ZONING: CD By-law No. 15680 City Centre...coverage is 33.5%, which complies with the 5.0 FAR and 45% lot coverage permitted in CD By-law No. 15680. xThe proposed 39-storey, 124-metre

City of Surrey PLANNING & DEVELOPMENT REPORT

File: 7916-0360-00

Planning Report Date: January 16, 2017

PROPOSAL:

Development Permit Development Variance Permit

to permit the development of a high-rise apartment building with townhouse podium as the final phase of the Park Place development.

LOCATION: 9887 - Whalley Boulevard

OWNER: Park Place Towers Developments Inc.

ZONING: CD By-law No. 15680

OCP DESIGNATION: City Centre

Staff Report to Council File: 7916-0360-00

Planning & Development Report

Page 2 RECOMMENDATION SUMMARY

Approval to draft Development Permit.

Approval for Development Variance Permit to proceed to Public Notification. DEVIATION FROM PLANS, POLICIES OR REGULATIONS

Seeking to reduce the western yard building setback, the minimum setback for an underground parking facility to the front lot line and the minimum number of resident and visitor parking spaces.

RATIONALE OF RECOMMENDATION

Complies with the City Centre designation in the OCP.

The proposed development complies with the High Rise 5.5 FAR (floor area ratio) designation in the Surrey City Centre Land Use and Density Concept.

The proposed development is the third and final phase of the Park Place development that was initially endorsed by Council in 2005 (Application No. 7904-0434-00).

The proposed density and building form are appropriate for this part of Surrey City Centre. The building features high quality design and materials with significant glazing.

The proposed development conforms to the goal of achieving high-rise, high density development around the three SkyTrain Stations.

The proposal forms part of an emerging high density residential hub that will be complementary to the area around King George SkyTrain Station. The reduced west yard building setback is to an internal lot line within the Park Place Development and ensures better integration with existing buildings. The reduced setback to the underground parking facility ensures the new underground parkade aligns with the existing underground parkade for the Park Place Development.

The reduction in the parking standard is comparable to the resident and visitor parking standard supported in other projects close to a SkyTrain Station and within a high density, mixed-use city core.



Page 3 RECOMMENDATION The Planning & Development Department recommends that: 1. Council authorize staff to draft Development Permit No. 7916-0360-00 generally in

accordance with the attached drawings (Appendix II). 2. Council approve Development Variance Permit No. 7916-0360-00 (Appendix VI) varying

the following, to proceed to Public Notification:

(a) to reduce the minimum western yard setback of CD By-law No. 15680 from 3.0 metres (10 ft.) to 0.0 metre (0.0 ft.);

(b) to vary Part 5 of the Zoning By-law, to reduce the minimum setback of a parking

facility from the front lot line or the lot line along a flanking street from 2.0 metres (7.0 ft.) to 1.5 metres (4.9 ft.);

(c) to vary Part 5 of the Zoning By-law, to reduce the minimum number of parking

spaces for one-bedroom units from 1.04 parking spaces per dwelling unit to 0.95 parking spaces per dwelling unit; and

(d) to vary Part 5 of the Zoning By-law, to reduce the minimum number of visitor

parking spaces from 0.16 parking space per dwelling unit to 0.1 parking space per dwelling unit.

3. Council instruct staff to resolve the following issues prior to approval:

(a) submission of a landscaping plan and landscaping cost estimate to the specifications and satisfaction of the Planning and Development Department;

(b) resolution of all urban design issues to the satisfaction of the Planning and

Development Department; (c) registration of Statutory Rights-of-Way and Section 219 Restrictive Covenants to

support the installation and operation of the District Energy system; and (d) the applicant address the shortfall of parking spaces to the satisfaction of the

General Manager, Engineering.

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

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



Page 4 School District: Projected number of students from this development:

21 Elementary students at Simon Cunningham Elementary School 12 Secondary students at Queen Elizabeth 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 late summer, 2019.

Parks, Recreation & Culture:

Parks has no concerns with the proposed development

Surrey Fire Department: No concerns.

TransLink:

TransLink has no conditions related to the issuance of the Development Permit.

SITE CHARACTERISTICS Existing Land Use: The site currently is being used for construction staging and a site office. Adjacent Area:

Direction Existing Use OCP Designation Existing Zone

North:

High-rise residential building.

City Centre CD (By-law No. 15680)

East (Across Whalley Boulevard):

City land and private land containing Quibble Creek

City Centre CD (By-law No. 13301) and CD (By-law No. 17171)

South:

King George SkyTrain Station "Kiss & Ride" and SkyTrain Guideway

City Centre CD (By-law No. 15680)

West:

Commercial building City Centre CD (By-law No. 15680)



Page 5 DEVELOPMENT CONSIDERATIONS

The 6,631-square metre (1.6-acre) subject site is located directly north of the King George SkyTrain Station and SkyTrain Guideway, and west of Whalley Boulevard in City Centre. The proposed development comprises the third and final phase of the Park Place development. The previous phases consisted of three high-rise residential towers and a low-rise commercial building. Phase 1 consisted of the 36-storey residential tower at the south-east corner of 100 Avenue and King George Boulevard. Phase 2 consisted of two 35-storey residential towers south of 100 Avenue on Whalley Boulevard and a 2-storey commercial building adjacent the King George SkyTrain Station.

