park to the south. The

RV park is under application for townhouses (Development Application No. 7915-0322-00, which is pre-Council). To the north, across McDougall Drive and Winter Crescent, there is a commercial business, an apartment site approved for a 4-storey apartment, and single family residential. Across King George Boulevard the site interfaces with a gas station and a church.

Proposed Development • The applicant is proposing:

o the above-described OCP and LAP amendments; o to rezone the site from RA and A-1 to:

"Comprehensive Development Zone (CD)" based on "Multiple Residential 70 Zone (RM-70)" for the apartment portion; and

"Single Family Residential 13 Zone (RF-13)" for the single family portion; and o a Development Permit to allow the development of approximately 177 apartment

units. • The applicant is proposing a consolidation for the proposed apartment site and a 4-lot

subdivision on the proposed single family portion (3562 – 146A Street).

Single Family Portion of Site

• The applicant is proposing to rezone the parcel at 3562 – 146A Street from A-1 to RF-13 to allow for subdivision into 4 single family small lots (Appendix II). The proposed RF-13 lots meet the minimum lot width, depth and area requirements of the Zoning By-law.

• The applicant is proposing to provide a 6-metre (20-ft.) wide east-west lane south of proposed Lot 4, to provide lane access for the properties to the east of the subject site (14670 and 14684 - Winter Crescent), to facilitate a future subdivision similar to the existing lots on the north side of Winter Crescent.

• The applicant has retained Michael Tynan of Tynan Consulting Ltd. as the Design Consultant.

The Design Consultant has proposed a set of building design guidelines. New homes will be constructed either with the typical designs common throughout Surrey. Vinyl is not permitted as a cladding material. Cedar shingles, concrete roof tiles in a shake profile, asphalt shingles in a "shake profile" only, environmentally sustainable roof products, roll roofing, or metal roofing on feature roofs only, are permitted as roofing materials.

• A preliminary lot grading plan has been prepared by H.Y. Engineering Ltd. and has been

reviewed by staff and is sufficient to proceed. The plan shows areas with fill greater than 0.5 metres (1.6 feet) on the proposed site. These areas are minimal and are necessary to accommodate in-ground basements and to facilitate proper lot drainage.



Apartment Portion of Site

• On the portion of the site adjacent to King George Boulevard, the applicant is proposing a

1.34-hectare (3.31-acre) apartment site with three 5-storey apartment buildings, containing approximately 177 units.

• The applicant proposes a total floor area of approximately 22,963 square metres (247,170 sq.ft.) representing a floor area ratio (FAR) of 1.71.

• The applicant is proposing a CD Zone for the apartment portion of the site, based on the RM-

70 Zone. The table below outlines the differences between the RM-70 Zone and the proposed CD Zone:

RM-70 Zone Proposed CD Zone Maximum Floor Area Ratio (FAR)

1.50 1.72

Maximum Lot Coverage 33% 37% Setbacks 7.5m (25 ft.) from all

property lines. West yard (King George Boulevard) – 5.5m (15 ft.); South yard – 7.5m (25 ft.); East yard – 5.3m (17 ft.); North yard (McDougall Drive) – 6.0m (20 ft.)

Principal Building Height 50m (164 ft.) 21.0m (69 ft.) Minimum Parcel Size 2,000 sq.m. (0.5 acres) 4,000 sq.m. (0.99 acres)

• The CD Zone proposes a higher floor area ratio (FAR) at 1.72 versus the 1.5 FAR permitted by

the RM-70 Zone. The proposed FAR increase reflects the applicant’s proposal to enclose the balconies with glass solariums. The FAR, not including the enclosed balcony space, is 1.5.

• The Multiple Residential designation of the Official Community Plan (OCP) permits an FAR of 1.5, with a provision for permitting a higher FAR if the applicant provides sufficient community benefit. As part of this development proposal, the applicant has agreed to provide a community benefit contribution in the amount of $1,200 per apartment unit, for a total of $212,400.

• The proposed lot coverage of 37% is slightly higher than the maximum 33% lot coverage permitted in the RM-70 Zone. The CD Zone proposes a decrease in the maximum principal building height from 50.0 metres (164 ft.) to 21.0 metres (69 ft.). The applicant is proposing a 5-storey building form.

• The proposed setback relaxations bring the building closer to the street to allow for a better

street presence and surveillance of the public realm, while still providing sufficient landscaping and tree retention between the public and private realms.



DESIGN PROPOSAL AND REVIEW FOR APARTMENT SITE Building and Site Design

• The proposal is for three 5-storey apartment buildings with a total of approximately 177 units,

and 22,963 square metres (247,170 sq.ft.) of floor area. Of the approximately 177 units, 23 units are proposed as 1-bedroom units, 122 units as 2-bedroom units and 32 units as 3-bedroom units. The applicant is proposing to provide 40 adaptable units (23% of units).

• The proposed apartment building density and massing is appropriate given the site’s location along King George Boulevard, which has Frequent Transit Network service and is identified for future B-line service in the Mayor’s Council Transit Plan and potential Rapid Transit in the future.

• The proposed development is sensitive to its context within the neighbourhood. The

apartment site is bordered by a major arterial road (King George Boulevard) to the west, by a proposed townhouse development (Application No. 7915-0322-00) to the south and east, and a 4-storey apartment site and commercial building to the northwest across McDougall Drive. There are existing single family residences located across Winter Crescent. In this location, larger building setbacks are proposed, ranging from 9 metres (30 feet) to 14 metres (46 feet). These increased setbacks allow for tree retention, which will provide natural screening along this northern interface. In addition, due the alignment of Winter Crescent and McDougall Drive in this location, there is also a larger than typical boulevard area between the subject site and the paved portion of Winter Crescent, which serves to provide additional separation between the proposed apartment and the existing single family residences to the north.

• The proposed site plan was developed to provide a high degree of tree retention on the site.

The applicant is proposing to retain approximately 10 trees in the north portion of the property along McDougall Drive and Winter Crescent, approximately 32 trees in the interior of the site between the buildings and approximately 13 trees in the southwest portion of the site. The proposed level of tree retention is achieved in two ways. Firstly, the applicant is proposing two separate (non-connected) 2-level underground parkade structures. By using two levels of underground parking, the parkade footprint is substantially reduced from the footprint that would be needed for a one-level parkade. Secondly, the applicant proposes to use shot-crete during the construction stage. While use of shot-crete is more costly, it allows for steeper side slopes for the excavation of buildings, which results in a smaller excavation footprint and greater tree retention on the site.

• The buildings are proposed as articulated buildings with street presence on King George

Boulevard, McDougall Drive, Winter Crescent and 146A Street. The buildings’ orientation to the street promotes "eyes on the street" and casual surveillance of the public realm. The main entrance for each building is accentuated with a 2-storey glazed element and a canopy projection.



• The applicant is also proposing to enclose the balconies with glass solariums. This design

feature, which includes retractable glass so that the balcony can be opened up in warmer weather, has proven popular in the other projects that the applicant has completed in the Lower Mainland. Enclosing the balcony space increases the floor area of the building as what is typically open balcony space is now proposed to be enclosed. To accommodate this, the applicant is proposing an increase in the floor area ratio (FAR) from 1.5 to 1.72. The floor area above the 1.5 FAR is attributable to the proposed enclosed balconies.

• High quality building materials are proposed. Building materials and colours include hardipanels (beige, gray tones, brown), hardieplank siding (taupe, blue, gray), and cultured stone (brown). The roof is proposed to be clad in black asphalt shingles and will include gables and sloped roofs.

Access, Pedestrian Circulation and Parking

• All of the parking for the apartment is proposed to be provided underground. Vehicular

access to the underground parkades is proposed from McDougall Drive and 146A Street. A security gate provides access to each parkade.

• Pedestrian connections are proposed from the main lobbies of the three buildings to the adjacent sidewalks. A meandering pathway system is proposed in the large outdoor amenity space area, with linkages to King George Boulevard and 146A Street. This will facilitate pedestrian access to the bus stop on King George Boulevard at the southern corner of the site.

• The applicant is proposing to provide 360 resident parking spaces and 36 visitor parking

spaces, which substantially exceeds the Zoning By-law minimum parking requirements of 261 resident parking spaces and 35 visitor parking spaces.

Amenity Space • The Zoning By-law requires 531 square metres (5,715 sq. ft.) of both indoor and outdoor

amenity space be provided for this project, based on 3 square metres (32 sq. ft.) per dwelling unit.

• The applicant is proposing 617 square metres (6,640 sq. ft.) of indoor amenity space, which exceeds the requirements in the Zoning By-Law. Each building has proposed indoor amenity space as follows:

o Building A has a ground floor media room, a ground floor two-bedroom guest suite room and also a second floor fireside lounge room with kitchen facilities;

o Building B has a large ground floor room that can be separated into two rooms through retractable panels. One portion of the room is a meeting space with kitchen facilities and the other portion of the room I and indoor playroom with a play station. The outdoor amenity room has direct access to the outdoor amenity area; and

o Building C has a ground floor exercise room, with direct access to the outdoor amenity area.



• The applicant is proposing to provide a 4,258-square metre (1.05-acre) outdoor amenity space

which substantially exceeds the requirements in the Zoning By-law. The applicant is retaining approximately 45 trees in this large outdoor area, which will provide the space with a natural forested environment. Pedestrian walkways are proposed in this area, and will link the various active parts of the outdoor amenity area. Active uses in the outdoor amenity area include: fitness stations, children’s play area, outdoor chess set, a putting green and outdoor lawn areas for bocce and croquet.

Landscaping

• Landscaping plans have been received and found to be generally acceptable. The landscaping

includes a mix of retained trees, 91 new trees (Maples, Katsura, Dogwoods, Spruce and Ash), shrubs, ground cover and lawn areas. Decorative paving is proposed at the two vehicular entrances to the site to enhance the vehicular entry ways.

• A pedestrian plaza is proposed at the intersection of King George Boulevard and McDougall Drive. The plaza contains decorative paving, seating areas and a low decorative wall.

• Low (0.9-metre/ 3-feet) aluminum picket fencing is proposed along the street elevations, with higher (1.2-metre/ 4-feet) wooden privacy fencing between unit patios and a 1.8-metre (6-feet) high wood fence proposed along the southerly property line.

ADVISORY DESIGN PANEL The apartment portion of the project was referred to the Advisory Design Panel (ADP) on January 26, 2017 (Appendix VI). The ADP comments and suggestions have been satisfactorily addressed. TREES • Trevor Cox, ISA Certified Arborist of Diamond Head Consulting Ltd. prepared an Arborist

Assessment for the subject property. The table below provides a summary of the tree retention and removal by tree species: Table 1: Summary of Tree Preservation by Tree Species:

Tree Species Existing Remove Retain

Deciduous Trees (excluding Alder and Cottonwood Trees)

Apple 3 3 0 Bigleaf Maple 6 5 1 Cherry/Plum 8 8 0

Horsechestnut 1 1 0 Lombardy Poplar 2 0 2



Tree Species Existing Remove Retain

Coniferous Trees Cypress 2 2 0

Douglas-fir 98 65 33 Grand Fir 3 3 0

Sitka Spruce 2 2 0 Western Hemlock 1 1 0 Western Redcedar 89 70 19

Total (excluding Alder and Cottonwood Trees) 215 160 55

Total Replacement Trees Proposed (excluding Boulevard Street Trees) 91

Total Retained and Replacement Trees 146

Contribution to the Green City Fund $91,600

• The Arborist Assessment states that there are a total of 215 protected trees on the site. There

are no Alder and Cottonwood trees on the site. It was determined that 55 mature trees can be retained as part of this development proposal. The proposed tree retention was assessed taking into consideration the location of services, building and underground parking footprints, road dedication and proposed lot grading.

• The proposed alignment of the sidewalk on McDougall Drive will be altered in order to maximize tree preservation in the road allowance.

• For those trees that cannot be retained, the applicant will be required to plant trees on a 2 to 1 replacement ratio. This will require a total of 320 replacement trees on the site. Since only 91 replacement trees can be accommodated on the site , the deficit of 229 replacement trees will require a cash-in-lieu payment of $91,600, representing $400 per tree, to the Green City Fund, in accordance with the City’s Tree Protection By-law.

• The new trees on the site will consist of a variety of trees including Maples, Katsura,

Dogwoods, Spruce and Ash. • In summary, a total of 146 trees are proposed to be retained or replaced on the site with a

contribution of $91,600 to the Green City Fund.



PRE-NOTIFICATION Pre-notification letters were sent on July 18, 2016 and staff received phone calls from 3 individuals and email correspondence from 5 individuals. One (1) emailer had general questions about the proposal and expressed no concerns. Concerns expressed include:

• traffic – concerns that adding more people to the area will increase traffic;

(The site is located along a major arterial (King George Boulevard) which is also a Frequent Transit Network (FTN) route.)

• parking – concerns that adding more people to the area will increase on-street parking issues;

(The Zoning By-law requires the applicant to provide 296 parking spaces and the applicant is proposing to provide 396 parking spaces in a 2-level underground parkade. In addition, through the servicing requirements, new on-street parking spaces will be provided on McDougall Drive and 146A Street.)

• density/height – concerns that the proposed apartment buildings are too dense and too tall;

(Given the site’s location on a major arterial (King George Boulevard) which is also a Frequent Transit Network (FTN) route, and the long term plans to extend rapid transit along King George Boulevard to Semiahmoo Town Centre, the proposed density is appropriate to support transit. The applicant has prepared a shadow analysis (Appendix II) that demonstrates that there will be minimal overshadowing of neighbouring properties. In addition, in terms of area context, a four-storey apartment was recently (July 2015) approved north of the site.)

• tree loss; and

(The proposal retains approximately 55 mature trees and is providing a substantial (4,258-square metre/ 1.05-acre) outdoor amenity green space. The applicant is proposing two separate (non-connected) 2-level underground parkade structures, using shot-crete walls during the construction phase, which allows for large tree retention areas.)

• impact to neighbouring properties to the east of 3562 – 146A Street.

(The applicant’s shadow analysis (Appendix II) demonstrates that the properties to the east will not be overshadowed by the proposed development. The applicant has also provided a 6-metre (20-ft.) wide east-west lane south of proposed Lot 4, to provide lane access for the properties to the east of the subject site (14670 and 14684 Winter Crescent) which will help facilitate future subdivision of their properties, similar to the subdivision pattern on the north side of Winter Crescent.)



The applicant held a Public Information (PIM) meeting on September 20, 2016 at Elgin Hall from 5 pm to 7 pm. A total of 10 residents signed in, of which 5 submitted comment sheets. Comments provided include: • the development should be denser as it’s located on a transit corridor; • the design looks good; • the roof design should be enhanced; • provision of on-street parking would be beneficial; • the design is poor and is not suitable for the neighbourhood. Tree retention should be

improved.

(The roof design and building design were enhanced after the PIM, and were reviewed and supported at the Advisory Design Panel (Appendix VI). On-street parking will be provided on McDougall Drive and 146A Street. The proposal retains a substantial amount of trees (55).)

SUSTAINABLE DEVELOPMENT CHECKLIST The applicant prepared and submitted a sustainable development checklist for the subject site on March 3, 2017. The table below summarizes the applicable development features of the proposal based on the seven (7) criteria listed in the Surrey Sustainable Development Checklist.

Sustainability Criteria

Sustainable Development Features Summary

1. Site Context & Location

(A1-A2)

• The site is located in an urban infill area and the proposed development will help support the existing Frequent Transit Network (FTN) routes and Future Rapid Transit on King George Boulevard.

2. Density & Diversity (B1-B7)

• The proposed apartment units will provide housing choice in the neighbourhood.

• Hose bibs and drains are provided on the apartment balconies for private gardening.

3. Ecology & Stewardship

(C1-C4)

• Low impact development standards (LIDs) are incorporated in the design of the project including: o absorbent soils (minimum 300 mm in depth); o natural landscaping; o sediment control devices; o perforated pipe systems; and o permeable surfaces.

• The applicant is proposing to retain 55 on-site trees. • Organic and recycling pickup will be available.

4. Sustainable Transport & Mobility

(D1-D2)

• All units will be provided with an electric vehicle plug-in. • Bicycle parking will be provided. • The proposal provides paths and connections to surrounding

sidewalks and also the bus stop on King George Boulevard.



Sustainability Criteria

Sustainable Development Features Summary

5. Accessibility & Safety

(E1-E3)

• Forty (40) adaptable units are proposed. • Crime Prevention Through Environmental Design (CPTED)

principles have been incorporated in the following manner: o natural surveillance whereby units are designed to overlook

streets and outdoor amenity spaces; o low and permeable fencing is proposed to increase visibility;

and o natural access control by clearly defining entries to the

building. 6. Green Certification

(F1) • The applicant is proposing to adhere to the Built Green and Energy

Star standards. • Energy Star appliances, high efficiency boilers, heat pumps and

retractable window solariums are proposed. 7. Education &

Awareness (G1-G4)

• The typical notifications to area residents has occurred (i.e. development proposal sign and pre-notification letter).

• The applicant conducted a Public Information Meeting on September 20, 2016.

• All buyers will receive documentation containing information on their unit’s features.