The subject site is designated City Centre under the Official Community Plan (OCP) and is zoned CD By-law No. 15680 (see Appendix VII).

The applicant, Concord Pacific, has applied for a Development Permit (DP) to permit the development of a residential tower with residential podium.

Under the Surrey City Centre Land Use and Density Concept, the subject site is designated for high-rise, high-density development with a floor area ratio (FAR) of up to 5.5. The proposed floor area ratio (FAR) of the subject site is 4.8 FAR and the proposed lot coverage is 33.5%, which complies with the 5.0 FAR and 45% lot coverage permitted in CD By-law No. 15680. The proposed 39-storey, 124-metre residential tower with associated 3-storey townhouse podium will front Whalley Blvd and will consist of 419 units at a density of 635 units per hectare (262 upa).

The proposed use, density, lot coverage and building massing are in accordance with the existing CD By-law No. 15680 and with the long-term vision for this part of Surrey City Centre.

Furthermore, the combined density of 4.1 FAR and lot coverage of 25% of all three phases of the Park Place development are consistent with the provisions outlined in CD By-law No. 15680.

The apartment units will range in size from 49 square metres (527 sq.ft.) to 122 square metres (1,322 sq.ft.), and are comprised of 249 one-bedroom and one-bedroom plus den units, 145 two-bedroom units and 17 three-bedroom and three-bedroom plus den units, for a total of 411 units. Each apartment unit has a balcony for the private use of the residents. All eight (8), 3-storey townhouse units will have a floor area of 145 square metres (1,562 sq.ft.) with front-entry patios and an approximately 40-square metre (427 sq.ft.) roof terrace for the private use of the townhouse residents.

A Development Variance Permit is required for the application. The applicant is proposing to reduce the west building setbacks of CD By-law No. 15680, to reduce the minimum setback of a parking facility from the front lot line, and to reduce the required number of resident and visitor parking spaces (see By-law Variances section).



Page 6

A Section 219 "no build" Restrictive Covenant is registered over the lot until such time as the applicant has entered into a Servicing Agreement with the City. This will be discharged when the Servicing Agreement is finalized and prior to the issuance of a Building Permit.

Parking

Principle vehicle access to the underground parking facilities will be from a parking ramp accessed from Whalley Boulevard. However, there are existing parking entry ramps accessed from the existing Park Place plaza constructed under the previous phases. Vehicle access to the existing plaza is available from King George Boulevard to the west, 100 Avenue to the north and Whalley Boulevard to the east.

A total of 447 residential parking spaces will be provided in the underground parking facility, a reduction from the 466 residential parking spaces required in the Surrey Zoning By-law, accounting for the 20% reduction for City Centre (see By-law Variances section).

The 8 proposed townhouse units have private parking spaces provided within dedicated garages within the parking facility. These garages have direct access to the townhouse units.

A total of 42 visitor parking spaces will be provided on the first level of the underground parking facility, a reduction from the 67 visitor parking spaces required in the Surrey Zoning By-law, accounting for the 20% reduction for City Centre (see By-law Variances section).

In addition, the development will be providing a total of 562 bicycle parking spaces, which exceeds the requirement for bicycle parking within the Zoning By-law.

PRE-NOTIFICATION

According to Council policy, a Development Proposal Sign was installed on the site on October 3, 2016 to inform adjacent property owners about the proposed development. Staff did not receive any comments on this proposal as a result of the Development Proposal Sign.

DESIGN PROPOSAL AND REVIEW

The proposal incorporates a single 39-storey residential tower comprised of 411 dwelling units, and a three-storey podium comprised of 8 ground-oriented townhouse units (see Appendix II). The 39-storey, 124-metre (409 ft.) tall residential tower comprises the third and final phase of Concord Pacific’s Park Place development, and is located in the southern portion of Park Place. The primary entrance to the tower is from the central Park Place plaza on the north-west elevation.



Page 7

The design strategy for the Phase 3 building is to respond to the existing site in form and in layout, by providing consistency with the existing streetscape and with the internal massing and orientation of the tower to the central Park Place plaza. The overall form of the new tower is intended to be similar in scale to the previous towers, but with a cleaner and more modern aesthetic. The exterior treatment is comprised of contrasting dark and light panels and window frames to emphasize the verticality of the tower.

The tower materials include painted architectural concrete (medium grey), aluminum spandrel panels (charcoal), spandrel glass (white) and significant glazing.