INFORMATION ATTACHED TO THIS REPORT The following information is attached to this Report: Appendix I. Lot Owners, Action Summary and Project Data Sheets Appendix II. Proposed Site Plan, Building Elevations, Landscape Plans and RF-13

Subdivision Layout Appendix III. Engineering Summary Appendix IV. School District Comments Appendix V. Summary of Tree Survey and Tree Preservation Appendix VI. ADP Comments and Applicant’s Response Appendix VII. OCP Redesignation Map Appendix VIII. Proposed CD By-law

original signed by Ron Hintsche Jean Lamontagne General Manager Planning and Development KB/da

APPENDIX I

Information for City Clerk Legal Description and Owners of all lots that form part of the application: 1. (a) Agent: Name: Shawn Bouchard

Quadra Homes Address: #201, 3550 - Mt. Lehman Road Abbotsford, BC V4X 2M9

2. Properties involved in the Application

(a) Civic Address: 3488 - King George Boulevard 3494 - King George Boulevard 3562 - 146A Street 3506 - King George Boulevard 3516 - King George Boulevard 14600 – McDougall Drive 14634 - Winter Crescent 3545 - 146A Street

(b) Civic Address: 3488 - King George Boulevard Owner: Quadra Holdings 2007 Ltd. PID: 013-028-286

Parcel "One" (Explanatory Plan 11190) Of Parcel "A" (Reference Plan 7601) Of District Lot 165 Group 2 New Westminster District

(c) Civic Address: 3494 - King George Boulevard Owner: Quadra Holdings 2007 Ltd. PID: 009-528-253 Lot 15 District Lot 165 Group 2 New Westminster District Plan 11383 (d) Civic Address: 3562 - 146A Street Owner: Quadra Enterprises Ltd. PID: 007-482-523 Lot 15 District Lot 165 Group 2 New Westminster District Plan 17141 (e) Civic Address: 3506 - King George Boulevard Owner: Quadra Holdings 2007 Ltd. PID: 009-528-296 Lot 16 District Lot 165 Group 2 New Westminster District Plan 11383 (f) Civic Address: 3516 - King George Boulevard Owner: Quadra Holdings 2007 Ltd. PID: 008-797-731 Lot 23 District Lot 165 Group 2 New Westminster District Plan 26034

(g) Civic Address: 14600 – McDougall Drive Owner: Quadra Holdings 2007 Ltd. PID: 008-797-773 Lot 43 District Lot 165 Group 2 New Westminster District Plan 26034 (h) Civic Address: 14634 - Winter Crescent Owner: Quadra Holdings 2007 Ltd. PID: 008-936-951 Lot 25 District Lot 165 Group 2 New Westminster District Plan 28064 (i) Civic Address: 3545 - 146A Street Owner: Quadra Holdings 2007 Ltd PID: 010-275-924 Parcel "A" (Explanatory Plan 51548) District Lot 165 Group 2 New Westminster District

Plan 17141

3. Summary of Actions for City Clerk's Office

(a) Introduce a By-law to amend the Official Community Plan to redesignate the properties at 14600 - McDougall Drive, 14634 - Winter Crescent, 3545 – 146A Street and 3488, 3494, 3506, and 3516 - King George Boulevard.

(b) Introduce two By-laws to rezone the site.

(c) Application is under the jurisdiction of MOTI.

MOTI File No. 2016-04854

SUBDIVISION DATA SHEET FOR SINGLE FAMILY LOTS

Proposed Zoning: RF-13

Requires Project Data Proposed SITE AREA (3562 – 146A Street) Gross 1,968 sq.m. Road dedication 201 sq.m. Net 1,767 sq.m. NUMBER OF LOTS Existing 1 Proposed 4 SIZE OF LOTS Range of lot widths (metres) 13.4 metres to 16.9 metres Range of lot areas (square metres) 428 sq.m. to 481 sq.m. DENSITY Lots/Hectare & Lots/Acre (Gross) 20.3 uph/8.2 upa Lots/Hectare & Lots/Acre (Net) 22.5 uph/9.1 upa SITE COVERAGE (in % of gross site area) Maximum Coverage of Principal &

Accessory Building

Total Site Coverage PARKLAND Area (square metres) % of Gross Site Required PARKLAND 5% money in lieu YES TREE SURVEY/ASSESSMENT YES MODEL BUILDING SCHEME YES HERITAGE SITE Retention NO FRASER HEALTH Approval NO DEV. VARIANCE PERMIT required Road Length/Standards NO Works and Services NO Building Retention NO Others NO

DEVELOPMENT DATA SHEET FOR APARTMENT SITE

Proposed Zoning: CD (based on RM-70)

Required Development Data Minimum Required /

Maximum Allowed

Proposed

LOT AREA* (in square metres) Gross Total 3.37 ac/ 13,633.5 sq.m. Road Widening area 220 sq.m. Undevelopable area Net Total 3.31 ac/ 13,413.5 sq.m. LOT COVERAGE (in % of net lot area) Buildings & Structures 37% 36% Paved & Hard Surfaced Areas Total Site Coverage SETBACKS ( in metres) West (King George Blvd) 5.5m 5.5m South 7.5m 7.5m East (146A St) 5.3m 5.3m North (McDougall Dr) 6.0m 6.0m BUILDING HEIGHT (in metres/storeys) Principal 21.0m 21.0m Accessory NUMBER OF RESIDENTIAL UNITS Bachelor One Bed 23 Two or Three Bedroom 154 Total 177 FLOOR AREA: Residential 22,963 sq.m. FLOOR AREA: Commercial Retail Office Total FLOOR AREA: Industrial FLOOR AREA: Institutional TOTAL BUILDING FLOOR AREA 22,963 sq.m. * If the development site consists of more than one lot, lot dimensions pertain to the entire site.

Development Data Sheet cont'd

Required Development Data Minimum Required / Maximum Allowed

Proposed

DENSITY # of units/ha /# units/acre (gross) # of units/ha /# units/acre (net) FAR (gross) FAR (net) 1.72 1.71 AMENITY SPACE (area in square metres) Indoor 531 sq.m. 617 sq.m. Outdoor 531 sq.m. 4,258 sq.m. PARKING (number of stalls) 1 Bedroom 30 2 or 3 Bedroom 231 Total Residential 261 360 Residential Visitors 35 36 Institutional Total Number of Parking Spaces 296 396 Number of accessible stalls 3 10 Number of small cars 99 30 Tandem Parking Spaces: Number / % of

Total Number of Units

Size of Tandem Parking Spaces width/length

Heritage Site NO Tree Survey/Assessment Provided YES

SUBMISSION TO ADPADP MEETING DATE: JANUARY 26, 2017CITY OF SURREY FILE NUMBER: 7915-0255-00

COVER SHEETFOREST RIDGE

No. Description Date

Appendix II

SITE DATA - LOT 2

AMENITY AREA INDOOR = 177 x 3 SQM = 531 SQMREQUIRED OUTDOOR = 177 x 3 SQM = 531 SQM

AMENITY AREA INDOOR = 625 SQMPROPOSED OUTDOOR = 4,258 SQM

PARKADE NORTH

1 BEDROOM UNITS - 19 x 1.3 = 25 PARKING STALLS2 BEDROOM UNITS - 100 x 1.5 = 150 PARKING STALLSVISITOR PARKING - 119 UNITS x 0.2 = 24 PARKING STALLS

199 TOTAL PARKING STALLS REQUIRED

267 TOTAL PARKING STALLS PROVIDED24 VISITOR (4 ACCESSIBLE, 4 SMALL CAR)243 RESIDENT (4 ACCESSIBLE, 20 SMALL CAR)

PARKADE SOUTH



129 TOTAL PARKING STALLS PROVIDED12 VISITOR (1 ACCESSIBLE)117 RESIDENT (1 ACCESSIBLE, 6 SMALL CAR)

BUILDING A INFORMATION

1. THIS SITE PLAN IS TO BE READ IN CONJUNCTION WITH CIVIL & LANDSCAPE PLANS.

2. ALL TOP OF WALL AND FINISHED CONCRETE GRADES ARE TO BE CONFIRMED ON SITE.

3. IMPERIAL FLOOR GRADE ELEVATIONS ARE ASSUMED.

4. METRIC GRADE ELEVATIONS ARE ACTUAL & GEODETIC.

5. MAIN FLOOR GEODETIC GRADE ELEVATION MUST BE CONFIRMED WITH CIVIL DRAWINGS PRIOR TO EXCAVATION.

NOTES

FLOOR AREA - SQM (SQF)

UNIT SUMMARY

BLDG.LEVEL

1ST2ND3RD4TH5TH

TOTAL

ALL WEATHERDECKS

152.4 (1,641)152.4 (1,641)170.7 (1,837)170.7 (1,837)170.7 (1,837)

816.9 (8,793)

INSULATEDAREA

1,117.0 (12,023)1,117.0 (12,023)1,118.0 (12,034)1,118.0 (12,034)1,118.0 (12,034)

5,588.0 (60,148)

TOTAL AREA

1,269.4 (13,664)1,269.4 (13,664)1,288.7 (13,871)1,288.7 (13,871)1,288.7 (13,871)

6,404.9 (68,941)

UNIT TYPE

A1B

D (ADAPT)D1EFH

TOTAL

BEDROOMS

3122222

UNITS

125105555

47

AREA - SQM (SQF)

104.1 (1,120)59.8 (644)

120.8 (1,300)112.7 (1,213)103.3 (1,112)93.3 (1,004)80.4 (865)

LEGENDH/C - HANDICAPPED PARKING STALL

SU - SUPPLY AIR

EX - EXHAUST AIR

TA - TOP OF ASPHALT

AWD - ALL WEATHER DECK

BUILDING HEIGHT: 15.44m (50' - 8")PROPOSED ZONE - CD

LOT AREA GROSS = 13,633.47 SQM (3.37 AC)NET = 13,413.18 SQM (3.31 AC)ROAD DEDICATION = 220.29 SQM (0.06 AC)

PROPOSED LOT NET = 35.37%COVERAGE

SETBACKS KING GEORGE BLVD = 6.0mMC DOUGALL DRIVE = 6.0m146a STREET = 6.0mSOUTH EAST SETBACK = 7.5m

UNITS 177 SUITES (A: 47 + B: 72 + C: 58)

DENSITY GROSS = 52.52 UPANET = 53.47 UPA

BUILDING F.A.R. GROSS = 1.47NET = 1.50

ALL WEATHER GROSS = 0.21DECK F.A.R. NET = 0.21

TOTAL F.A.R. GROSS = 1.68NET = 1.71

PROPOSED MAX. 21.0mBUILDING HEIGHT

TC - TOP OF FINISHED CONCRETE

TG - TOP OF GRADE

TS - TOP OF SUSPENDED SLAB

TW - TOP OF WALL

BW - BOTTOM OF WALL

AD - AREA DRAIN

TBC - TO BE CONFIRMED

SRW - SERVICE RIGHT OF WAY

BUILDING B INFORMATION


UNIT SUMMARY

BLDG.LEVEL

1ST2ND3RD4TH5TH

TOTAL

ALL WEATHERDECKS

228.5 (2,460)239.3 (2,576)239.3 (2,576)239.3 (2,576)239.3 (2,576)

1,185.7 (12,764)

INSULATEDAREA

1,645.6 (17,713)1,645.6 (17,713)1,645.6 (17,713)1,645.6 (17,713)1,645.6 (17,713)

8,228.0 (88,565)

TOTAL AREA

1,874.1 (20,173)1,884.9 (20,289)1,884.9 (20,289)1,884.9 (20,289)1,884.9 (20,289)

9,413.7 (101,329)

UNIT TYPE

A1A2A3A4B

D (ADAPT)HJ

TOTAL

BEDROOMS

32231222

UNITS

105551415108

72

AREA - SQM (SQF)

104.1 (1,120)108.2 (1,165)94.7 (1,019)101.4 (1,091)59.8 (644)120.8 (1,300)80.4 (865)122.5 (1,319)

BUILDING HEIGHT: 16.61m (54' - 6")

BUILDING B INFORMATION


UNIT SUMMARY

BLDG.LEVEL

1ST2ND3RD4TH5TH

TOTAL

ALL WEATHERDECKS

152.1 (1,637)178.9 (1,926)178.9 (1,926)178.9 (1,926)178.9 (1,926)

867.7 (9,341)

INSULATEDAREA

1,342.0 (14,444)1,391.2 (14,975)1,391.2 (14,975)1,391.2 (14,975)1,391.2 (14,975)

6,906.8 (74,344)

TOTAL AREA

1,494.1 (16,081)1,570.1 (16,901)1,570.1 (16,901)1,570.1 (16,901)1,570.1 (16,901)

7,774.5 (83,685)

UNIT TYPE

BC

D (ADAPT)EGHKL

TOTAL

BEDROOMS

12223222

UNITS

41015105554

58

AREA - SQM (SQF)

59.8 (644)95.9 (1,032)120.8 (1,300)103.3 (1,112)104.8 (1,128)80.4 (865)87.4 (941)119.8 (1,290)

BUILDING HEIGHT: 16.61m (54' - 6")

CONSULTANTS

ARCHITECT: POINTS WEST ARCHITECTURE203 - 2190 WEST RAILWAY STREETABBOTSFORD, B.C. V2S 2E2(604) 864-8555

CIVIL ENGINEER: H.Y. ENGINEERING LTD.200 - 9128 152ND STSURREY, B.C. V3R 4E7(604) 583-1616

LANDSCAPE: PMg LANDSCAPE ARCHITECTSARCHITECT 100 - 4185 STILL CREEK DRIVE

BURNABY, B.C. V5C 6G9(604) 294-0011

ARBORIST: DIAMOND HEAD CONSULTING LTD.3551 COMMERCIAL STREETVANCOUVER, B.C. V5N 4E8(604) 733-4886


DATA SHEET

FOREST RIDGE


DRAWING INDEX - ADPSHEET DRAWING TITTLE

ADP UnnamedADP 0 COVER SHEET

ADP 0.1 DATA SHEETADP 1 CONTEXT PLANSADP 2 BASE PLANADP 3 SHADOW STUDYADP 4 STEET SCAPESADP 5 SITEPLANADP 6 SUSPENDED SLAB PLANADP 7 UNDERGROUND PARKING NORTH - LVL P1ADP 8 UNDERGROUND PARKING NORTH - LVL P2ADP 9 UNDERGROUND PARKING NORTH - LVL P3ADP 10 A - FIRST FLOOR PLANADP 11 A - SECOND FLOOR PLANADP 12 A - THIRD FLOOR PLANADP 13 A - FOURTH FLOOR PLANADP 14 A - FIFTH FLOOR PLANADP 15 A - ELEVATIONSADP 16 A - ELEVATIONSADP 17 B - FIRST FLOOR PLANADP 18 B - SECOND FLOOR PLANADP 19 B - THIRD FLOOR PLANADP 20 B - FOURTH FLOOR PLANADP 21 B - FIFTH FLOOR PLANADP 22 B - ELEVATIONSADP 23 B - ELEVATIONSADP 24 UNDERGROUND PARKING SOUTH - LVL P1ADP 25 UNDERGROUND PARKING SOUTH - LVL P2ADP 26 C - FIRST FLOOR PLANADP 27 C - SECOND FLOOR PLANADP 28 C - THIRD FLOOR PLANADP 29 C - FOURTH FLOOR PLANADP 30 C - FIFTH FLOOR PLANADP 31 C - ELEVATIONSADP 32 C - ELEVATIONSADP 33 SITE SECTIONSADP 34 SUITE PLANS - A1 & A2ADP 35 SUITE PLANS - A3 & A4ADP 36 SUITE PLANS - B, & CADP 37 SUITE PLANS - D & D1ADP 38 SUITE PLANS - E & FADP 39 SUITE PLANS - G & HADP 40 SUITE PLANS - J & KADP 41 SUITE PLANS - LADP 42 DETAILS

McDOUGALL DRIV

E

FU

TU

RE

146AS

TR

EE

T

A

B

C

CONCEPTONLY

STRATA

OFFICE

LOT 1LOT 2

McDOUGALL DRIV

E

FU

TU

RE

146AS

TR

EE

T

A

B

C

CONCEPTONLY

STRATA

OFFICE

0m

SCALE: 1:1000

10m 20m 50m 100m


CONTEXT PLANSFOREST RIDGE

1 = 1000CONTEXT PLAN - GRAPHICAL

1 = 1000CONTEXT PLAN - GEOGRAPHICAL

NORTH


McDOUGALL DRIVE

146A

STR

EET

KIN

G G

EO

RG

E B

OU

LEV

AR

D

FUTU

RE

146A

STR

EET

6.00 m

6.00

m

6.00

m

6.00 m

7.50m

B

C

A0.50 m

0.50

m

0.50

m

0.50 m

PROPERTY LINE

ROADDED

ICATIO

N

PR

OP E

RTY

LIN

E

ST R

EE

TR

. O.W

.

BU

ILD

ING

SET

BAC

K

BUILDING SETBACK

PROPERTY LINESTREET R.O.W.

BUILDING SETBACK

PROPE

RTYLIN

E

STREE

TR.O

.W.

BUILD

ING

SETB

ACK

EXISTING PROPERTY LINES

EXISTINGPROPERTY LINES

EX

ISTI

NG

PR

OPE

RTY

LIN

ES

EXISTINGPROPERTY LINES

EXISTING PROPERTY LINES

EXISTI

NGPROPERTY

LINES

WIN

TERC

RESC

ENT

LINE OF PARKADE NORTH



LINE OF PARKADE SOUTH


3.0 m

3.0

m

7.3 m

5.1 m

33.3

m

5.5m

3.0 m

3.0

m

0m 2.5m

SCALE: 1:250

5m 10m 15m


BASE PLAN

FOREST RIDGE


1 = 250SITEPLAN - BASEPLAN

NORTH

LOT 1

LOT 2

McDOUGALL DRIV

E

146AS

TR

EE

T

KINGG

EORG

EBLVD

A

B

C

STRATA

OFFICE

LOT 1

LOT 2

McDOUGALL DRIV

E

146AS

TR

EE

T

KINGG

EORG

EBLVD

A

B

C

STRATA

OFFICE

LOT 1

LOT 2

McDOUGALL DRIV

E 146AS

TR

EE

T

KINGG

EORG

EBLVD

A

B

C

STRATA

OFFICE

LOT 1

LOT 2

McDOUGALL DRIV

E

331. 33SQ

M.