The townhouse podium is intended to continue the massing of the commercial podium fronting Whalley Boulevard on the adjacent Phase 2 site to the north. These townhouse units incorporate a raised patio and planter at the front entryway, with a kitchen, powder room, dining room and living room on the ground level providing active rooms oriented towards Whalley Boulevard. Three bedrooms and two bathrooms are located on the second level, with a private balcony accessible from the master bedroom. A small den and roof terrace are located on the third level.

The townhouse materials include painted concrete (predominantly white, with medium grey and charcoal accents), aluminum spandrel panels (charcoal), and significant glazing.

Indoor Amenity Space

The indoor amenity space is located at the base of the proposed tower, a portion of which is within a podium oriented towards the King George Station "Kiss & Ride". The indoor amenity space component of the building continues the massing and treatment of the commercial building located to the west, facing King George SkyTrain Station and constructed as part of Park Place Phase 2. The indoor amenity space, which is primarily clear and coloured glass and painted concrete (medium grey), includes a swimming pool, fitness area, badminton court, lounges, washrooms and change facilities.

Based upon the CD By-law No. 15680 requirement of 3.0 square metres/32 sq.ft. per dwelling unit for indoor amenity space, the proposed development is required to provide 1,257 square metres (13,530 sq.ft.) of indoor amenity space. The applicant is proposing to provide 1,466 square metres (15,780 sq.ft.) of indoor amenity space.

Outdoor Amenity Place, Trees and Landscaping

The development proposes 1,653 square metres (17,793 sq.ft.) of outdoor amenity space, located to the south of the tower and at the corner between Whalley Boulevard and the entrance to the "Kiss & Ride", which ensures that it will receive significant natural daylight. Based upon the CD By-law No. 15680 requirement of 3.0 square metres/32 sq.ft. per dwelling unit for outdoor amenity space, the proposed development is required to provide 1,257 square metres (13,530 sq.ft.) of outdoor amenity space This private outdoor amenity area will incorporate a barbecue area, outdoor seating adjacent to the indoor lounge areas, a sundeck, a children’s play area, and a small dog run area (see Appendix II). The hard-surface areas will be interspersed with planted and treed spaces and a



Page 8

common lawn. A 1.2-metre (4 ft.) high, black painted metal fence will surround the private amenity area.

A variety of deciduous trees such as Red Maple, Honey Locust, Pear, Japanese Snowbell and Persion Ironwood will be planted around the perimeter of the site, including adjacent to City sidewalks along Whalley Boulevard and the "Kiss & Ride".

Nick McMahon, ISA Certified Arborist of Arbortech Consulting prepared an Arborist Assessment for the subject property. There are currently no mature trees on the site.

District Energy

The subject site is located within Service Area A, as defined in the "City Centre District Energy System By-law" (see Appendix VI for location). The District Energy System consists of three primary components:

o community energy centres, City-operated facilities that generate thermal energy for distribution through a piped hot water network;

o distribution piping that links the community energy centres with buildings connected to the system; and

o City-owned energy transfer stations (ETS) located within the building connected to

the system. The ETS transfers heat energy from the distribution system to the building’s mechanical system, and is used to meter the amount of energy used.

All new developments within Service Area A with a build-out density equal to or greater than a floor area ratio (FAR) of 1.0 are required to provide hydronic thermal energy systems in support of the City’s District Energy (DE) system including domestic hot water, make-up air units and in-suite hydronic space heating. The City is committed to having the DE system operational within the timeframe of this project. Therefore, the subject application will be required to connect to the City’s DE system prior to occupancy. In order to avoid conflicts between the District Energy system and other utilities, the location of the ETS and related service connections are confirmed by Engineering and the applicant at the servicing agreement stage. The Engineering Department also requires the applicant to register a statutory right-of-way and Section 219 Restrictive Covenant over the subject site for the following purposes:

o City access to, and maintenance and operation of, the ETS within the building and any infrastructure between the building and the property line; and

o to prevent conflicts with other utilities.

Prior to the issuance of a building permit, the Engineering Department will confirm that the applicant has met the requirements of the "City Centre District Energy System By-law".



Page 9 SUSTAINABLE DEVELOPMENT CHECKLIST The applicant prepared and submitted a sustainable development checklist for the subject site on July 19, 2016. 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)

Within Surrey City Centre.

2. Density & Diversity (B1-B7)

The development consists of a range of unit sizes.

3. Ecology & Stewardship

(C1-C4)

The development incorporates Low Impact Development Standards.

4. Sustainable Transport & Mobility

(D1-D2)

The development will offer electric vehicle plug-in stations, bike racks and secured bike parking and is very close proximity to King George SkyTrain Station.

5. Accessibility & Safety

(E1-E3)

The development incorporates CPTED principles and provides outdoor amenity space accessible to and suitable for different age groups, including a playground for children.