A

B

C

STRATA

OFFICE


SHADOW STUDY

FOREST RIDGE

NTSSHADOW STUDY - JUNE 21

NTSSHADOW STUDY - MARCH 21

NTSSHADOW STUDY - SEPT. 21

NTSSHADOW STUDY - DEC. 21

NORTH


BLDG C

BLDG A

LINE OF EXISTING GRADE

LINE OFEXISTING GRADE

SIDEWALKWINTER

CRESCENTENTRY

ENTRY

ORTHOGONAL VIEWOBLIQUE VIEW

ORTHOGONAL VIEWOBLIQUE VIEW

PR

OPE

RTY

LIN

E

STR

EET

RO

W

BU

ILD

ING

SET

BAC

K

BLDG B BLDG C



MC DOUGALLDRIVE

SIDEWALK

FUTURE TOWNHOUSEDEVELOPMENT

PR

OPE

RTY

LIN

E

STR

EET

RO

W

BU

ILD

ING

SET

BAC

K

BU

ILD

ING

SET

BAC

K

PR

OPE

RTY

LIN

E

BLDG A

BLDG B


LINE OFEXISTING GRADE SIDEWALK TO KGB

RAMP TO PARKADEENTRY

SIDEWALK

WINTERCRES.

PR

OPE

RTY

LIN

E

STR

EET

RO

W

BU

ILD

ING

SET

BAC

K

BU

ILD

ING

SET

BAC

K

STR

EET

RO

W

PR

OPE

RTY

LIN

E

0' 8'

SCALE: 1/16" = 1'-0"

16' 32' 48'


STEET SCAPESFOREST RIDGE

1/16" = 1'-0"STREETSCAPE - 146A ST

1/16" = 1'-0"STREETSCAPE - KING GEORGE BLVD.

1/16" = 1'-0"STREETSCAPE - MCDOUGAL


1ADP 33

1ADP 33

2ADP 33

2ADP 33

3ADP 33

3ADP 33

A1

E B H

D1

A3

A1H D

HB

A4

BA1

FIRE

WAL L

AMENITY(78 SQM)

BUILDING 'B' - 72 UNITS MFE: 13.55m

BUILDING 'A' - 47 UNITS MFE: 10.40m

BUILDING 'C' - 58 UNITS MFE: 14.40m

McDOUGALL DRIVE

146A

STR

EET

KIN

G G

EO

RG

E B

OU

LEV

AR

D

LOBBY(UNIT 'B' ABOVE)

A2

FIREW

ALL

H

D

D

KE

E

G

9.00

%

C

C

PROJECT SIGNAGE.SEE LANDSCAPE DRAWINGS

9.19 m

13.97 m

25.37m

6.03 m

2 STOREYAMENITY(208 SQM)

15.3

0 m

13.8

5m

6.22 m

9.39m

19.24m

PROJECT SIGNAGE.

SEE LANDSCAPE

DRAWINGS

SIDEW

ALK

SIDEW

ALK

SIDEW

ALK

PRO

PERT

Y LI

NE

PROPERTY LINE

PROPERTY LINE

LINE OF UNDERGROUND

PARKING GARAGE SOUTH

LINE OF UNDERGROUND

PARKING GARAGE SOUTH

LINE OF UNDERGROUNDPARKING GARAGE NORTH



RAMP TO UNDERGROUND

RAM

P TO

UN

DER

GR

OU

ND

P1

LVLENTRY

ENTRY

ENTR

Y

LOBBYAMENITY (122.5 SQM)

UNIT 'J' ABOVE

LOBBY

SETBACK

6.00 mS

ETBA

CK

6.00

m

SETB

ACK

6.00

m

SETBACK

6.00 m

SETBACK

7.50m

STAI

R NO

. 4

STAIRNO. 5

STAIRNO. 3

STAIRNO. 2

STAIRNO. 1

STAIRNO. 6

STAI

RNO. 7

F

D D

AMENITY

(94 SQM)

D D

D

PROPOSEDPMT LOCATION

PROPOSED

PMT LOCATION

PROPOSED

GAS METERS

PROPOSEDGAS METERS

7.3 m

SU

SID

EWA

LK

SIDEWALK

SIDEWALK

PROPE

RTYLIN

E

PRO

PERT

Y LI

NE

ELEV.NO. 3

AMENITY (122.5 SQM)UNIT 'J' ABOVE

ELEV.NO. 2

ELEV.NO. 1

AWD

AWD AWD AWD

PATIO(AWD ABOVE)

AWDAWDAWDAWD

2ND FLR PATIO(AWD ABOVE)

AWDAWDPATIO

(AWD OVER)

AWD

AWD

AWD

AWD

AWD

AWD

AWD

AWD

AWD

AWD

AWDAWD

AWD

AWD

AWDAWD

AWD

AWD

AWD AWD

PATI

O(A

WD

ABOVE

)

AWD

ABOVE

ELEV.NO. 4

ELEV.NO. 5

4.98%

17.05%

13.85 m

13.44 m

10.30 m

23.67 m

EX

EX

SU

ROAD

DEDIC

ATIO

NARE

A

WIN

TERC

RESC

ENT

6ADP 42

5.53 m

5.39 m

0.50

m0.50

m

0.50 m

0.50 m

13.25m

3.7%

10.1m

4.5%

14.15m

4.1%

AWD AWD

12.14 m

P1EXP2EX

P2SU

P2SUP3SU

P2EX

P1EX

P2EX

P3EX

LINE OF BUILDING OVER

2.0 m MIN.

4.06m

3.08

m

3.04 m

2.0m

MIN

EX

1.62m

5ADP 42

4ADP 42

STRATAOFFICE


0m 2.5m

SCALE: 1:250

5m 10m 15m

SITEPLAN

FOREST RIDGE

1 = 250SITEPLAN

NORTH


6.50

%3.50%

3.50

%

3.50%

3.50

%

3.50%

3.50

%

3.50

%

3.50

%

3.50%

3.50%

9%

BUILDING 'B' MFE: 13.55m

BUILDING 'A' MFE: 10.40m

STAIR NO. 4 STAIR NO. 3ELEV.NO. 2

LOBBY

ELEV.NO. 3

STA

IRN

O.5

ELEV.NO. 1

STAIR

NO.1

LOBBY

13.07 m

13.07 m

10.30 m

12.14 m

TS

TS

TS

TS

TS

TS

TS

TS

13.34 m

BUILDING 'C' MFE: 14.40m

5.00%

6.50%

5.00%

5.00%

5.00%

5.00%

5.00%

STAIRNO. 6

ELEVNO. 4

ELEVNO. 5 ST

AIR

NO. 7

5%

17%

9.60 m

9.94 m

LOBBY

TS

TS

TS

McDOUGALL DRIVE

146A

STR

EET

KIN

G G

EO

RG

E B

OU

LEV

AR

D

FUTU

RE

146A

STR

EETROAD

DEDIC

ATION

WIN

TERC

RESC

ENT

13.85 m

13.44 mTS

TS

BU

ILD

ING

SET

BAC

K

BUILDING SETBACK

BUILDING SETBACK

BUILD

ING

SETB

ACK

PROPERTY LINE

PR

OP E

RTY

LIN

E

ST R

EE

TR

. O.W

.

PROPERTY LINESTREET R.O.W.

PROPE

RTYLIN

E

STREE

TR.O

.W.






TS

14.01 m

P1EXP2EX

P2SU

P2SUP3SU

P2EX

P1EX

P3EX

P2EX

11.78 m

SLAB STEP

TS11.78 m

SLAB STEP

SLAB

STEP

SLAB

STEP

13.47 m

13.40 m

13.20 m

13.02 m

TS

TS

9.96 m

5ADP 42

4ADP 42


0m 2.5m

SCALE: 1:250

5m 10m 15m

SUSPENDED SLABPLAN

FOREST RIDGE

1 : 250SUSPENDED SLAB PLAN

NORTH


PQ

P21

PG

P17

DN UP

UP

DN

DR

IVE

AIS

LE

VEST.

VEST.

(9'-

0")

TYP.

2.75

m

S/C

DRIVE AISLE

S/C

S/C

S/C

DR

IVE

AIS

LE

VISVISVISVISH/CVIS

VISVISVISVISH/CVIS

VIS

VIS

VIS

VIS

LINE OF BUILDING B FOOTPRINT OVER

LINE OF BUILDING B FOOTPRINT OVER

BLDG A

PROPERTY LINE

PROPERTY LINE

PROPE

RTYLIN

E

PRO

PERT

Y LI

NE

BIKE STORAGE

GARBAGE &RECYCLE

STRA

TAST

RG.

STAIR NO. 3

STAI

R NO

. 5

STAIR NO. 4

VESTIBULE

UP

DN

LOBBY

LOBB

YTR

ANSF

OR

MER

ELEV.NO. 2

STRG ELEV.NO. 3

ELEC/MECH

ELEC

/M

ECH

PA PA

PBPB

PV PV

PS PS

PP

PC

PF

PJ

PU

PN

P24

P24 P18

P16

P14

P13

P13

P12

P12

P23

P23

P22

P22

P20

P20

P19

P19

P15(220' - 0")

67.06 m

(179

' - 0

")

54.5

6 m

(20'

- 2"

)

6.15

m

(2' -

6")

0.76

m

(21'

- 2"

)

6.45

m

(1' -

10"

)

0.56

m

(16'

- 4

1/2"

)

4.99

m

(21'

- 9

1/2"

)

6.64

m

(23'

- 0"

)

7.01

m

(15'

- 3"

)

4.65

m

(11'

- 3"

)

3.43

m

(23'

- 0"

)

7.01

m

(22'

- 8"

)

6.91

m

(220' - 0")

67.06 m

(23' - 0")

7.01 m

(12' - 11")

3.94 m

(83' - 0")

25.30 m

(11' - 9")

3.58 m

(9' - 8")

2.95 m

(22' - 0")

6.71 m

(12' - 7 1/2")

3.85 m

(23' - 4 1/2")

7.12 m

(22' - 0")

6.71 m

(22' - 8")

6.91 m

(179

' - 0

")

54.5

6 m

(23' - 0")

7.01 m

(42' - 2")

12.85 m

(27' - 2")

8.28 m

(22' - 7")

6.88 m

(25' - 5")

7.75 m

(22' - 0")

6.71 m

(36' - 0")

10.97 m

(22' - 0")

6.71 m

(22' - 8")

6.91 m

(20'

- 2"

)

6.15

m

(23'

- 8"

)

7.21

m

(63'

- 8"

)

19.4

1 m

(25'

- 10

")

7.87

m(2

' - 2

")0.

66 m

(43'

- 6"

)

13.2

6 m

RAMP DOWN TO P2

RAM

P D

OW

N T

O P

1

PEPE

22' - 0"36' - 0"22' - 0"

S/C

S/C

S/CP1EX

P2EX

P2SU

P2SU

P3SU

VOID SPACE

P2EX

P1EX

SU

EX

12.14 m

10.30 m

PARKADE NORTH - LVL P1: 10.30m

STEPPED SLAB STEPPED SLAB

GLA

ZIN

G

GLA

ZIN

G

GLAZING

GLAZING

GLAZING

GLAZ.

LEGENDS/C - SMALL CAR PARKING STALL

H/C - HANDICAPPED PARKING STALL

VIS - VISITOR PARKING STALL

SU - SUPPLY AIR

EX - EXHAUST AIR

CB - CATCH BASIN


OVERALL PARKING SUMMARY

REQUIRED PARKING

AUTOMOBILE



BICYCLE

119 UNITS x 1.2 = 143 BIKE STALLSVISITOR PARKING = 6 BIKE STALLS

149 TOTAL BICYCLE STALLS REQUIRED

STORAGE

136 TOTAL STORAGE LOCKERS PROVIDED

P1 LEVEL INFORMATIONPARKING STALLS PROVIDED: 77 ON THIS LEVEL - STALL DIMENSIONS 5.5m x 2.6m (18'-0" x 8'-6") - STALL DIMENSIONS 5.5m x 2.75m (18'-0" x 9'-0") - H/C STALL MIN. DIMENSIONS 5.5m x 3.7m (18'-0" x 12'-0")

SMALL CARS: 7 ON THIS LEVEL - 35% MAX. OF REQUIRED PARKING (52 STALLS ALLOWED) - STALL DIMENSIONS 4.9m x 2.6m (16'-0" x 8'-6"m) MIN. - STALLS TO BE CLEARLY LABELED "SMALL CAR".

VISITOR STALLS: 14 ON THIS LEVEL - STALL DIMENSIONS: 5.8m x 2.6m (18'-0" x 8'-6") - H/C STALL MIN. DIMENSIONS 5.5m x 3.7m (18'-0" x 12'-0") - VIS. STALLS TO BE CLEARLY LABELED "VISITOR ONLY"

BICYCLE STALLS: 67 ON THIS LEVEL - IN STORAGE LOCKERS: 46 - IN BICYCLE STORAGE ROOM: 21

STORAGE LOCKERS: 30 LOCKERS ON THIS LEVEL - LOCKER DIMENSIONS 2.4 x 1.2m (8'- 0" x 4'- 0")

- ALL LOCKERS TO HAVE AN O/H LIGHT- 220 V AUTO CHARGE RECEPTACLE AND A 110 V RECEPTACLE- ALL METERED TO A CORRESPONDING STRATA UNIT

GARBAGE ROOM: 43.2 SQM. (465 SQFT.)- WASTE REMOVAL TO BE PROVIDED BY A PRIVATE CONTRACTOR1. IMPERIAL FLOOR GRADE ELEVATIONS ARE ASSUMED.

2. METRIC GRADE ELEVATIONS ARE ACTUAL AND GEODETIC.

3. MAIN FLOOR GEODETIC GRADE ELEVATIONS MUST BE CONFIRMED WITH CIVIL DRAWINGS PRIOR TO EXCAVATION.

P1

NOTES

PROVIDED PARKING

AUTOMOBILE

243 RESIDENT PARKING STALLS (63 ON P1 + 128 ON P2 + 52 ON P3)24 VISITOR STALLS (14 ON P1 + 10 ON P2)

267 TOTAL PARKING STALLS PROVIDED

BICYCLE

119 RESIDENT BIKE STALLS IN LOCKERS (46 ON P1 + 59 ON P2 + 20 ON P3)21 RESIDENT BIKE STALLS IN A STORAGE ROOM ON P16 VISITOR BIKE STALLS ON SURFACE

152 TOTAL BIKE STALLS PROVIDED


0' 8'

SCALE: 1/16" = 1'-0"

16' 32' 48'

UNDERGROUNDPARKING NORTH -LVL P1

FOREST RIDGE

1/16" = 1'-0"PARKADE NORTH - LVL 1

NORTH


P6

P6

PL

PQ

P21

PG

P17ST

RG

STORAGE

STAIR NO. 3

STAI

R NO

. 5

UP

UP

DN

DR

IVE

AIS

LE

VEST.

(9' -

0")

TY

P.

2.75

m

STRG.LOCKER

LINE OF BUILDING FOOTPRINT OVER

ELEV.MACH.

LOBBY

TR

AN

SF

OR

ME

R

LOBBY

S/C

DRIVE AISLE

VIS. VIS.H/CVIS.

H/CVIS. VIS. VIS. VIS. VIS.

VIS. VIS.

S/C

S/C

S/C

S/C

ELEV.NO. 1

ELEV.NO. 2

ELEV.NO. 3

DR

IVE

AIS

LE

DRIVE AISLE

DRIVE AISLE

VEST.

(9' - 0")TYP.

2.75 m

STRG.LOCKER

STRG.LOCKER

STAIR NO. 1

S/C S/C S/C S/C S/C S/C S/C S/C

LINE OF PARKADE LVL 1 OVER

PROPERTY LINE

PROPERTY LINE

PROPE

RTYLIN

E

PRO

PERT

Y LI

NE

H/C

H/CVESTIBULE

STAIR NO. 4

VESTIBULE

UP

UP

DN

ELEV.MACH.