6. Green Certification (F1)

N/A

7. Education & Awareness

(G1-G4)

N/A

ADVISORY DESIGN PANEL ADP Meeting: September 22, 2016 The site plan and building design were generally well-received by ADP (see Appendix V). The applicant’s architect and landscape architect have agreed to resolve remaining design items prior to the issuance of the Development Permit, which includes some modifications to the exterior treatment of the tower and programing of the outdoor amenity space. BY-LAW VARIANCES AND JUSTIFICATION (a) Requested Variance:

To reduce the minimum western setback of CD By-law No. 15680 from 3.0 metres (10 ft.) to 0.0 metre (0 ft.).



Page 10

Applicant's Reasons:

This variance is necessary to provide an appropriate relationship between the amenity building and existing plaza and commercial building.

Staff Comments:

The proposed setback relaxation is to an internal lot line between phases of the Park Place development. As all three phases are integrated with respect to form, layout, and access, it is appropriate to treat the siting of buildings as though the development is a single site. Staff support the proposed variance.

(b) Requested Variance:

To vary the Zoning By-law to reduce the minimum setback of a parking facility from the front lot line or the lot line along a flanking street from 2.0 metres (7.0 ft.) to 1.5 metres (4.9 ft.).


The encroachment of the parking facility into the setback is necessary in order to tie the new portion of the underground parking facility into the existing underground parking facility.

Staff Comments:

The proposed setback to the underground parking facility is consistent with the siting of the existing parking facility on the Park Place development site. The new and existing underground parking facilities are to be integrated.

Staff support the proposed variance.

(c) Requested Variances:

To vary the Zoning By-law, to reduce the minimum number of parking spaces for one-bedroom units from 1.04 parking spaces per dwelling unit to 0.95 parking space per dwelling unit; and

To vary the Zoning By-law, to reduce the minimum number of visitor parking spaces from 0.16 parking space per dwelling unit to 0.1 parking space per dwelling unit.


The reduction in the parking standard is comparable to the resident and visitor parking standard supported in other projects close to a SkyTrain Station and within a high density, mixed-use city core.



Page 11

The applicant has agreed to address any concerns that the Engineering Department may have with respect to the shortfall of parking spaces.

Staff Comments:

Transportation Engineering staff can support the reduced number of parking spaces given the location of the proposed development within the vicinity of a rapid transit station and other existing transit routes and the applicant’s willingness to adequately address the shortfall.

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. Site Plan, Building Elevations, Landscape Plans and Perspectives Appendix III. Engineering Summary Appendix IV. School District Comments Appendix V. ADP Comments Appendix VI. Development Variance Permit No. 7916-0360-00 Appendix VII. CD By-law No. 15680

original signed by Judith Robertson Jean Lamontagne General Manager Planning and Development CA/dk

APPENDIX I

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

DYS Architecture Address: 1770 - Burrard Street Vancouver, BC V6J 3G7

2. Properties involved in the Application

(a) Civic Address: 9887 - Whalley Boulevard

(b) Civic Address: 9887 - Whalley Boulevard

Owner: Park Place Towers Developments Inc. PID: 027-416-879 Lot 3 Section 35 Block 5 North Range 2 West New Westminster District Plan BCP35134 Except Part Subdivided by Air Space Plan BCP35136

3. Summary of Actions for City Clerk's Office

(a) Proceed with Public Notification for Development Variance Permit No. 7916-0360-00 and bring the Development Variance Permit forward for an indication of support by Council. If supported, the Development Variance Permit will be brought forward for issuance and execution by the Mayor and City Clerk in conjunction with the issuance of the associated Development Permit.

DEVELOPMENT DATA SHEET

Existing Zoning: CD By-law No. 15680

Required Development Data Minimum Required / Maximum Allowed

Proposed

LOT AREA (in square metres) Gross Total 6,631 m2 Road Widening area Undevelopable area Net Total 6,631 m2 LOT COVERAGE (in % of net lot area) Buildings & Structures 45% 34% Paved & Hard Surfaced Areas 66% Total Site Coverage 100% SETBACKS ( in metres) Northern 3.0 m 9.0 m Southern 0.0 m 0.0 m Eastern 5.0 m 5.0 m Western 3.0 m 0.0 m* BUILDING HEIGHT (in metres/storeys) Principal N/A 124 m / 39 storeys Accessory N/A N/A NUMBER OF RESIDENTIAL UNITS Bachelor One Bed 249 Two Bedroom 145 Three Bedroom + 25 Total 419 FLOOR AREA: Residential 31,632 m2 31,483 m2 FLOOR AREA: Commercial Retail Office Total FLOOR AREA: Industrial FLOOR AREA: Institutional TOTAL BUILDING FLOOR AREA 31,632 m2 31,483 m2 * Variance Required

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) N/A 635 uph / 262 upa FAR (gross) FAR (net) 5.0 4.8 AMENITY SPACE (area in square metres) Indoor 1,257 m2 1,466 m2 Outdoor 1,257 m2 1,653 m2 PARKING (number of stalls) Commercial Industrial Residential Apartment 453 431 Residential Townhouse 13 15 Residential Visitors 67 42 Institutional Total Number of Parking Spaces 530 488 Number of disabled stalls 5 10 Number of small cars 186 29 Tandem Parking Spaces: Number / % of

Total Number of Units 0

Size of Tandem Parking Spaces width/length

N/A

Heritage Site NO Tree Survey/Assessment Provided YES

Appendix II

100TH AVENUE

(}) CONCORD

PA C I F I C

tD. I DATE l tlall I 20100HO t 2016(1U2

tD.I DATE I AN_,.

_L _J PARK PlACE PHASE Ill

CONTEXT PLAN

PLOT $TA\IP:

DRV

Typewritten Text

Appendix II

' '

~ TGWIIICll.t8Jif<f ~I.N:L<lRilHI'lO HltH SrfEET ~E!6AKO ~ Ute TO WO'VIt£11Al'IRJol~I..LJrta AIO GGMUIIIYfltWH&~NlB

tt:IOCRNfliJY~J,R;6ROIAIJ) AJO $E(.()ICJ) I-MI. ORfNJEP H4'61.AZIP TO FROVII:t:IIAllftA&. $.R\'Ea.vta

14AN aAI.C:UI& ENIRII!S ~ IJ:::)(;I:B) H al ACGt!etii.! T01!l'Si~ctii.YI'tm Ntt!RC.GMI"'R'h.IITOMS

flJI.I>tl&tNrlil~ t«l.Wf!E.Ath&)rf(fJr6AIO MifG()HFtffEl'(6l.AZB)f()PPI:).'Vf IIA-n.M.~l~f

~PAI<I'I~I'JQ'lri' IS ilUI.TINTO T~FNJDE ND cl.lfOOOR AtEN T'1 Jd<EA TOPRI:MDE SlRveii.J,.o\ri'U

"""""""'m" ACGt5e F'OimroPNU:;t i&HCOGOt+t:ill ~Ntt liMrrtP

51 IE PA 11-W.I"'S MlE Pf516tfl) tO HO'IIf PEOPLE 0-~ .trW .ARGUt> 1llf 51ft:

~IS TOilE R:FI"EP Hifll~a' f\ll.IC..Sftfl.f'Uli.IC-HOPI<II/Aff; 5f'Jra5

~ISTOOO~lUY UT~ DI!SISteD HtWUio111!0 NW6d' ,,,.,.....__ OJIOO(.f(JrH:liiTT' I5 TOElfDf51E:f£1>1'0 PACMt:E GOI+LIIIIY flU.OtDCfPI::lPl\tl ftf!J AIO .A 5fll!:f OF ca.J.~flvt' GHIIR.SfiP FOR

'"'"'"'" <llu:t<fii'SR.Al' AlifAIS I.(X;ArEJ) rc> I'ROVII:e ~·~I'M't lt£ 1JALDit«,; AIO~Nfllfl' AI!&6

Cl.lllll!OIIEK

• dys architecture 260• 177091na-dS1nllt Vl!COU'IIll' 9C \16J3G7 tel 604.6&9.n 10 www.ctyurchltectur•.com

(}) CONCORD

PAC I F I C

tD. I DATE l tlall 20100HO ISlMDfOR(f\6.(WIN}ilfl61N T 2016(1U2 $!k.'Wf'ORAD.P.

A: i$SI.EOfQI.Ilfi6.(WIWEtiTP61NT lt i!ll.EOmtctYB.CAIIMPIJIIilf

tD.I DATE I AN_,.

PARK PlACE PHASE Ill

WfAU.EY80JlfWfiD $JRflY,IC

SITE PLAN

· - •••w-•••4•U''"'"' t·-··-····--"'-,..._ .,... ... ~-- .. ----- ........... -.. .. . ... . . ....... 111 ... ..... ~~~ •• ··-·-·-·""·,-··· --!\-····--··--· ·····-~~ .. --h-.. - ···

DRAn SG OBim cs

N Q ,...

..... 1:2ll0 1\ ...... DUE JJl¥20,201! ~ ......

\ \

\ \ \ \:

OJat.EOIIIIf

\..--- -1_ __ _ \

• dys architecture MC~ tma.ns.. V'n:aw 1C WJ3G7 t411 604:.569.n1o www.t!)'Sarc:ilbrolruo.

(/) CONCORD

PACIF I C

ID. I IMTE II .. I IMIHt llf.411.(0R)III~8tf,...,

ID. I DAlt I ... .,.

-PARK PUCE PHASE.

SITE DIAGRAM

._. SG CIBIID CS ,.... ICIU 1:50) J\ ~ D\ll JJl't20.2016 ~ .......