LOBB

Y GENERATOR

PA PA

PB PB

PD

PV PV

PS

PT

PP

PC

PF

PJ

PU

PR

PM

PH

PK

PN

P24

P24 P18

P16

P14

P13

P13

P12

P12 P10

P7

P5

P4 P3

P3

P23

P23

P22

P22

P20

P20

P19

P19

P9

P9

P8

P8 PAA

PZ

PY

PX

PW

P15 P11

P1

P1

P2RAMP UP TO P1RAMP DN TO P3

(465' - 7 7/8")

141.95 m

(22' - 11")

7.00 m

(18' - 8")

5.70 m

(23' - 9")

7.25 m

(10' - 8")

3.25 m

(8' - 10")

2.70 m

(23' - 0")

7.00 m

(42' - 2")

12.85 m

(27' - 2")

8.30 m

(22' - 7")

6.90 m

(25' - 5")

7.75 m

(22' - 0")

6.70 m

(36' - 0")

10.95 m

(22' - 0")

6.70 m

(22' - 8")

6.90 m

(28' - 5 5/8")

8.70 m

(109' - 4 1/8")

33.35 m

(179

' - 0

")

54.5

5 m

(20'

- 2

")

6.15

m

(2' -

6")

0.75

m

(21'

- 2

")

6.45

m

(1' -

10"

)

0.55

m

(16'

- 4

1/ 2

")

5.00

m

(21'

- 9

1/ 2

")

6.65

m

(23'

- 0

")

7.00

m

(0' -

8")

0.20

m

(14'

- 7

")

4.45

m

(11'

- 3

")

3.45

m

(23'

- 0

")

7.00

m

(22'

- 8

")

6.90

m

(465' - 7 7/8")

141.95 m

(65' - 8 1/2")

20.05 m

(32' - 10 3/4")

10.05 m

(39' - 2 5/8")

11.95 m

(41' - 7")

12.65 m

(23' - 9")

7.25 m

(6' - 7")

2.00 m

(12' - 11")

3.95 m

(23' - 0")

7.00 m

(12' - 11")

3.95 m

(83' - 0")

25.30 m

(11' - 9")

3.60 m

(9' - 8")

2.95 m

(22' - 0")

6.70 m

(12' - 7 1/2")

3.85 m

(23' - 4 1/2")

7.10 m

(22' - 0")

6.70 m

(22' - 8")

6.90 m

(179

' - 0

")

54.5

5 m

(20'

- 2

")

6.15

m

(4' -

2")

1.25

m

(16'

- 6

")

5.05

m(3

' - 0

")0.

90 m

(19'

- 8

")

6.00

m

(22'

- 1

0 1 /

2")

6.95

m

(0' -

8")

0.20

m

(17'

- 5

1/ 2

")

5.30

m

(23'

- 0

")

7.00

m

(22'

- 8

")

6.90

m

(28'

- 1

0")

8.80

m

(18'

- 1

1/ 2

")

5.50

m

(2' -

4")

0.70

m(0

' - 8

")0.

20 m

(25'

- 1

0")

7.85

m(2

' - 2

")0.

65 m

(14'

- 8

")

4.45

m

(28'

- 1

0")

8.80

m

42' - 11 3/8"

(128

' - 1

0")

39.2

5 m

(43'

- 6")

13.2

5 m

(39'

- 8")

12.1

0 m

(23'

- 0")

7.00

m

(22'

- 8")

6.90

m

(37' - 2 1/32")

11.33 m

(22' - 4")

6.81 m

(59' - 6 1/32")

18.14 m

140°

140°

(23'

- 8

")

7.20

m

(19'

- 2

")

5.85

m

(0' -

6")

0.15

m

(20'

- 4

")

6.20

m

(2' -

6 1

/2")

0.75

m

23' -

0"

STRG

PE

PE

S/C

S/C

S/C

P2EX

P2SU

P2SU

P3SU

P2EX

P2EX

P3EX

SU

EX

PARKADE NORTH - LVL P2: 7.05m DRIVE AISLE

GLAZING

GLA

Z.

GLA

Z.

GLA

ZIN

G

GLA

ZIN

G

GLAZING

GLAZING

GLAZING

GLAZ.

LEGEND

S/C - SMALL CAR PARKING STALL



SU - SUPPLY AIR

EX - EXHAUST AIR

CB - CATCH BASIN



REQUIRED PARKING

AUTOMOBILE



BICYCLE



STORAGE


P2 LEVEL INFORMATION

PARKING STALLS PROVIDED: 138 ON THIS LEVEL (81 STALLS + 57 STALLS) - STALL DIMENSIONS 5.5m x 2.6m (18'-0" x 8'-6") - STALL DIMENSIONS 5.5m x 2.75m (18'-0" x 9'-0") - H/C STALL MIN. DIMENSIONS 5.5m x 3.7m (18'-0" x 12'-0")

SMALL CARS: 16 ON THIS LEVEL (16 STALLS + 0 STALLS) - 35% MAX. OF REQUIRED PARKING (52 STALLS ALLOWED) - STALL DIMENSIONS 4.9m x 2.6m (16'-0" x 8'-6"m) MIN. - STALLS TO BE CLEARLY LABELED "SMALL CAR".

VISITOR STALLS: 10 ON THIS LEVEL (0 STALLS + 10 STALLS) - STALL DIMENSIONS: 5.8m x 2.6m (18'-0" x 8'-6") - H/C STALL MIN. DIMENSIONS 5.5m x 3.7m (18'-0" x 12'-0") - VIS. STALLS TO BE CLEARLY LABELED "VISITOR ONLY"

BICYCLE STALLS: 59 ON THIS LEVEL (32 STALLS + 27 STALLS) - IN STORAGE LOCKERS: 59

STORAGE LOCKERS: 75 LOCKERS ON THIS LEVEL (44 LOCKERS + 31 LOCKERS) - LOCKER DIMENSIONS 2.4 x 1.2m (8'- 0" x 4'- 0")





P2

NOTES

PROVIDED PARKING

AUTOMOBILE



BICYCLE




0' 8'

SCALE: 1/16" = 1'-0"

16' 32' 48'


FOREST RIDGE

1/16" = 1'-0"

PARKADE NORTH - LVL 2

NO

RTH


P6

P6

PLELEV.NO. 1

STAIR NO. 3

ELEV

.M

ACH

STORAGE

DRIVE AISLE

VEST.

(9' - 0")TYP.

2.75 m

STRG.LOCKER

STRG.LOCKER

STAIR NO. 1

DR

IVE

AIS

LE




PROPERTY LINE

PROPERTY LINE

PROPE

RTYLIN

E

PRO

PERT

Y LI

NE

H/C H/C

VESTIBULE

UP

UP

LOBBY

STORAGES/C

PA PA

PB PB

PD

PV PV

PS

PT PT

PP

PR

PM

PH

PK

P24

P24 P18

P16

P14

P13

P13

P12

P12 P10

P7

P5

P4 P3

P3

P9

P9

P8

P8 PAA

PZ

PY

PX

PW

P11

P1

P1

P2

(465' - 7 7/8")

141.95 m

(22' - 11")

6.99 m

(18' - 8")

5.69 m

(23' - 9")

7.24 m

(10' - 8")

3.25 m

(8' - 10")

2.69 m

(28' - 5 5/8")

8.70 m

(109' - 4 1/8")

33.35 m(222' - 7 7/8")

67.85 m

(23' - 0")

7.00 m

(220' - 0")

67.05 m

(69' - 4")

21.13 m

(150' - 8")

45.92 m

(20'

- 2

")

6.15

m

(4' -

2")

1.27

m

(16'

- 6

")

5.03

m

(3' -

0")

0.91

m

(19'

- 8

")

5.99

m

(22'

- 1

0 1 /

2")

6.97

m

(0' -

8")

0.20

m

(17'

- 5

1/ 2

")

5.32

m

(23'

- 0

")

7.01

m

(22'

- 8

")

6.91

m

(157

' - 7

1/4

")

48.0

5 m

(27'

- 7

1/ 4

")

8.40

m(1

' - 2

3/4

")0.

35 m

(465' - 7 7/8")

141.95 m(41' - 7")

12.67 m

(23' - 9")

7.24 m

(6' - 7")

2.01 m

(12' - 11")

3.94 m

(23' - 0")

7.01 m

(12' - 11")

3.94 m

(83' - 0")

25.30 m

(11' - 9")

3.58 m

(112' - 4")

34.24 m

(65' - 8 1/2")

20.05 m

(32' - 10 3/4")

10.05 m

(39' - 2 5/8")

11.95 m

(179

' - 0

")

54.5

6 m

(20'

- 2

")

6.15

m

(23'

- 8

")

7.21

m

(63'

- 8

")

19.4

1 m

(25'

- 1

0")

7.87

m

(2' -

2")

0.66

m

(14'

- 8

")

4.47

m

(28'

- 1

0")

8.79

m

(128

' - 1

0")

39.2

7 m

(43'

- 6")

13.2

6 m

(39'

- 8")

12.0

9 m

(23'

- 0")

7.01

m

(22'

- 8")

6.91

m

(37' - 2 1/32")

11.33 m

(22' - 4")

6.81 m

42' - 11 3/8"

(59' - 6 1/32")

18.14 m140°

140°

RAMP UP TO P2

UNDERGROUND PARKING LVL P2 ABOVE

PEPE

P3SU

P3EX

PARKADE NORTH - LVL P3: 3.80m

GLAZING

GLA

Z.

GLA

Z.

P3LEGEND

S/C - SMALL CAR PARKING STALL



SU - SUPPLY AIR

EX - EXHAUST AIR

CB - CATCH BASIN



REQUIRED PARKING

AUTOMOBILE



BICYCLE



STORAGE


P3 LEVEL INFORMATION

PARKING STALLS PROVIDED: 52 ON THIS LEVEL - STALL DIMENSIONS 5.5m x 2.6m (18'-0" x 8'-6") - STALL DIMENSIONS 5.5m x 2.75m (18'-0" x 9'-0") - H/C STALL MIN. DIMENSIONS 5.5m x 3.7m (18'-0" x 12'-0")

SMALL CARS: 1 ON THIS LEVEL - 35% MAX. OF REQUIRED PARKING (52 STALLS ALLOWED) - STALL DIMENSIONS 4.9m x 2.6m (16'-0" x 8'-6"m) MIN. - STALLS TO BE CLEARLY LABELED "SMALL CAR".

BICYCLE STALLS: 20 ON THIS LEVEL - IN STORAGE LOCKERS: 20

STORAGE LOCKERS: 31 LOCKERS ON THIS LEVEL - LOCKER DIMENSIONS 2.4 x 1.2m (8'- 0" x 4'- 0")





NOTES

PROVIDED PARKING

AUTOMOBILE:



BICYCLE




0' 8'

SCALE: 1/16" = 1'-0"

16' 32' 48'


FOREST RIDGE

1/16" = 1'-0"

PARKADE NORTH - LVL 3

NO

RTH


1

P6

PL

8

8

D

5 3

2

46

7

C

A

B

9

9

UP

ALL WEATHERDECK

ALL WEATHER DECKALL WEATHER DECKALL WEATHER DECK

ALL WEATHER DECK

ALL WEATHER DECK

UP

DN

STAIR NO.1

ELEV.NO. 1

STAIR NO. 2

ALL WEATHER DECK

UNIT E UNIT H

UNIT D1UNIT A1

ELEC.

CORRIDOR

ALL WEATHERDECK

UNIT B

MEDIA ROOM(AMENITY)

(203' - 6 1/4")

62.05 m

(45'

- 2

1/2"

)

13.7

8 m

(37'

- 9

1/2"

)

11.5

2 m

(83'

- 0"

)

25.3

0 m

(203' - 6 1/4")

62.05 m

(28' - 0 1/2")

8.55 m

(31' - 0")

9.45 m

(23' - 0")

7.01 m(0' - 9")0.23 m

(40' - 3")

12.27 m

(33' - 2")

10.11 m

(65'

- 0")

19.81

m

(33' - 2")

10.11 m

LOBBY

GUEST SUITE(AMENITY)

78 SQM

104 SQM

UNIT F

UNIT D(ADAPTABLE)

UNIT D(ADAPTABLE)

PROPE

RTY

LINE

PROPERTY LINE

(46' - 0")

14.02 m

(46' - 0")

14.02 m

(33' - 2")

10.11 m

(47' - 3 3/4")

14.40 m

(25' - 10 3/8")

7.90 m

(52' - 5 7/8")

16.00 m

PE

PATIO(SEE LANDSCAPE)

MFE: 10.40m

4ADP 42

KITCHEN

BEDROOM

BEDROOM

GREAT ROOM

BATH

MAIL

JAN.

MUD

DESK

VO

ID S

PAC

E

MEDIA CLOSET COATS UNIV.BATH.

CO

UN

TER

SE

ATIN

G

SE

ATIN

G

SC

REE

N

WH

EEL

CH

AIR

MECHANICAL VENT SHAFT

PATIO


0' 4' 8'

SCALE: 1/8" = 1'-0"

16' 24'

A - FIRST FLOORPLAN

FOREST RIDGE,BLDG A 48 UNITS

1/8" = 1'-0"1ST FLOOR PLAN

1,117 SQM (12,023 SQF)

NORTH


1

P6

PL

8

8

D

5 3

246

7

C

A

B

9

9

UP

DN

ALL WEATHERDECK

ALL WEATHER DECKALL WEATHER DECKALL WEATHER DECK

ALL WEATHER DECK

ALL WEATHER DECK

ALL WEATHER DECK

UP

DN

STAIR NO.1

STAIR NO. 2

ALL WEATHER DECK

UNIT E UNIT H

UNIT A1

UNIT D1UNIT A1

ELEC.

CORRIDOR

ELEV.NO. 1

ALL WEATHERDECK

UNIT B

(45'

- 2

1/2"

)

13.7

8 m

(37'

- 9

1/2"

)

11.5

2 m

(83'

- 0"

)

25.3

0 m

(65'

- 0")

19.81

m

(33' - 2")

10.11 m

(203' - 6 1/4")

62.05 m

(28' - 0 1/2")

8.55 m

(31' - 0")

9.45 m

(23' - 0")

7.01 m

(0' - 9")

0.23 m

(40' - 3")

12.27 m

(33' - 2")

10.11 m

(203' - 6 1/4")

62.05 m

FIRESIDE LOUNGE(AMENITY)

104 SQM

PATIO

UNIT F

UNIT D(ADAPTABLE)

UNIT D(ADAPTABLE)

(46' - 0")

14.02 m

(46' - 0")

14.02 m

(33' - 2")

10.11 m

(25' - 10 3/8")

7.90 m

(52' - 5 7/8")

16.00 m

(47' - 3 3/4")

14.40 m

UNIV.BATH.

FIR

EPLA

CE

COATS

WET BAR



0' 4' 8'

SCALE: 1/8" = 1'-0"

16' 24'

A - SECOND FLOORPLAN


1/8" = 1'-0"2ND FLOOR PLAN

1,117 SQM (12,023 SQF)

NORTH


A - 1ST FLOOR 100' - 0"

10.40 mTOP OF SUSPENDED SLAB

A - 2ND FLOOR 110' - 0 3/8"

13.46 mTOP OF CONCRETE TOPPING

A - 3RD FLOOR 120' - 0 3/4"


A - 4TH FLOOR 130' - 1 1/8"


A - 5TH FLOOR 140' - 1 1/2"


A - TRUSS BEARING 149' - 2 1/4"

25.39 mUN/S OF ROOF TRUSSES

(9' -

0 3

/4")

2.76

m

(10'

- 0

3/8

")

3.06

m

(10'

- 0

3/8

")

3.06

m

(10'

- 0

3/8

")

3.06

m

(10'

- 0

3/8

")

3.06

m

EHCCC

?

A

H

A

C

A HA

E

A - 1ST FLOOR 100' - 0"


A - 2ND FLOOR 110' - 0 3/8"


A - 3RD FLOOR 120' - 0 3/4"


A - 4TH FLOOR 130' - 1 1/8"


A - 5TH FLOOR 140' - 1 1/2"




(9' -

0 3

/4")

2.76

m

(10'

- 0

3/8

")

3.06

m

(10'

- 0

3/8

")

3.06

m

(10'

- 0

3/8

")

3.06

m

(10'

- 0

3/8

")

3.06

m

EC

BH A

CE


0' 4' 8'

SCALE: 1/8" = 1'-0"

16' 24'

BUILDING FINISHES

HARDIEPANEL®- AGED PEWTER

HARDIEPANEL®- NAVAJO BEIGE

HARDIEPLANK® LAP SIDING- AGED PEWTER

CULTURED STONE®SOUTHERN LEDGESTONE- ASPEN

WOOD FASCIA/WINDOW/BUILDING TRIM- BENJAMIN MOORE®- ESPRESSO BEAN (CSP - 30)

BUILDING TRIM

DECORATIVE TRIMHARDIETRIM®- CHESTNUT BROWN

HARDIEPANEL®- COBBLESTONE

E

G H

C

A

F

D

HARDIEPANEL®- GRAY SLATE

B

VERTICAL ALUMINUM RAILS- GENTEK®- SADDLE BROWN 569

J ASPHALT SHINGLES- CAMBRIDGE BY IKO- DUAL BLACK

A - ELEVATIONS


1/8" = 1'-0"

NORTH ELEVATION

1/8" = 1'-0"

EAST ELEVATION


A - 1ST FLOOR 100' - 0"


A - 2ND FLOOR 110' - 0 3/8"


A - 3RD FLOOR 120' - 0 3/4"


A - 4TH FLOOR 130' - 1 1/8"


A - 5TH FLOOR 140' - 1 1/2"




(9' -

0 3

/4")

2.76

m

(10'

- 0

3/8

")

3.06

m

(10'

- 0

3/8

")

3.06

m

(10'

- 0

3/8

")

3.06

m

(10'

- 0

3/8

")

3.06

m

CC EE

H

C

H

E

H

C

AH GAE

EE

B

A - 1ST FLOOR 100' - 0"


A - 2ND FLOOR 110' - 0 3/8"


A - 3RD FLOOR 120' - 0 3/4"


A - 4TH FLOOR 130' - 1 1/8"


A - 5TH FLOOR 140' - 1 1/2"




(9' -

0 3

/4")

2.76

m

(10'

- 0

3/8

")

3.06

m

(10'

- 0

3/8

")

3.06

m

(10'

- 0

3/8

")

3.06

m

(10'

- 0

3/8

")

3.06

m

E C

H

A

C

E

E


0' 4' 8'

SCALE: 1/8" = 1'-0"

16' 24'

BUILDING FINISHES

HARDIEPANEL®- AGED PEWTER


HARDIEPLANK® LAP SIDING- AGED PEWTER



BUILDING TRIM



E

G H

C

A

F

D


B



A - ELEVATIONS


1/8" = 1'-0"

SOUTH ELEVATION

1/8" = 1'-0"

WEST ELEVATION


10

10

L L

13

H

16

16

15 14

11

11

F

G

JJ

KK

PQPQ

P21 12

12

ELEV.NO. 2

ELEV.NO. 3

STAIR NO. 3

STAI

R NO

. 5

PG

P17

UNIT A1

UNIT BUNIT B

UNIT D(ADAPTABLE)

UNIT A1

UNIT H

UNIT H

UP

DN

UPDN


MEC

HA

NIC

AL V

ENT

SH

AFT

ALL WEATHERDECK

ALL WEATHER DECK

ALL WEATHERDECK

ALL WEATHER DECK ALL WEATHER DECK ALL WEATHER DECK ALL WEATHER DECK

ALL WEATHER DECK

ALL WEATHER DECK

ALL WEATHERDECK

ALL WEATHER DECK

ELEC.