I {

' ' ' ' ' ,, ' ' ' ' / '-./

I

PLOT $TA\IP: 2011- J<Jn- 11 @11 :40<Jtn - P:\,A21 ~265 - Cot-..cotd - P<)tk Place Towers - Phose III\CAO\ja15265- pp0<1_ $TUOY- wt.dwg - PA~K P<l

\ \

Lf'ot:I..P4P.cii~NQ ~112: I'E8CDrTa , . ..,a TORS:

"""'""' St.IJU.CNB: ~EB ~

• dys architecture 260• 177091na-dS1nllt Vl!COU'IIll' 9C \16J3G7 tel604.6&9.n to www.ctyurchltectur•.com

(}) CONCORD

PAC I F I C

tD. I DATE l llall 20100HO ISlMDfOR(f\6.(WIN}ilfl61NT 2016(1U2 $!k.'Wf'ORAD.P.

A:i$SI.EOfQI.Ilfi6.(WIWEtiTP61NT lti!ll.EOmtctYB.CAIIMPIJIIilf

tD.I DATE I AN_,.



PARKING PLAN P4

·-•••w-•••4•U''"'"' t·-··-····--"'-,..._.,... ... ~-- .. ----- ........... -.. .. ............. 111 ........ ~~~ •• ··-·-·-·""··-··· --!\-····--··--· ·····-~~·-·h-.. - ···

Q Q

ENn WI' tsG OBim cs N ..... 1oZIO 1\ ...... DUE JJl¥20,201! ~ ......

PLDT $T,t.J.IP: 2017- Jm,- 11 011 :<40(11'1'1 - P:\,A2 1 ~265 - Cohtectd - Pdtk PIC1¢e Towels - Ph<tse III\CAO\jo:21~26~-pp03_$TUOY-wt.dwg - PARK P3

\ \

~'"'!:P3PNIION.l ... ,.,.,. ~SI10f8 :

"""'""" SN....._CNII: f!Eit: 0

• dys architecture 260• 177081JmlS1nllt Vl!COUYIII' 9C \'6J3G7 ttf 604.669.7710 www.ctyurchiteoclurt.com

(J) CONCORD

P AC IFI C

10. I OAT! I I IIUI!! af!Nf«< lti.CifO III~ .... T

16a.JEDIORAA~

....... lll4.1J:Cif01110l't'8,CIIIIW81T"""" AEl9SIJ:CIORO&'aCAI8ll'P8'.11r

10. 1 OAT! I IIN_,.

PARK PLACE PHASE Ill

.....UV8Cl.UWOO a.IIIIY,8C

PARKING PLAN P3

+H fl+ '

""--~ -~-~/

' -~-~-PLDT $T,t.J.IP: 2017- Jm,- 11 011::S9mn - P:\,A21~265 - Cohtectd - Pdtk PIC1¢e Towels - Ph<tse III\CAO\jo:21~26~-ppO:L$TUDY-wt.dwg - PARK P2

I.E\9.P2PNUQNG ~, .. , fESICEHTS.: 1~ .HCLI.JCEO&IiQ ~SITCife :

"""""' "' sw....,_CNII: filet: o

• dys architecture 260• 177081JmlS1nllt Vl!COUYIII' 9C \'6J3G7 ttf 604.669.7710 www.ctyurchiteocturt.com

(J) CONCORD

PAC IFI C

10. I OAT! IIIIUI!!

af!Nf_., lti.CifOIII~ .... T 16a.JEDIORAA~

....... lll4.1J:Cif01110l't'8,CIIIIW81T"""" AEl9SlECIORO&'aCAI8ll'P8'.11r

10. 1 OAT! I IIN_,.

PARK PLACE PHASE Ill

PARKING PLAN P2

DMWII Wf/S& OIIEOlm cs N oc.u ·~ 1\ ~ ant .u.v20.201e ~ ......_

111111111

I (

' ' ' ' ' ' ' ' ' ' ' ' / '-./

PLOT $TA\IP: 2011- J<Jn- 11 @11 :39<Jtn - P:\,A2 1 ~265 - Cot-..cotd - P<)tk Place Towers - Phose III\CAO\ja15265- pp0 1_ $TUOY- wt.dwg - PA~K P l

~ PAIHl~PJrf<Kt-1&~1 ~.._IrE.

WTAlL HAR>-I'RP VICEO SIRV£1J.N(;E EQ;PH:t4f iN ~PIIAQ!Iei

t6flt.J. GOINEX HRRJORS 16 tE£CIEO IN ~PMlKJII6AIO STNiol'£U.S

PRu-.IIPI! V111C:NPH~ IN Ali.~IH ~P~IISI.UoiiiS TO I\EUClY

"""""' ........ PRO\IIDfAtEQ.IA.IELI6HlttS ·~ ·~ST.USa...oc:A®~a.I'VAT~

"""'"

M(. PII(IM P*.. H) z fllfHCUI:EOG I1'Ct •• (fE$:0/..,t:\Q

• dys architecture 260• 177091na-dS1nllt Vl!COU'IIll' 9C \16J 3G7 tel 604.6&9.n to www.ctyurchltecturt .com

(}) CONCORD

PAC I F I C

tD. I DATE l llall 20100H O ISlMDfOR(f\6.(WIN}il fl61NT 2016(1U2 $!k.'W f'ORAD.P.