CORRIDORCORRIDOR

ELEC

.

ALL WEATHERDECK

UNIT A2

LOBBY

(37' - 0")

11.28 m

(23' - 0")

7.01 m

(46' - 3 1/2")

14.11 m

(46' - 3 1/2")

14.11 m

(34' - 2")

10.41 m

(186' - 9")

56.92 m

E E

(43'

- 6"

)

13.2

6 m

(31'

- 0"

)

9.45

m

(31'

- 0"

)

9.45

m

(23'

- 0"

)

7.01

m

(33'

- 2"

)

10.1

1 m

(161

'-8"

)

49.2

8m

(34' - 2")

10.41 m

(46' - 3 1/2")

14.11 m(1' - 0 1/2")0.32 m

(22' - 3")

6.78 m

(37' - 9 1/2")

11.52 m

(45' - 2 1/2")

13.78 m

(103' - 9")

31.62 m

(83' - 0")

25.30 m

(44'

-81/

2")

13.6

3m

(37'

-91/

2")

11.5

2m

(22'

-3")

6.78

m

(0'-

9")

0.23

m

(23'

-0")

7.01

m

(33'

-2")

10.1

1m

(82'

-6")

25.1

5m

(79'

-2")

24.1

3m

MEETING ROOM(AMENITY)

INDOORPLAYROOM(AMENITY)

122.5 SQM

122.5 SQM

PATIO

PATIO

PATIO

MAIL

STAIR NO. 4

DN

UNIT D(ADAPTABLE)

UNIT D(ADAPTABLE)

PRO

PER

TY L

INE

UNIT A4

UNIT A3

MFE: 13.55m

STRATAOFFICE

CO

ATS

PLAYROOMSTORAGEUNIV.

BATH.

COATS

UNIV.BATH.

MEETINGSTORAGE

JAN.

KITCHEN

PLAY STATION

CU

BBI

ES

RETRACTABLEPANELS


0' 4' 8'

SCALE: 3/32" = 1'-0"

16' 24'

B - FIRST FLOORPLAN

FOREST RIDGE,BLDG B 74 UNITS


1,645.6 SQM (17,713 SQF)

NORTH


B - 1ST FLOOR 110' - 4"


B - 2ND FLOOR 120' - 4 3/8"


B - 3RD FLOOR 130' - 4 3/4"


B - 4TH FLOOR 140' - 5 1/8"


B - 5TH FLOOR 150' - 5 1/2"


B - TRUSS BEARING 159' - 6 1/4"


(9' -

0 3

/4")

2.76

m

(10'

- 0

3/8

")

3.06

m

(10'

- 0

3/8

")

3.06

m

(10'

- 0

3/8

")

3.06

m

(10'

- 0

3/8

")

3.06

m

E G

A

A

C A E H

B A SUBMISSION TO ADPADP MEETING DATE: JANUARY 26, 2017CITY OF SURREY FILE NUMBER: 7915-0255-00

0' 4' 8'

SCALE: 1/8" = 1'-0"

16' 24'

B - 1ST FLOOR 110' - 4"


B - 2ND FLOOR 120' - 4 3/8"


B - 3RD FLOOR 130' - 4 3/4"


B - 4TH FLOOR 140' - 5 1/8"


B - 5TH FLOOR 150' - 5 1/2"




C E F C C

A

H

GAH

(9' -

0 3

/4")

2.76

m

(10'

- 0

3/8

")

3.06

m

(10'

- 0

3/8

")

3.06

m

(10'

- 0

3/8

")

3.06

m

(10'

- 0

3/8

")

3.06

m

A E

A

BUILDING FINISHES

HARDIEPANEL®- MONTEREY TAUPE


HARDIEPLANK® LAP SIDING- MONTEREY TAUPE



BUILDING TRIM



E

G H

C

A

F

D


B



B - ELEVATIONSFOREST RIDGE,BLDG B 74 UNITS

1/8" = 1'-0"

NORTH ELEVATION

1/8" = 1'-0"

WEST ELEVATION


B - 1ST FLOOR 110' - 4"


B - 2ND FLOOR 120' - 4 3/8"


B - 3RD FLOOR 130' - 4 3/4"


B - 4TH FLOOR 140' - 5 1/8"


B - 5TH FLOOR 150' - 5 1/2"




(9' -

0 3

/4")

2.76

m

(10'

- 0

3/8

")

3.06

m

(10'

- 0

3/8

")

3.06

m

(10'

- 0

3/8

")

3.06

m

(10'

- 0

3/8

")

3.06

m

AA

E EC

E

H

C E

C

H

HC A

A

B - 1ST FLOOR 110' - 4"


B - 2ND FLOOR 120' - 4 3/8"


B - 3RD FLOOR 130' - 4 3/4"


B - 4TH FLOOR 140' - 5 1/8"


B - 5TH FLOOR 150' - 5 1/2"




CE

A

A

(9' -

0 3

/4")

2.76

m

(10'

- 0

3/8

")

3.06

m

(10'

- 0

3/8

")

3.06

m

(10'

- 0

3/8

")

3.06

m

(10'

- 0

3/8

")

3.06

m

C

CCEA EH

A

BUILDING FINISHES

HARDIEPANEL®- MONTEREY TAUPE


HARDIEPLANK® LAP SIDING- MONTEREY TAUPE



BUILDING TRIM



E

G H

C

A

F

D


B




0' 2' 4' 8'

SCALE: 1/4" = 1'-0"

12'

B - ELEVATIONSFOREST RIDGE,BLDG B 74 UNITS

1/8" = 1'-0"

SOUTH ELEVATION

1/8" = 1'-0"

EAST ELEVATION


P8.

P8.

P3.

P3.

PE. PE.

P5.

P5.

ELEVNO. 4

ELEVNO. 5

UPDN

UP

DN

BIKESTORAGE

STORAGELOCKER

(8' - 6")

2.60 m


DRIVE AISLE

DR

IVE

AIS

LE


(9' - 0")

2.75 m

STAIRNO.6

VIS.H/CVIS.

VIS.VIS.VIS.VIS.VIS.VIS.VIS.

TRAN

SFO

RM

ER

VIS.

P1EXHAUST

P2EXHAUST

P2SUPPLY

ELEC/MECH

LOBBY LOBBY

STAIRNO. 7

VESTIBULE

STORAGELOCKER

STORAGELOCKER

STORAGELOCKER

(8'-

6")

2.60

m

VE

STIB

ULE

GARBAGE/RECYCLE

RAMPDOW

N

TOP2 LEVEL

RAMP UP TOGRADE

P7.

P7.

P6.

P6.

P4.

PD. PD.

PC.PB.

PA. PA.

PF. PF.

PG. PG.

PH. PH.

P1.

P1.

P2.

P2.

(8' - 6")

2.60 m

VIS.

SU

EX

(275' - 7 1/2")

84.00 m

(128

'-10

")

39.2

7m

(275' - 7 1/2")

84.00 m

(128

'-10

")

39.2

7m

(22' - 3")

6.78 m

(35' - 2")

10.72 m

(87' - 11")

26.80 m

(17' - 1")

5.21 m

(23' - 0")

7.01 m

(28' - 10")

8.79 m 61' - 4 1/2"

(22' - 3")

6.78 m

(123' - 1")

37.52 m

(17' - 1")

5.21 m

(23' - 0")

7.01 m

(28' - 10")

8.79 m

(61' - 4 1/2")

18.70 m

(20'

-3")

6.17

m

(26'

-11"

)

8.20

m

(19'

-91/

2")

6.03

m

(16'

-21/

2")

4.94

m

(23'

-0")

7.01

m

(22'

-8")

6.91

m

(24'

-2")

7.37

m

(23'

-0")

7.01

m

(19'

-91/

2")

6.03

m

(16'

-21/

2")

4.94

m

(23'

-0")

7.01

m

(22'

-8")

6.91

m

(5'-

6")

1.68

m

(18'

-0")

5.49

m

(23'

-0")

7.01

m

(18'

-0")

5.49

m

(18'

-0")

5.49

m

(23'

-0")

7.01

m

(18'

-0")

5.49

m

(4'-

0")

1.22

m

PROPERTY LINE

PROPERTY LINE

ELEC/MECH

VIS.

S/CS/C

PARKADE SOUTH - LVL P1: 11.05m

GLAZING

GLA

Z.

GLA

Z.

GLAZING

GLAZING

LEGENDS/C - SMALL CAR PARKING STALL



SU - SUPPLY AIR

EX - EXHAUST AIR

CB - CATCH BASIN



REQUIRED PARKING

AUTOMOBILE



BICYCLE



STORAGE



SMALL CARS: 2 ON THIS LEVEL - 35% MAX. OF REQUIRED PARKING (46 STALLS ALLOWED) - STALL DIMENSIONS 4.9m x 2.6m (16'-0" x 8'-6"m) MIN. - STALLS TO BE CLEARLY LABELED "SMALL CAR"

VISITOR STALLS: 12 ON THIS LEVEL - STALL DIMENSIONS: 5.8m x 2.6m (18'-0" x 8'-6") - H/C STALL MIN. DIMENSIONS 5.5m x 3.7m (18'-0" x 12'-0") - VIS. STALLS TO BE CLEARLY LABELED "VISITOR ONLY"

BICYCLE STALLS: 44 ON THIS LEVEL - IN STORAGE LOCKERS: 30 - IN BICYCLE STORAGE ROOM: 14

STORAGE LOCKERS: 30 ON THIS LEVEL - LOCKER DIMENSIONS 2.4 x 1.2m (8'- 0" x 4'- 0")


GARBAGE ROOM: 26.7 SQM. (287 SQFT.)- WASTE REMOVAL TO BE PROVIDED BY A PRIVATE CONTRACTOR1. IMPERIAL FLOOR GRADE ELEVATIONS ARE ASSUMED.



P1

NOTES

PROVIDED PARKING

AUTOMOBILE

117 RESIDENT PARKING STALLS (50 ON P1 + 67 ON P2)12 VISITOR STALLS (11 NORMAL + 1 H/C ON P1)


BICYCLE

60 RESIDENT BIKE STALLS IN LOCKERS (30 ON P1 + 30 ON P2)14 RESIDENT BIKE STALLS IN A STORAGE ROOM ON P16 VISITOR BIKE STALLS ON SURFACE



0' 4' 8'

SCALE: 3/32" = 1'-0"

16' 24'

UNDERGROUNDPARKING SOUTH -LVL P1

FOREST RIDGE

3/32" = 1'-0"PARKADE SOUTH - LVL 1

NO

RTH


P8.

P8.

P3.

P3.

PE. PE.

P5.

P5.

ELEVNO. 4

ELEV.NO. 5

STAIRNO.6

STORAGELOCKER

DRIVE AISLE

DR

IVE

AIS

LE

(9' - 0")

2.75 m

LOBBYGENERATOR

LOBBY

ELEC/MECH

UP

ELEC/MECH

ELEV/MACH

P2EXHAUST

P2SUPPLY

UP

STORAGELOCKER

STORAGELOCKER

(8'-

6")

2.60

m

VESTIBULE

VE

STIB

ULE

STORAGELOCKER

RAMP UP TOLEVEL P1

P7.

P7.

P6.

P6.

P4.

PD. PD.

PC.PB.

PA. PA.

PF. PF.

PG. PG.

PH. PH.

P1.

P1.

(8' - 6")

2.60 m

12' x 5' VISIBILITYOPENING

SU

EX

PROPERTY LINE

PROPERTY LINE

(275' - 7 1/2")

84.00 m

(128

' - 1

0")

39.2

5 m

(275' - 7 1/2")

84.00 m

(128

' - 1

0")

39.2

5 m

(83' - 7 1/2")

25.50 m

(35' - 2")

10.70 m

(87' - 11")

26.80 m

(17' - 1")

5.20 m

(23' - 0")

7.00 m

(28' - 10")

8.80 m

(83' - 7 1/2")

25.50 m

(123' - 1")

37.50 m

(17' - 1")

5.20 m

(23' - 0")

7.00 m

(28' - 10")

8.80 m

(20'

- 3"

)

6.15

m

(26'

- 11

")

8.20

m

(19'

- 9

1/2"

)

6.05

m

(16'

- 2

1/2"

)

4.95

m

(23'

- 0"

)

7.00

m

(22'

- 8"

)

6.90

m

(24'

- 2"

)

7.35

m

(23'

- 0"

)

7.00

m

(19'

- 9

1/2"

)

6.05

m

(16'

- 2

1/2"

)

4.95

m

(23'

- 0"

)

7.00

m

(22'

- 8"

)

6.90

m

(5' -

6")

1.70

m

(18'

- 0"

)

5.50

m

(23'

- 0"

)

7.00

m

(18'

- 0"

)

5.50

m

(18'

- 0"

)

5.50

m

(23'

- 0"

)

7.00

m

(18'

- 0"

)

5.50

m

(4' -

0")

1.20

m

S/C

S/C

H/C

(8' - 6")

2.60 m

S/CS/C

PARKADE SOUTH - LVL P2: 7.80m

GLAZING

GLA

Z.

GLA

Z.

GLAZING

GLAZING

P2LEGENDS/C - SMALL CAR PARKING STALL



SU - SUPPLY AIR

EX - EXHAUST AIR

CB - CATCH BASIN



REQUIRED PARKING

AUTOMOBILE



BICYCLE



STORAGE



SMALL CARS: 4 ON THIS LEVEL - 35% MAX. OF REQUIRED PARKING (46 STALLS ALLOWED) - STALL DIMENSIONS 4.9m x 2.6m (16'-0" x 8'-6"m) MIN. - STALLS TO BE CLEARLY LABELED "SMALL CAR"

BICYCLE STALLS: 30 ON THIS LEVEL - IN STORAGE LOCKERS: 30

STORAGE LOCKERS: 30 ON THIS LEVEL - LOCKER DIMENSIONS 2.4 x 1.2m (8'- 0" x 4'- 0")





NOTES

PROVIDED PARKING

AUTOMOBILE

117 RESIDENT PARKING STALLS (50 ON P1 + 67 ON P2)12 VISITOR STALLS (11 NORMAL + 1 H/C ON P1)


BICYCLE

60 RESIDENT BIKE STALLS IN LOCKERS (30 ON P1 + 30 ON P2)14 RESIDENT BIKE STALLS IN A STORAGE ROOM ON P16 VISITOR BIKE STALLS ON SURFACE



0' 4' 8'

SCALE: 3/32" = 1'-0"

16' 24'

UNDERGROUNDPARKING SOUTH -LVL P2

FOREST RIDGE

3/32" = 1'-0"PARKADE SOUTH - LVL 2

NO

RTH


ELEV.NO. 5

P8.

P8. 1.

1.

A.A.

B. B.

8.

8.

7.

7. 5. 3. 2.9.

6. P3.

PE. PE.

P5. 4.

(34' - 2")

10.41 m

(35' - 6")

10.82 m

(46' - 3 1/2")

14.11 m

(46' - 3 1/2")

14.11 m

(31' - 0")

9.45 m

(23' - 0")

7.01 m

(260' - 10 5/8")

79.50 m

(34'

-91/

2")

10.6

0 m

(40'

- 2

1/2"

)

12.2

6 m

(75'

- 0"

)

22.8

6 m

(28' - 8")

8.74 m

(40' - 3")

12.27 m

(0' - 9")

0.23 m

(46' - 3 1/2")

14.11 m

(35' - 9 1/2")

10.91 m

(40' - 3")

12.27 m

(0' - 9")

0.23 m

(260' - 10 5/8")

79.50 m

(40'

- 2

1/2"

)

12.2

6 m

(34'

- 9

1/2"

)

10.6

0 m

(75'

- 0"

)

22.8

6 m

UP

ALL WEATHER DECK ALL WEATHER DECK ALLWEATHER

DECK

ALL WEATHER DECK

ALL WEATHERDECK

ALL WEATHER DECK

ALL WEATHERDECK

UP

DN

UNIT D(ADAPTABLE)

UNIT D(ADAPTABLE) UNIT H

UNIT KUNIT EUNIT CUNIT E

ELEC.

CORRIDOR CORRIDOR

ELEC.

ALL WEATHERDECK

ALL WEATHERDECK

STAIRNO. 7

STAIRNO. 6

DN

UNIT C

RAMP TO UNDERGROUNDPARKING BELOW

LOBBYMAI

L

UNIT G

UNIT D(ADAPTABLE)

94 SQM

PROPERTY LINE

(68' - 1 5/8")

20.75 m

(44' - 7 5/8")

13.60 m

EXERCISE ROOM(AMENITY)

UNIV.BATH. JAN.

MFE: 14.40m

5ADP 42

PATIO

STRG

.

FREE WEIGHTAREA

MIRROR

ELEVNO. 4

TRE

ADM

ILL

ELL

IPTI

CA

L

RO

WIN

G

STA

TIO

N.

BIK

E

MULTI.MACHINE

CU

BBI

ES

PATIO

EXERCISEMATS

MECHANICALVENT SHAFT MECHANICAL VENT SHAFT


0' 4' 8'

SCALE: 3/32" = 1'-0"

16' 24'

C - FIRST FLOORPLAN

FOREST RIDGE,BLDG C 58 UNITS


1,342.0 SQM (14,444 SQF)

NO

RTH


A A A

C

FEHEC

G

E E E H

C - 1ST FLOOR 113' - 1 1/2"


C - 2ND FLOOR 123' - 1 7/8"


C - 3RD FLOOR 133' - 2 1/4"


C - 4TH FLOOR 143' - 2 5/8"


C - 5TH FLOOR 153' - 3"


C - TRUSS BEARING 162' - 3 3/4"


(9' -

0 3

/4")

2.76

m

(10'

- 0

3/8

")

3.06

m

(10'

- 0

3/8

")

3.06

m

(10'

- 0

3/8

")

3.06

m

(10'

- 0

3/8

")

3.06

m

E

BA C

H

H

H

0' 4' 8'

SCALE: 1/8" = 1'-0"

16' 24'


BUILDING FINISHES

HARDIEPANEL®- BOOTHBAY BLUE


HARDIEPLANK® LAP SIDING- BOOTHBAY BLUE



BUILDING TRIM



E

G H

C

A

F

D


B



C - ELEVATIONSFOREST RIDGE,BLDG C 58 UNITS

1/8" = 1'-0"

NORTH ELEVATION

1/8" = 1'-0"

EAST ELEVATION


E

?

C E C E C

A

?

A

A

B

HC E

A

H

C - 1ST FLOOR 113' - 1 1/2"


C - 2ND FLOOR 123' - 1 7/8"


C - 3RD FLOOR 133' - 2 1/4"


C - 4TH FLOOR 143' - 2 5/8"


C - 5TH FLOOR 153' - 3"




(9' -

0 3

/4")

2.76

m

(10'

- 0

3/8

")

3.06

m

(10'

- 0

3/8

")

3.06

m

(10'

- 0

3/8

")

3.06

m

(10'

- 0

3/8

")

3.06

m

E E C G E

H

E

H

A

H

0' 4' 8'

SCALE: 1/8" = 1'-0"

16' 24'


BUILDING FINISHES

HARDIEPANEL®- BOOTHBAY BLUE


HARDIEPLANK® LAP SIDING- BOOTHBAY BLUE



BUILDING TRIM



E

G H

C

A

F

D


B



C - ELEVATIONSFOREST RIDGE,BLDG C 58 UNITS

1/8" = 1'-0"

SOUTH ELEVATION

1/8" = 1'-0"

WEST ELEVATION


B - 1ST FLOOR110' - 4"

13.55 m TOP OF SUSPENDED SLAB

B - 2ND FLOOR120' - 4 3/8"

16.61 m TOP OF CONCRETE TOPPING

B - 3RD FLOOR130' - 4 3/4"


B - 4TH FLOOR140' - 5 1/8"


B - 5TH FLOOR150' - 5 1/2"


B - TRUSS BEARING159' - 6 1/4"

28.54 m UN/S OF ROOF TRUSSES

A - 1ST FLOOR 100' - 0"


A - 2ND FLOOR 110' - 0 3/8"


A - 3RD FLOOR 120' - 0 3/4"


A - 4TH FLOOR 130' - 1 1/8"


A - 5TH FLOOR 140' - 1 1/2"




PARKADE NORTH - LVL 289' - 0"


PARKADE NORTH - LVL 2 89' - 0"



3.80 mTOP OF SLAB ON GRADE



BLDG ABLDG B

(9' -

0 3

/4")

2.76

m

(10'

- 0

3/8"

)

3.06

m

(10'

- 0

3/8"

)

3.06

m

(10'

- 0

3/8"

)

3.06

m

(10'

- 0

3/8"

)

3.06

m

(11'

- 0"

)

3.35

m

(10'

- 8"

)

3.25

m

(9' -

0 3

/4")

2.76

m

(10'

- 0

3/8"

)

3.06

m

(10'

- 0

3/8"

)

3.06

m

(10'

- 0

3/8"

)

3.06

m

(10'

- 0

3/8"

)

3.06

m

(10'

- 8"

)

3.25

m

(10'

- 8"

)

3.25

m

PARKADE NORTH

PROPERTY LINE

PROPERTY LINE

CORRIDOR

CORRIDOR

CORRIDOR

CORRIDOR

CORRIDOR

CORRIDOR

CORRIDOR

CORRIDOR

CORRIDOR

CORRIDOR

A - 1ST FLOOR100' - 0"


A - 2ND FLOOR110' - 0 3/8"


A - 3RD FLOOR120' - 0 3/4"


A - 4TH FLOOR130' - 1 1/8"


A - 5TH FLOOR140' - 1 1/2"


A - TRUSS BEARING149' - 2 1/4"


C - 1ST FLOOR 113' - 1 1/2"


C - 2ND FLOOR 123' - 1 7/8"


C - 3RD FLOOR 133' - 2 1/4"


C - 4TH FLOOR 143' - 2 5/8"


C - 5TH FLOOR 153' - 3"







3.80 m TOP OF SLAB ON GRADE

PARKADE SOUTH - LVL 1 102' - 1 1/2"




BLDG A

BLDG C

PARKADE SOUTH

PARKADE NORTHPROPERTY LINE

PROPERTY LINE

UNIT A1

UNIT A1

UNIT A1

UNIT A1

(9' -

0 3

/4")

2.76

m

(10'

- 0

3/8"

)

3.06

m

(10'

- 0

3/8"

)

3.06

m

(10'

- 0

3/8"

)

3.06

m

(10'

- 0

3/8"

)

3.06

m

(11'

- 0"

)

3.35

m

(10'

- 8"

)

3.25

m

(9' -

0 3

/4")

2.76

m

(10'

- 0

3/8"

)

3.06

m

(10'

- 0

3/8"

)

3.06

m

(10'

- 0

3/8"

)

3.06

m

(10'

- 0

3/8"

)

3.06

m

(11'

- 0"

)

3.35

m

(10'

- 8"

)

3.25

m

10.71 m

UNIT B

UNIT B

UNIT B

UNIT B UNIT E

UNIT E

UNIT E

UNIT E

UNIT E

UNIT F

UNIT F

UNIT F

UNIT F

UNIT F

B - 1ST FLOOR110' - 4"


B - 2ND FLOOR120' - 4 3/8"


B - 3RD FLOOR130' - 4 3/4"


B - 4TH FLOOR140' - 5 1/8"


B - 5TH FLOOR150' - 5 1/2"


B - TRUSS BEARING159' - 6 1/4"


C - 1ST FLOOR 113' - 1 1/2"


C - 2ND FLOOR 123' - 1 7/8"


C - 3RD FLOOR 133' - 2 1/4"


C - 4TH FLOOR 143' - 2 5/8"


C - 5TH FLOOR 153' - 3"












PARKADE NORTHPARKADE SOUTH

BLDG B

BLDG C

(9' -

0 3

/4")

2.76

m

(10'

- 0

3/8"

)

3.06

m

(10'

- 0

3/8"

)

3.06

m

(10'

- 0

3/8"

)

3.06

m

(10'

- 0

3/8"

)

3.06

m

(11'

- 0"

)

3.35

m

(10'

- 8"

)

3.25

m

(9' -

0 3

/4")

2.76

m

(10'

- 0

3/8"

)

3.06

m

(10'

- 0

3/8"

)

3.06

m

(10'

- 0

3/8"

)

3.06

m

(10'

- 0

3/8"

)

3.06

m

(10'

- 8"

)

3.25

m

(10'

- 8"

)

3.25

m

PROPERTY LINEPROPERTY LINE

12.95 m

UNIT G

UNIT G

UNIT G

UNIT G

UNIT G


0' 8'

SCALE: 1/16" = 1'-0"

16' 32' 48'

1/16" = 1'-0"SITE SECTION NO.1



SECTION VIEWPLAN VIEW

FACE MOUNTEDVERTICAL ALUMINUM RAILS(SEE SHOP DRAWINGS)

ALL WEATHERDECK

A/C DECK

4"

2 1/

2"

4"

2 1/

2"

4"4"

2 1/2"4"

2 1/2"4" 4"

4" MAX SPACING

CONFIRM SIZE & LOCATIONWITH SHOP DRAWINGS

A/C DECK

A/C DECK

FLOOR JOIST

MOUNTING BRACKET(SEE SHOP DRAWINGS)

4" 1"1" 4"


0' 2' 4' 8'

SCALE: 1/4" = 1'-0"

12'

FACE MOUNTED GUARD RAILING

1' -

6"

TYP.

1' -

6"1'

- 6"

1' -

6"

2" CONCRETE REVEALS

UNDERGROUND PARKING GARAGE RAMP

C - 1ST FLOOR 113' - 1 1/2"


C - 2ND FLOOR 123' - 1 7/8"






BLDG C LOBBY

4.07% 14.15 m14.40 m

ENTRY146a STREET

PARKADE SOUTH

PRO

PER

TY L

INE

STR

EET

RO

W

SETB

ACK

SIDEWALK

(10'

- 0

3/8"

)

3.06

m

(11'

- 0"

)

3.35

m

(10'

- 8"

)

3.25

m

1.00

m

A - 1ST FLOOR 100' - 0"


A - 2ND FLOOR 110' - 0 3/8"






BLDG A

PARKADE NORTH

PARKADE NORTH

11.03 m 146a STREETSIDEWALK

PRO

PER

TY L

INE

STR

EET

RO

W

SETB

ACK

3.50% 9.96 m

1.00

m

(10'

- 0

3/8"

)

3.06

m

(11'

- 0"

)

3.35

m

(10'

- 8"

)

3.25

m

DETAILS

FOREST RIDGE


1" = 1'-0"VERTICAL ALUMINUM RAILS

1/4" = 1'-0"RAMP DETAIL

1/4" = 1'-0"BLDG C LOBBY SECTION

1/4" = 1'-0"BLDG A LOBBY SECTION

PAVERS IN WOODLOOKING FINISH

CONCRETE PATIO

BARK MULCH UNDER EX. TREES

CITY SIDEWALK

CONCRETE RETAINING WALL

SIGNAGE WALL

CORNER PLAZA

48" SOLID WOOD FENCE

CONCRETE PATIO

36" METAL FENCE

36" HT. METAL FENCE

CITY SIDEWALK

STREET TREES BY CITY

LAWN BLVD.

GRAVEL TRAIL SNAKESAROUND EXISTING TREES

PUTTING GREEN(SYNTHETIC GRASS)

OPEN LAWN AREA FORBOCCE, DARTS,

HORSESHOES, & CROQUET

LIQUIDAMBAR STYRACIFLUA'WORPLESDON'

NATIVE PLANTINGSTO EXTEND WEST COAST

FOREST IMAGE

GRAVEL PATH

OPEN LAWN AREA FORBOCCE, DARTS,

HORSESHOES, & CROQUET

CONCRETEPATIO

CORNUS FLORIDA 'RUBRA'

ACER PALMATUM 'BLOODGOOD'

5' HT WOOD PRIVACYFENCE ON TOP OF SLAB


24X12CONCRETE

PADS


SIGNAGE

STREET TREESBY CITY

GATE

SIGNAGE

BOULDERS & LOGSAT SIDE OF TRAILFOR SITTING/CLIMBING

BARK MULCHUNDER EX. TREES

BARK MULCHUNDER EX. TREES

CONCRETE BENCH

SAW-CUT CONCRETE

DECORATIVE WALLACER RUBRUM 'BOWHALL'

LAWN

LAWN

LAWN

CONCRETEPATIO

LAWN

LAWN

PICEA OMORIKA

GRAVEL DRAINSTRIP AT BLDG.

2' HT. STONEFACED WALL

STONE FACED LOW WALL

STONE FACED LOW WALL

146A

STR

EE

T

WINTER CRESCENT

McDOUGALL DRIVE

KING G

EORGE

BOULE

VARD

DECORATIVE PAVING

DECORATIVE PAVING

2' HT. STONEFACED WALL

ASPHALT PATH

FITNESS STATION

FITNESS STATION

SHADE TOLERANT GROUNDCOVER

PLANTED SIZE / REMARKSCOMMON NAMEBOTANICAL NAMEPLANT SCHEDULE

KEY QTYTREE

12 ACER CIRCINATUM VINE MAPLE 5CM CAL., 3 STEM, CLUMP9 ACER JAPONICUM 'ACONITIFOLIUM' FERNLEAF FULLMOON MAPLE 5CM CAL., 1.5M STD.2 ACER PALMATUM 'SANGO KAKU' CORAL BARK MAPLE 5CM CAL., 1.5M STD.3 ACER RUBRUM 'BOWHALL' COLUMNAR BOWHALL MAPLE 6CM CAL; 2M STD; B&B4 CERCIDIPHYLLUM JAPONICUM KATSURA TREE 6CM CAL; 1.8M STD; B&B14 CORNUS FLORIDA 'RUBRA' PINK FLOWERING DOGWOOD 5CM CAL. 1.5M STD., B&B14 CORNUS KOUSA X NUTTALLII 'STARLIGHT' STARLIGHT HYBRID DOGWOOD 5CM CAL., 1.5M STD., B&B10 LIQUIDAMBAR STYRACIFLUA 'WORPLESDON' SWEETGUM 6CM CAL; 2M STD; B&B5 MAGNOLIA x 'SUSAN' SUSAN MAGNOLIA (RED-PURPLE) 3M HT; B&B STD FORM10 PICEA OMORIKA SERBIAN SPRUCE 3M HT; B&B8 SORBUS HUPEHENSIS 'PINK PAGODA' PINK PAGODA MOUNTAIN ASH 6CM CAL 1.5M STD;B&B

NOTES: * PLANT SIZES IN THIS LIST ARE SPECIFIED ACCORDING TO THE CANADIAN LANDSCAPE STANDARD, LATEST EDITION. CONTAINER SIZES SPECIFIEDAS PER CNLA STANDARDS. BOTH PLANT SIZE AND CONTAINER SIZE ARE THE MINIMUM ACCEPTABLE SIZES. * REFER TO SPECIFICATIONS FOR DEFINEDCONTAINER MEASUREMENTS AND OTHER PLANT MATERIAL REQUIREMENTS. * SEARCH AND REVIEW: MAKE PLANT MATERIAL AVAILABLE FOR OPTIONALREVIEW BY LANDSCAPE ARCHITECT AT SOURCE OF SUPPLY. AREA OF SEARCH TO INCLUDE LOWER MAINLAND AND FRASER VALLEY. * SUBSTITUTIONS:OBTAIN WRITTEN APPROVAL FROM THE LANDSCAPE ARCHITECT PRIOR TO MAKING ANY SUBSTITUTIONS TO THE SPECIFIED MATERIAL. UNAPPROVEDSUBSTITUTIONS WILL BE REJECTED. ALLOW A MINIMUM OF FIVE DAYS PRIOR TO DELIVERY FOR REQUEST TO SUBSTITUTE. SUBSTITUTIONS ARE SUBJECT TOCANADIAN LANDSCAPE STANDARD - DEFINITION OF CONDITIONS OF AVAILABILITY. ALL LANDSCAPE MATERIAL AND WORKMANSHIP MUST MEET OR EXCEEDCANADIAN LANDSCAPE STANDARD'S LATEST EDITION. ALL PLANT MATERIAL MUST BE PROVIDED FROM CERTIFIED DISEASE FREE NURSERY

PMG PROJECT NUMBER: 15-123TREES

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SCALE:

DATE:

PMG PROJECT NUMBER: 15-123

OF 10

DRAWING TITLE:

SURREY, BC

RESIDENTIAL DEV.

PROJECT:

DRAWING NUMBER:

REVISION DESCRIPTIONNO. DATE DR.

McDOUGAL DRIVE

SEAL:

Copyright reserved. This drawing and design is theproperty of PMG Landscape Architects and may not bereproduced or used for other projects without theirpermission.

c

CLIENT:

Burnaby, British Columbia, V5C 6G9p: 604 294-0011 ; f: 604 294-0022

Suite C100 - 4185 Still Creek Drive

1 16.NOV.04 NEW SITE PLAN DO

2 17.JAN.16 NEW SITE PLAN DO/MM

3 17.JAN.17 MUN. COMMENTS MM

4 17.FEB.20 ADP COMMENTS MM

5 17.MARCH.23 REV. AS PER MUN. COMMENTS MM

LANDSCAPEPLAN

L116.MAY.10

1"=30'-0"

MM

MM

MCY

McDOUGALL DRIVE

RGE BO

ULEVA

RD

BLDG. B

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RESIDENTIAL DEV.