A: i$SI.EOfQI.Ilfi6.(WIW EtiTP61NT lti!ll.EOmtctYB.CAIIMPIJIIilf

tD.I DATE I AN_,.



PARKING PLAN P1 TOWNHOUSE LEVEL 1

·-•••w-•••4•U''"'"' t·-··-· ···--"'-,..._.,... ... ~-- .. ----- ........... -.. .. ............. 111 ... ..... ~~~ •• ··-·-·-·""··-··· --!\-····--··--· ·····-~~·-·h-.. -···

• dys architecture 260• 177091na-dS1nllt Vl!COU'IIll' 9C \16J3G7 tel 604.6&9.n to www.ctyurchltectur•.com

(}) CONCORD

PAC I F I C

tD. I DATE l tlall 20100H O ISlMDfOR(f\6.(WIN}ilfl61N T 2016(1U2 $ !k.'Wf'ORAD.P.


tD.I DATE I AN_,.


WfAU.EY8 0JlfWfiD $JRflY,IC

GROUND FLOOR PLAN TOWNHOUSE LEVEL 2

· - • ••w-•••4•U''"'"' t·-··-····--"'-,..._ .,... ... ~-- .. ----- ........... -.. .. . ... . . ....... 111 ... ..... ~~~ •• ··-·-·-·""··-··· --!\-····--··--· ·····-~~·-·h-.. - ···

ENn SG/ LM OBim cs N ..... 1o200 1\ ...... DUE JJl¥20,201! ~ ......


(}) CONCORD

PAC I F I C

tD. I DATE l tlall ISlMDfOR(f\6.(WIN}ilfl61NT

2016(1U2 $!k.'Wf'ORAD.P.

lll'lt-11«1 A: i$SI.EOfQI.Ilfi6.(WIWEtiTP61NT

tD.I DATE I AN_,.



LEVEL 2 FLOOR PLAN TOWNHOUSE ROOF

·-•••w-•••4•U''"'"' t·-··-····--"'-,..._.,... ... ~-- .. ----- ........... -.. .. ............. 111 ... ..... ~~~ •• ··-·-·-·""··-··· --!\-····--··--· ·····-~~·-·h-.. -···


~--

'··~--~-.

r-1

,--_j I I I I

'~I :=O:m

~ ,I .·· ··~ i#r·/ ··

PLOT $TA\IP: 20l6- 0ec- 0 1 08:5,.ptn - P:\A2 1 ~265 - CohCotd - P<Jtk Pl t~ce Towers - Phd$e III \CA0\,A2 15265- rp02.dwQ - LVU

\

\


(}) CONCORD

PAC I F I C

tD. I DATE l llall ISlMDfOR(f\6.(WIN}ilfl61NT

2016(1U2 $!k.'Wf'ORAD.P.

lll'lt-11«1 A: i$SI.EOfQI.Ilfi6.(WIWEtiTP61NT

tD.I DATE I AN_,.



LEVEL 3 FLOOR PLAN PRTL RESIDENTIAL FLOOR [8 UNITS)

· - •••w-•••4•U''"'"' t·-··-····--"'-,..._ .,... ... ~-- .. ----- ........... -.. .. .... . . ....... 111 ... ..... ~~~ •• ··-·-·-·""··-··· --!\-····--··--· ·····-~~·-·h-.. -···

c.o Q


'··~ ··~

I I I I I . . . . . .

. I

~--/ :

··~ .. ~ ~/~ .. / PLOT STA.UP: 2016- 0c<:- 01 0 7:l0ptn - P:\.QI~,6~ - Con.c:otd - Potk Place Towe-l'S - Phdse 111\CAO\A21~265-fp03.d ·•9 - LVL <4


(/) CONCORD

P ACI F I C

ID. I IMTE II ..

.. ._. l l.KII'OttAO.,

.... HID ll(ltii.IDfOitte~8if,8WI'


-PARK PUCE PHASE.

LEVEL4 FLOOR PLAN TYP RESIDENTIAL FLOOR [11 UNITS)

....... -............ , .. ·-··-· ...... -.. .. ,.._ . ,.... ... ~-----... _ ........ -.. -··· ............. "' . ........... . ··-·-·-·""·,--·· .. -. "'-·~~·--···-· ............. _,h_ .. _ , ••

....... =

... $ / LM CIBIID cs N ICIU 12<10 f\ ..,. D\ll JJl't20.2016 ~ .......

'··~--~-.

I I I I I . . .

I _.... ... ::. I

_..... · ... ,. fir' -' I

~ ,I ./

··~ i fir' ./ PLOT $TA\IP: 20l 6- 0ec- 0 1 CJ>?:3-6ptn - P:\A2 1 ~265 - CohCotd - P<Jtk Pl t~ce Towers - Phd$e III\CA0\,A2 15265- tp04.dwQ - LVL 4- 35

\

\


(}) CONCORD

PAC I F I C

tD. I DATE l llall 20100HO ISlMDfOR(f\6.(WIN}ilfl61N T 2016(1U2 $ !k.'Wf'ORAD.P.