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McDOUGAL DRIVE

SEAL:


c

CLIENT:








SHRUB PLANTINGENLARGEMENT

L216.MAY.10

1"=10'-0"

MM

MM

MCY

146A

STR

EE

T

BLDG. C

146A

STR

EE

T

WINTER CRESCENT

BLDG. A

PLANTED SIZE / REMARKSCOMMON NAMEBOTANICAL NAMEPLANT SCHEDULE

KEY QTY

SHRUBBUXUS MICROPHYLLA 'WINTER GEM' LITTLE-LEAF BOX #3 POT; 40CMCEANOTHUS THYRSIFLORUS 'VICTORIA' CALIFORNIA LILAC #3 POT; 50CMCORNUS SERICEA 'KELSEYI' DWARF KELSEY DOGWOOD #2 POT; 50CMGAULTHERIA SHALLON SALAL #2 POT; 45CMHYDRANGEA PANICULATA 'QUICK FIRE' QUICK FIRE HYDRANGEA #3 POT; 60CMHYDRANGEA QUERCIFOLIA OAKLEAF HYDRANGEA #3 POT; 80CMHYDRANGEA SERRATA 'BLUEBIRD' MOUNTAIN HYDRANGEA; LACECAP BLUE #3 POT; 40CMKALMIA LATIFOLIA 'ELF' DWARF MOUNTAIN LAUREL #2 POT; 30CMKERRIA JAPONICA 'PLENIFLORA' JAPANESE KERRIA #2 POT; 50CMMAHONIA AQUIFOLIUM 'COMPACTA' COMPACT OREGON GRAPE HOLLY #3 POT; 40CMNANDINA DOMESTICA 'FIRE POWER' DWARF HEAVENLY BAMBOO #2 POT; 20CM PIERIS JAPONICA 'FOREST FLAME' PIERIS #3 POT; 50CMPRUNUS LAUROCERASUS 'REYNVAANII' RUSSIAN LAUREL #3 POT; 60CMRHODODENDRON 'ANAH KRUSCHKE' RHODODENDRON; BLUE #3 POT; 50CMRHODODENDRON 'P.J.M.' RHODODENDRON; LIGHT PURPLE; E. MAY #3 POT; 50CMROSA MEIDILAND 'FERDY' MEIDILAND ROSE; CORAL PINK #2 POT; 40CMSKIMMIA JAPONICA (10% MALE) JAPANESE SKIMMIA #2 POT; 30CMSPIRAEA JAPONICA 'LITTLE PRINCESS' LITTLE PRINCESS SPIRAEA; PINK #2 POT; 40CM TAXUS X MEDIA 'HICKSII' HICK'S YEW 1.0M HT; B&BTHUJA OCCIDENTALIS 'SMARAGD' EMERALD GREEN CEDAR 1.5M HT; B&BVACCINIUM OVATUM EVERGREEN HUCKLEBERRY #2 POT; 50CMVIBURNUM DAVIDII DAVID'S VIBURNUM #2 POT; 30CMVIBURNUM P.T. 'SUMMER SNOWFLAKE' SUMMER SNOWFLAKE VIBURNUM #3 POT; 60CM

GRASSCAREX C. 'THE BEATLES' THE BEATLES SPRING SEDGE #1 POTFESTUCA CINEREA `ELIJAH BLUE' - #1 POTHAKONECHLOA MACRA 'AUREOLA’ GOLDEN JAPAENSE FOREST GRASS #1 POTHELICTOTRICHON SEMPERVIRENS BLUE OAT GRASS #2 POTHELICTOTRICHON SEMPERVIRENS BLUE OAT GRASS #2 POTHEUCHERA `PALACE PURPLE' CORAL BELLS 15CM POTMISCANTHUS SINENSIS 'YAKU JIMA' YAKU JIMA JAP. SILVER GRASS #1 POTPENNISETUM ALOPECUROIDES 'HAMELIN' DWARF FOUNTAIN GRASS #1 POT

PERENNIALHEMEROCALLIS 'STRAWBERRY CANDY' DAYLILY #1 POT; 1-2 FAN HOSTA 'BLUE HEAVEN' HOSTA; LARGE; BLUE #1 POT; 1 EYE HOSTA 'TORCHLIGHT' HOSTA; GREEN AND WHITE VARIEGATED #1 POT; 1 EYELIRIOPE MUSCARI BLUE LILY-TURF 15CM POT

GCARCTOSTAPHYLOS UVA-URSI 'VANCOUVER JADE' KINNIKINNICK #1 POT; 20CMBLECHNUM SPICANT DEER FERN #1 POT; 20CM #2 POTCYRTOMIUM FORTUNEI FORTUNE'S COLD HARDY HOLLY FERN #1 POT; 25CMLONICERA PILEATA PRIVET HONEYSUCKLE #1 POT; 25CMPOLYSTICHUM MUNITUM WESTERN SWORD FERN #1 POT; 25CM

NOTES: * PLANT SIZES IN THIS LIST ARE SPECIFIED ACCORDING TO THE CANADIAN LANDSCAPE STANDARD, LATEST EDITION. CONTAINER SIZES SPECIFIEDAS PER CNLA STANDARDS. BOTH PLANT SIZE AND CONTAINER SIZE ARE THE MINIMUM ACCEPTABLE SIZES. * REFER TO SPECIFICATIONS FOR DEFINEDCONTAINER MEASUREMENTS AND OTHER PLANT MATERIAL REQUIREMENTS. * SEARCH AND REVIEW: MAKE PLANT MATERIAL AVAILABLE FOR OPTIONALREVIEW BY LANDSCAPE ARCHITECT AT SOURCE OF SUPPLY. AREA OF SEARCH TO INCLUDE LOWER MAINLAND AND FRASER VALLEY. * SUBSTITUTIONS:OBTAIN WRITTEN APPROVAL FROM THE LANDSCAPE ARCHITECT PRIOR TO MAKING ANY SUBSTITUTIONS TO THE SPECIFIED MATERIAL. UNAPPROVEDSUBSTITUTIONS WILL BE REJECTED. ALLOW A MINIMUM OF FIVE DAYS PRIOR TO DELIVERY FOR REQUEST TO SUBSTITUTE. SUBSTITUTIONS ARE SUBJECT TOCANADIAN LANDSCAPE STANDARD - DEFINITION OF CONDITIONS OF AVAILABILITY. ALL LANDSCAPE MATERIAL AND WORKMANSHIP MUST MEET OR EXCEEDCANADIAN LANDSCAPE STANDARD'S LATEST EDITION. ALL PLANT MATERIAL MUST BE PROVIDED FROM CERTIFIED DISEASE FREE NURSERY


CHK'D:

15123-6.ZIP

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SCALE:

DATE:


OF 10

DRAWING TITLE:

SURREY, BC

RESIDENTIAL DEV.

PROJECT:

DRAWING NUMBER:


McDOUGAL DRIVE

SEAL:


c

CLIENT:








SHRUB PLANTINGENLARGEMENT

L316.MAY.10

1"=10'-0"

MM

MM

MCY

MATCHLINE

MATCHLINE

PEDESTRIAN CIRCULATION

VEHICULAR CIRCULATIONCITY SIDEWALK

CITY SIDEWALK

CITYSIDEWALK

INTERNALPATHWAY

INTERNALPATHWAY

BUILDING ENTRY

BUILDING ENTRY

BUILDINGENTRY

EXIT S/W

EXIT S/W

EXIT PATH

146A

STR

EE

T

WINTER CRESCENT

McDOUGALL DRIVE

KING G

EORGE

BOULE

VARD

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McDOUGAL DRIVE

SEAL:


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CIRCULATIONPLAN

L416.MAY.10

1"=30'-0"

MM

MM

MCY

SECTION A-ASCALE: 1

8"=1'-0"

BUILDING C

BUILDING A

BUILDING BPATIO

PLANTING ON SLAB

FENCE TO DEFINE YARD NATIVE PLANTINGS UNDER EXISTING TREES

VINE MAPLES

EX. TREESLOGS ALONG PATH

4' WIDE GRAVEL PATH

FENCE TO DEFINE YARD

ORNAMENTALSHADE TOLERANTPLANTINGS

BUILDING C

PATIO

PLANTING ON SLAB GRAVEL PATH

SECTION B-BSCALE: 1

8"=1'-0"

PARKADE

PARKADE

PARKADE

PARKADE

PATIO

14.4

10.4

14.4

10.55


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OF 10

DRAWING TITLE:

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RESIDENTIAL DEV.

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McDOUGAL DRIVE

SEAL:


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SECTIONS

L516.MAY.10

1/8"=1'-0"

MM

MM

MCY

-

PLAZA ELEVATIONSCALE: 1

8"=1'-0"

PL

LAWN BLVD.

CITY SIDEWALKLAWNPROJECT SIGN WALL

CONCRETE BENCHCONCRETE BENCH

DECORATIVE WALL

EVERGREEN HEDGE BEHIND

BUILDING A

BUILDING C

SECTION C-CSCALE: 1/8"=1'-0"

PARKADE

PARKADE

14.4

10.4

13.46

PATHWAY

STAIRSLAWN

AMENITY AREA PATIO


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McDOUGAL DRIVE

SEAL:


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CLIENT:








SECTIONS

L616.MAY.10

1/8"=1'-0"

MM

MM

MCY

-

3" SQUARE METAL POST

3" X 3" METAL HANDRAIL

1.5" SQ. METAL HORIZONTAL BAR

2" SQ. PICKETT

POURED IN PLACE CONCRETE UPSTAND

1.5" X 2" METAL HORIZONTAL

1.5" SQ. METAL HORIZONTAL

3" SQUARE METAL POST

CONCRETE UPSTAND9" WIDE X 24" TALL

3" X 3" METAL HANDRAIL




2" SQUAREVERTICAL PICKETT

1L1

ALUMINIUM PICKET FENCE 1/2"=1'-0"

3'

2'-234" 3' 2'-23

4"

8' O.C.

312"

312"

3"

312"

FROM STREET VIEW -COMBINED HT. OF FENCE& RETAINING WALL NOTTO EXCEED 36"

2'

FINISHED GRADE3"

4' / 5'HEIGHT

ALL POSTS PRESSURE TREATED TO CSA STANDARD AND END CUTSTREATED WITH PRESERVITIVE.

ALL OTHER MEMBERS TO BE CEDAR. #2 (CONSTRUCTION) GRADE MINIMUM.

ALL HARDWARE HOT DIPPED GALVANIZED.

APPLY 2 COATS EXTERIOR STAIN TO MANUFACTURERS SPECIFICATION.

NOTES:

FINISH SELECTION AS APPROVED BY PROJECT ARCHITECT.

GAPS TO GRADE TO FOLLOW FINISH GRADE. GAP TO BE 3-6".ALL FENCES TO BE LEVEL. CHANGES IN GRADE TO BE IN 12"-18" STEPS (MAX.).

1.

2.

3.

4.

5.

2x4 NAILER 1x4 NAILER

4x4 POSTMAX. 8' O.C.

1/3 POST HT. INCONCRETE FOOTING.MINIMUM 1'-6".

1x6 NAILERS

2x6 CAP WITHCHAMFER EDGES

3L1

4' & 5' HEIGHT SOLID WOOD FENCE1"=1'-0"

FINISHED GRADE3"

4'HEIGHT

ALL POSTS PRESSURE TREATED TO CSA STANDARD AND END CUTSTREATED WITH PRESERVITIVE.

ALL OTHER MEMBERS TO BE CEDAR. #2 (CONSTRUCTION) GRADE MINIMUM.

ALL HARDWARE HOT DIPPED GALVANIZED.

APPLY 2 COATS EXTERIOR STAIN TO MANUFACTURERS SPECIFICATION.

NOTES:

FINISH SELECTION AS APPROVED BY PROJECT ARCHITECT.

GAPS TO GRADE TO FOLLOW FINISH GRADE. GAP TO BE 3-6".ALL FENCES TO BE LEVEL. CHANGES IN GRADE TO BE IN 12"-18" STEPS (MAX.).

1.

2.

3.

4.

5.

2x6 NAILER 1x6 NAILER

4x4 POSTMAX. 8' O.C.

1/3 POST HT. INCONCRETE FOOTING.MINIMUM 1'-6".

1x4 NAILERS

2x6 CAP WITHCHAMFER EDGES

4L1

4' HEIGHT SOLID ACOUSTIC WOOD FENCE1"=1'-0"

DRAIN GRAVELAT BUILDING EDGE

5L1

PLANTING ON SLAB1/2"=1'-0"

CONCRETE RETAINING WALL3" DEPTH BARK MULCH

GROWING MEDIUM

2" SAND LAYERAS FILTER

VERTICAL WALL DRAINMIRADRAIN WD 15 ORAPROVED EQUIV.

DRAIN MAT: MIRADRAIN PD-20OR APPROVED EQUIVALENT

DRAIN MAT: NILEX PD-20OR APPROVED EQUIVALENT

1.5" DEPTH LEVELLING SAND12" WIDE CONCRETE EDGE RESTRAINT

6 CHESS BOARD1"=1'-0"

PREPARED SLAB: (PROTECTION /WATERPROOFING BY OTHERS)

DRAIN MAT: NILEX PD-20OR APPROVED EQUIVALENT

1.5" DEPTH BIRD'S EYE PEA GRAVEL

CONCRETE PAVERS: ABBOTSFORD FLAGSTONE OR PROMENADE SERIES IN NATURAL

7L1

PAVERS ON SLAB1"=1'-0"

ABBOTSFORD CONCRETE PRODUCTS:18" SQ. HYDRAPRESSES SLABSNATURAL & DESERT SANDCHECKER BOARD PATTERN

COMPACTED SUBGRADE

25' LOW DECORATIVE WALL

12' SIGN WALL

SIGN WALLSMOOTH CONCRETE FINISH

LOW DECORATIVE WALL

ELEV

PLAN

2 SIGN WALLL2 1/2"=1'-0"

CULTURE STONE - LEDGESTONETO MATCH BUILDING

TREE IMAGES ETCHED ON STEEL PLATE

1"x1" REVEAL, TYPICAL

1'

3'

1'-6"

3506 KING GEORGE BOULEVARD

LASER CUT STEELLIT FROM BACK

2'

CHK'D:

15123-6.ZIP

DRAWN:

DESIGN:

SCALE:

DATE:


OF 10

DRAWING TITLE:

SURREY, BC

RESIDENTIAL DEV.

PROJECT:

DRAWING NUMBER:


McDOUGAL DRIVE

SEAL:


c

CLIENT:








LANDSCAPEDETAILS

L716.MAY.10

AS NOTED

MM

MM

MCY

-

AB CRUNCH/LEG LIFT

LANDSCAPE STRUCTURES - HEALTHBEAT FITNESS EQUIPMENT

CARDIO STEPPER CHEST/BACK PRESS SQUAT PRESS

BOCCE BALL CHESS BOARD IN PAVEMENT CROQUET NATURE PLAY - STEPPERS &BALANCE LOGS

ACTIVITY IMAGES

8 CHECKERBOARD ON GRADE1/4"=1'-0"

CHARCOAL 24" X 24"HYDDRAPRESSED SLALB

DESERT SAND 24" X 24"HYDDRAPRESSED SLALB

12" WIDE X 6" DEEP CONCRETECURB AS EDGE RESTRAINT

HYDRAPRESSED SLABDESERT CHARCOAL

HYDRAPRESSED SLABDESERT SAND

HYDRAPRESSED SLABTAN

ABBOTSFORD CONCRETE:HYDRAPRESSED SLABS18" X 18"X 15

8" THICK,SET IN CONCRETE SIDEWALK

CONCRETE SIDEWALK

1'-6"

1'-6"

1'

1'

1'-9"1'-9"

5'

1'-6"

1'-6"

9 HOPSCOTCH IN PAVEMENT1/2"=1'-0"

COMPACTEDSUBGRADE

5" THICK CONCRETE SIDEWALK

HYDRAPRESSED SLABS

6" COMPACTED GRANULAR BASE

MORTARGROWING MEDIUM

24" DIAM. LOG, TOP SMOOTHED & FREE OF SPLINTERSBURY MIN. 13 HT. OF LOG LENGTH

1'-3"

MIN. 5"

1'-6"

2'

MIN.1'

18"- 36" DIAM.

36" DIAM. LOG, 1/3 RD SET IN GROUNDLENGTH 6-10'

BALANCE LOG OR SEAT BALANCE LOG OR TABLE BALANCE LOG

10 PLAY AREA: LOG EDGING/ENDS1/2"=1'-0"

CHK'D:

15123-6.ZIP

DRAWN:

DESIGN:

SCALE:

DATE:


OF 10

DRAWING TITLE:

SURREY, BC

RESIDENTIAL DEV.

PROJECT:

DRAWING NUMBER:


McDOUGAL DRIVE

SEAL:


c

CLIENT:








LANDSCAPEDETAILS

L816.MAY.10

AS NOTED

MM

MM

MCY

-

146A

STR

EE

T

WINTER CRESCENT

McDOUGALL DRIVE

KING G

EORGE

BOULE

VARD

36" HT. METAL FENCE

36" HT. METAL FENCE

36" HT. METAL FENCE

36" HT. METAL FENCE

36" HT. METAL FENCE

36" HT. METAL FENCE

36" HT. METAL FENCE

36" HT. METAL FENCE

36" HT. METAL FENCE

36" HT. METAL FENCE

COMBINED HT. OFFENCE & UPSTANDNOT TO EXCEED 6'

36" HT. METAL FENCE

6' HT.WOOD FENCE

36" HT. METAL FENCE

36" HT. METAL FENCE

6' HT.WOOD FENCE

36" HT. METAL FENCE

6' HT.WOOD FENCE - FENCE DESIGN &CONSTRUCTION IN TPZ TO BE CO-ORDINATEDAND APPROVED BY PROJECT ARBORIST

48" HT. WOOD FENCE

48" HT. WOOD FENCE

48" HT. WOOD FENCE

36" HT. METAL FENCE

36" HT. METAL FENCE

36" HT. METAL FENCE

36" HT. METAL FENCE

48" HT. WOOD FENCE

48" HT. WOOD FENCE

48" HT. WOOD FENCE

36" HT. METAL FENCE

36" HT. METAL FENCE

36" HT. METAL FENCE

36" HT. METAL FENCE

36" HT. METAL FENCE

36" HT. METAL FENCE

36" HT. METAL FENCE

36" HT. METAL FENCE

36" HT. METAL FENCE

42" METAL GUARD RAIL

36" HT. METAL FENCE

36" HT. METAL FENCE

36" HT. METAL FENCE

36" HT. METAL FENCE

36" HT. METAL FENCE

36" HT. METAL FENCE

36" HT. METAL FENCE

36" HT. METAL FENCE

36" HT. METAL FENCE

36" HT. METAL FENCE

36" HT. METAL FENCE

36" HT. METAL FENCE

36" HT. METAL FENCE

36" HT. METAL FENCE

36" HT. METAL FENCE

CHK'D:

15123-6.ZIP

DRAWN:

DESIGN:

SCALE:

DATE:


OF 10

DRAWING TITLE:

SURREY, BC

RESIDENTIAL DEV.

PROJECT:

DRAWING NUMBER:


McDOUGAL DRIVE

SEAL:


c

CLIENT:








FENCEPLAN

L916.MAY.10

1"=30'-0"

MM

MM

MCY

+TW 13.4+TW12.2

146A

STR

EE

T

WINTER CRESCENT

McDOUGALL DRIVE

KING G

EORGE

BOULE

VARD

TW 13.4 +

CHK'D:

15123-6.ZIP

DRAWN:

DESIGN:

SCALE:

DATE:


OF 10

DRAWING TITLE:

SURREY, BC

RESIDENTIAL DEV.

PROJECT:

DRAWING NUMBER:


McDOUGAL DRIVE

SEAL:


c

CLIENT:








PRELIMINARY GRADING PLAN

L1016.MAY.10

1"=30'-0"

MM

MM

MCY

APPENDIX III

School Enrolment Projections and Planning Update:The following tables illustrate the enrolment projections (with current/approved ministrycapacity) for the elementary and secondary schools serving the proposed development.

THE IMPACT ON SCHOOLS

APPLICATION #: 15 0255 00

SUMMARY 4 single familyThe proposed 178 lowrise units Semiahmoo Trail Elementaryare estimated to have the following impacton the following schools:

Projected # of students for this development:

Elementary Students: 20Secondary Students: 9

September 2015 Enrolment/School Capacity

Semiahmoo Trail ElementaryEnrolment (K/1-7): 32 K + 279Capacity (K/1-7): 20 K + 300

Semiahmoo SecondaryEnrolment (8-12): 1584 Semiahmoo SecondaryNominal Capacity (8-12): 1300 Functional Capacity*(8-12); 1404

Projected cumulative impact of development Nominal Capacity (8-12):subject project) in the subject catchment areas:

Elementary Students: 17Secondary Students: 164Total New Students: 181

There are no new capital projects proposed at Semiahmoo Trail Elementary School. The school district has purchased land for a new secondary school in the Grandview area adjoining the City of Surrey future aquatic centre and recreation property. Capital project approval has been granted for the new 1,500 student secondary schools (likely opening 2020) which will relieve capacity pressures at area secondary schools.

PlanningFriday, September 23, 2016

*Functional Capacity at secondary schools is based on space utilization estimate of 27 students per instructional space. The number of instructional spaces is estimated by dividing nominal facility capacity (Ministry capacity) by 25.

250

260

270

280

290

300

310

320

330

2011 2012 2013 2014 2015 2016 2017 2018 2019

Enrolment

Capacity

0

200

400

600

800

1000

1200

1400

1600

1800

2011 2012 2013 2014 2015 2016 2017 2018 2019

Enrolment

Capacity

Functional Capacity

Appendix IV

Appendix V

f:\15-255 quadra homes\appendices\15-0255 jan26-17 adp minutes - response.docx Page 1

Advisory Design Panel Minutes

2E - Community Room B City Hall 13450 - 104 Avenue Surrey, B.C. THURSDAY, JANUARY 26, 2017 Time: 4:03 pm

Present:

Chair – Leroy Michelson M. Enns M. Lesack D. Nelson A. Scott R. Solivar D. Staples

Guests:

M. Yip, PMG Landscape Architects S. Bouchard, Quadra Homes W. Friesen, Points West Architecture H. Bronson, Points West Architecture Robert Salikan, Salikan Architecture Inc. David Jerke, Van der Zalm & Associates Inc. Sao Sim Kuan and David Tam P. Joyce, City of Surrey E. Ng, HCMA Architecture and Design S. Rothnie, HCMA Architecture and Design J.Cutler, space2place M. Frappier, acdf* architecture/design urbain/interior R. Virani, Avanni Investment Group D. Stoyko, Connect Landscape Architecture S. Bose, Architecture 49 A. Page, Core Project Management J. Henderson, Core Project Management

Staff Present:

M. Rondeau, Acting City Architect, Planning & Development N. Chow, Urban Designer, Planning & Development L. Luaifoa, Legislative Services

B. NEW SUBMISSIONS

1. 4:00 PM

Urban Design Planner: Nathan Chow

The Urban Design Planner provided the following comments:

The buffer and setback on King George Boulevard has been reduced on the site to match the surrounding streetscapes, with a solid hedge and no expectation of a street interface.

File No.: 7915-0255-00 New or Resubmit: New Last Submission Date: N/A Description: Three 5-storey apartment buildings Address: 3488 King George Boulevard, 3494 King

George Boulevard, 3562 146A Street, 3506 King George Boulevard, 3516 King George Boulevard, 14600 Winter Crescent, 14634 Winter Crescent, 3545 146A Street, South Surrey

Developer: Shawn Bouchard, Quadra Homes Architect: Wes Friesen, Points West Architecture Landscape Architect: Mary Chan Yip, PMG Landscape Architects Planner: Keith Broersma

Appendix VI

Advisory Design Panel - Minutes January 26, 2017


Staff has been working with the applicant on the architectural character and is seeking commentary from the Panel with that regard.

The Project Architect presented an overview of the revised site plan, building plans, streetscapes and elevations. The following was highlighted:

The plan includes a dense tree retention and landscape buffer as suggested in the Development Permit Guidelines. Garbage and recycling areas are provided underground for all buildings. Exterior balconies have fully retractable glass enclosures.

The Landscape Architect presented an overview of the Landscape, Sustainability and CPTED plans and highlighted the following:

80 new trees will be planted in addition to the consisting of varying species as well as conifers along King George Boulevard which will add some extra buffering.

ADVISORY DESIGN PANEL STATEMENT OF REVIEW Three 5-storey apartment buildings File No. 7915-0255-00

It was Moved by D. Nelson Seconded by M. Enns That the Advisory Design Panel (ADP) recommends A - that the applicant address the following issues to the satisfaction of the Planning & Development Department.

Carried

STATEMENT OF REVIEW COMMENTS

The Design Panel supported use, form and density of the project and considered the building siting/tree retention to be commendable.

Building Form and Character

Suggest highlighting the McDougall Drive/King George Boulevard corner. Highlighted the McDougall/KGB corner by wrapping the ‘A2’ glassed in all weather deck around the building corner.



Consider the human scale of the columns at the lobby entries in its material ratios between stone and timber. Suggest lowering the stonework, and extending the timber lower. Lowered the stonework on Building B & C entry ways to a more human scale. Suggest simplifying the cladding material usage. Consider arrangement of stone work, which may be too linear; could be reduced in some portions in favour of 2 stories on other portions. Revised Stonework in some areas to 2 stories to prevent an overly linear look. Suggest differentiating each building with its own identity by varying the application of the existing colour palette. Revised colour palettes on Buildings A & C to improve visual appeal and building identity. There was some concern with the use of the horizontal aluminum siding. Removed Horizontal Aluminum at all building entries in favour of Hardie Panel. Consider daylighting for Unit J in Building B, as it may be quite shaded. Revised Unit J to allow for more natural light.

Landscaping

Commend the retention of trees. The connection between the outdoor space and indoor amenity room should be strengthened. Connection between the indoor amenity and outdoor amenity is directly across from each other. There are possible program opportunities such as covered social area and an exercise circuit as extension of the workout room. Exercise Equipment has been integrated along walkway for an exercise circuit. Create a more open space in the “central amenity area” to eliminate excessive shade and allow sightlines for parental supervision of children. Sunny open grass area is now available beside the amenity room.



Appreciate the naturalized play areas. Suggest exploring more opportunities for kids play and risk. Balance logs are offered. Due to liability, and non supervision, we have to limit the extent of opportunity or risk. Suggest that walkway surfaces be solid and accessible for the elderly, as soft surfaces can be challenging. Walkway is finished in asphalt for accessibility.

CPTED

No comments provided specific to CPTED.

Accessibility

Recommend 5% of the buildings be accessible. Revised 20% of project units to be adaptable. Recommend a minimum of 2 disables parking stalls per building. Provided at least 2 Accessible parking stalls per building. Recommend call buttons be horizontal at entrance. Will Provide. Recommend emergency call button in parking lobbies. Will Provide. Recommend elevator buttons are replaced horizontally. Will Provide.

Sustainability

Consider opportunities for rainwater management and water absorption between existing forest and rooftops/hardscapes. Will Discuss with our Consultants.

146ASt

147A

St

URB

URB

URB

AGR

COM

RM

RM

SUB

Winter Cr

34 Ave

King George Blvd

No 99 Hwy

146A

St

36A Ave

33B Ave

145ASt

34A Ave

33A Ave

146 St

36B Ave

34 Ave

146

St

APPENDIX XI

´Proposed amendment fromUrban to Multiple Residential

OCP Amendment 7915-0255-00

7913-0160-00

URBtoRM

Appendix VII

- 1 -

CITY OF SURREY

BYLAW NO.

A by-law to amend Surrey Zoning By-law, 1993, No. 12000, as amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . THE CITY COUNCIL of the City of Surrey ENACTS AS FOLLOWS: 1. Surrey Zoning By-law, 1993, No. 12000, as amended, is hereby further amended, pursuant

to the provisions of Section 479 of the Local Government Act, R.S.B.C. 2015 c. 1, as

amended by changing the classification of the following parcels of land, presently shown

upon the maps designated as the Zoning Maps and marked as Schedule "A" of Surrey

Zoning By-law, 1993, No. 12000, as amended as follows:

(a) FROM: GENERAL AGRICULTURE ZONE (A-1)

TO: COMPREHENSIVE DEVELOPMENT ZONE (CD) _____________________________________________________________________________

Parcel Identifier: 008-936-951 Lot 25 District Lot 165 Group 2 New Westminster District Plan 28094

14634 Winter Crescent

Parcel Identifier: 010-275-924 Parcel “A” (Explanatory Plan 51548) District Lot 165 Group 2

New Westminster District Plan 17141

3545 - 146A Street (b) FROM: ONE-ACRE RESIDENTIAL ZONE (RA)

TO: COMPREHENSIVE DEVELOPMENT ZONE (CD) _____________________________________________________________________________

Parcel Identifier: 013-028-286 Parcel “One” (Explanatory Plan 11190) of Parcel “A” (Reference Plan 7601)

Of District Lot 165 Group 2 New Westminster District

3488 King George Boulevard



Appendix VIII

- 2 -






14600 Winter Crescent

(hereinafter both 1. (a) and (b) shall be referred to as the "Lands") 2. The following regulations shall apply to the Lands:

A. Intent This Comprehensive Development Zone is intended to accommodate and regulate the development of medium density, multiple unit residential buildings and related amenity space which are to be developed in accordance with a comprehensive design.

B. Permitted Uses

The Lands and structures shall be used for the following uses only, or for a combination of such uses: 1. Multiple unit residential buildings and ground-oriented multiple unit

residential buildings.

2. Child care centres, provided that such centres:

(a) Do not constitute a singular use on the lot; and

(b) Do not exceed a total area of 3.0 square metres [32 sq.ft.] per dwelling unit.

C. Lot Area

Not applicable to this Zone.

- 3 -

D. Density

1. The floor area ratio shall not exceed 1.72. 2. The indoor amenity space required in Sub-section J.1(b) of this Zone is

excluded from the calculation of floor area ratio. E. Lot Coverage

The lot coverage shall not exceed 37%. F. Yards and Setbacks

Buildings and structures shall be sited in accordance with the following minimum setbacks:

Setback West South East North Yard Yard Yard Yard Use

(King George Boulevard)

(146A Street)

(McDougall Drive)

Principal Buildings 5.5 m. 7.5 m. 5.3 m. 6.0 m. Accessory Buildings and Structures

[18 ft.] [25 ft.] [17 ft.] [20 ft.]

Measurements to be determined as per Part 1 Definitions of Surrey Zoning By-law, 1993, No. 12000, as amended.

G. Height of Buildings Measurements to be determined as per Part 1 Definitions of Surrey Zoning By-law,

1993, No. 12000, as amended. 1. Principal buildings: The building height shall not exceed 21.0 metres [69

ft.]. 2. Accessory buildings and structures: The building height shall not exceed

4.5 metres [15 ft.].

H. Off-Street Parking

1. Resident and visitor parking spaces shall be provided in accordance with Part 5 Off-Street Parking and Loading/Unloading of Surrey Zoning By-law, 1993, No. 12000, as amended.

- 4 -

2. All required resident and visitor parking spaces shall be provided as underground parking.

3. Notwithstanding Sub-section A.3 (d) of Part 5 Off-Street Parking and

Loading/Unloading of Surrey Zoning By-law, 1993, No. 12000, as amended, the underground parking facility shall not be located within 0.5 metre [2 ft.] of the front lot line or the lot line along a flanking street.

I. Landscaping

1. All developed portions of the lot not covered by buildings, structures or paved areas shall be landscaped including the retention of mature trees. This landscaping shall be maintained.

2. Along the developed sides of the lot which abut a highway, a continuous

landscaping strip of not less than 1.5 metres [5 ft.] in width shall be provided within the lot.

3. The boulevard areas of highways abutting a lot shall be seeded or sodded

with grass on the side of the highway abutting the lot, except at driveways. 4. Garbage containers and passive recycling containers shall be located within

the underground parking or within a building. J. Special Regulations

1. Amenity space shall be provided on the lot as follows:

(a) Outdoor amenity space, in the amount of 3.0 square metres [32 sq. ft.] per dwelling unit and shall not be located within the required setbacks; and

(b) Indoor amenity space, in the amount of 3.0 square metres [32 sq. ft.]

per dwelling unit.

2. Child care centres shall be located on the lot such that these centres:

(a) Are accessed from a highway, independent from the access to the residential uses permitted in Section B of this Zone; and

(b) Have direct access to an open space and play area within the lot.

- 5 -

K. Subdivision

Lots created through subdivision in this Zone shall conform to the following minimum standards:

Lot Size Lot Width Lot Depth

4,000 sq. m. [1 acre]

30 metres [100 ft.]

30 metres [100 ft.]

Dimensions shall be measured in accordance with Section E.21 of Part 4 General Provisions of Surrey Zoning By-law, 1993, No. 12000, as amended.

L. Other Regulations In addition to all statutes, bylaws, orders, regulations or agreements, the following

are applicable, however, in the event that there is a conflict with the provisions in this Comprehensive Development Zone and other provisions in Surrey Zoning By-law, 1993, No. 12000, as amended, the provisions in this Comprehensive Development Zone shall take precedence:

1. Definitions are as set out in Part 1 Definitions of Surrey Zoning By-law,

1993, No. 12000, as amended. 2. Prior to any use, the Lands must be serviced as set out in Part 2 Uses

Limited, of Surrey Zoning By-law, 1993, No. 12000, as amended and in accordance with the servicing requirements for the RM-70 Zone as set forth in the Surrey Subdivision and Development By-law, 1986, No. 8830, as amended.

3. General provisions are as set out in Part 4 General Provisions of Surrey

Zoning By-law, 1993, No. 12000, as amended. 4. Additional off-street parking requirements are as set out in Part 5

Off-Street Parking and Loading/Unloading of Surrey Zoning By-law, 1993, No. 12000, as amended.

5. Sign regulations are as set out in Surrey Sign By-law, 1999, No. 13656, as

amended. 6. Special building setbacks are as set out in Part 7 Special Building Setbacks,

of Surrey Zoning By-law, 1993, No. 12000, as amended. 7. Building permits shall be subject to the Surrey Building Bylaw, 2012,

No. 17850, as amended. 8. Building permits shall be subject to Surrey Development Cost Charge

Bylaw, 2016, No. 18664, as may be amended or replaced from time to time, and the development cost charges shall be based on the RM-70 Zone.

9. Tree regulations are set out in Surrey Tree Protection Bylaw, 2006,

No. 16100, as amended.

- 6 -

10. Development permits may be required in accordance with the Surrey

Official Community Plan By-law, 2013, No. 18020, as amended. 11. Provincial licensing of child care centres is regulated by the Community

Care and Assisted Living Act S.B.C. 2002, c. 75, as amended, and the child Care Licensing Regulation set out under B.C. Reg. 95/2009, as amended.

3. This By-law shall be cited for all purposes as "Surrey Zoning By-law, 1993, No. 12000, Amendment By-law, , No. ."

PASSED FIRST READING on the th day of , 20 . PASSED SECOND READING on the th day of , 20 . PUBLIC HEARING HELD thereon on the th day of , 20 . PASSED THIRD READING on the th day of , 20 . RECONSIDERED AND FINALLY ADOPTED, signed by the Mayor and Clerk, and sealed with the Corporate Seal on the th day of , 20 . ______________________________________ MAYOR ______________________________________ CLERK

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