A: i$SI.EOfQI.Ilfi6.(WIWEtiTP61NT

tD.I DATE I AN_,.



LEVEL 5-35 FLOOR PLAN TYP RESIDENTIAL FLOOR [11 UNITS)

::~:.·::-:~·::::.?.::·: ::-::~::::.."!.::":::: ...... ...... 111 ... ..... ~~~ •• ··-·-·-·""··-··· ·-!\-····--···-· :.:::: ~-~~--·h-.. -···

CQ Q

IIIAW1I SG Cl<lllmcs N ..... 1o200 I\ ...... DUE JJl¥20,201! ~ ......

'··~ ··~

'~I:=.:"'

··~ ,I

··~~~/ PLOT STA.UP: 2016- 0c<:- 01 07,40ptn - P \.QI~,6~ - Con.c:o1d - Potk Place Towe-l'S - Phdse III\CAO\A21~265-fp0~ d•9 - LVL 36- <40

... ···

\

\

\ \

\

\ \


(/) CONCORD

PACIF I C

ID. I IMTE II ..

t .. ._. l l.KII'OttAO., 1 .... HID ll(ltii.IDfOitte~8if,8WI'


-PARK PUCE PHASE .

LEVEL36-40 FLOOR PLAN TYP RESIDENTIAL FLOOR [9 UNITS)

....... -............ , .. ·-··-· ...... -.... ,.._.,.... ... ~-----... _ ........ -.. -··· ............. "' ............ . ··-·-·-·""·,--·· .. -. "'-·~~·--···-· ............. _,h_ .. _, ••

c:n = ... SG CIBIID cs N ICIU 12<10 f\ ..,. D\ll JJl't20.2016 ~ .......

• dys architecture •·1171~S.. v.u...ac \1&.1367 t .. 604.&69.n10 www.Cys.ucllillllctl.lrt.COIII

a> CONCORD

PACIF I C

IIO. I IIo\Jt ll-

tD. I DAft I IIN.,.

PNIK PUCE PIIASE.

LEVEL 41 FLOOR PLAN PENTHOUSE FLOOR (6 UNITS)

~~~;;i;t~;E:i: .... . ....... 111 ... ... .. 111., ··-·-·-· .... ,_ .. . . --· ""-·~~·--·· --·· :.~::~-~~--·~·-.. -··----··--·-·-§]iti~i~] Q ,....


a> CONCORD

PACIF I C

IIO. I IIo\Jt ll-

IOINta l l.mfOR.IIO.P • ..,..,,. tff:•I$'-EOfQUlft'll.QIIWitll,....,

tD. I DAft I IIN.,.

PNIK PUCE PIIASE.

LEVEL 42 FLOOR PLAN MECH. PENTHOUSE

~~~;;i;t~;E:i: .... . ....... 111 ... ..... 111., ··-·-·-· .... ,_ .. . . --· ""-·~~·--·· --·· :.~::~-~~--·~·-.. -··----··--·-·-§]iti~i~] ,.... ,.... . ...... .. OlllalD CS N ....... IJI!XI f\ ..,. aut .U.Y2Q.201t ~ ~

'~I:=.:"'

'··~ ··~

0SER.CEPENlHOOSEP~~.. _../ ./ /

••m ~ w fir',/ PLOT STA.UP: 2016- 0c<:- 01 07:~~ptn - P:\.Q I~,6~ - Con.c:otd - Potk Place Towe-l'S - Phdse III\CAO\A21 ~265-fp08.d ·•9 - ROOF

' \ ', fi:;i 0 ~!""<:EPENlHOOSEROOF I'I.AA

' \ ·\ --fi:;i

\ 0 ,\

,> ~ ... \ / /i; v \ X\ . \

. \ . . \

\

\

\ ... \ '\ \

• dys architecture MC~ tma.ns.. V'n:aw 1C WJ3G7 t411 604:.569.n 1o www.t!)'Sarc:ilbrolruo.

(/) CONCORD

P A C I F I C

ID. I IMTE I I .. I U,81R)lAC_,

t ....... I'EI'Iil.lOR:Itct'IB.CftiOO,fl!lllf


-PARK PUCE PHASE .

ROOF PLANS

....... -............ , .. ·-· ·-· ...... -.. .. ,.._ . ,.... ... ~-----... _ ........ -.. -··· ............. "' . ........... . ··-·-·-·""·,--·· .. -. "'-·~~·--···-· ............. _,h_ .. _ , ••

._. SG CIBIID CS

N ,.... . N <

PARK PLACE PHASE Ill ~TIII6f'Wo6E II .2 1c:t£R;

FROM WHALlEY BOULEVARD

PLOT $TA~P: 20t6- (l«- 01 C4:<1 lpm - P:\A2 1S265 - <:.<meotd - Pdtk Pltlce Towers - Phd~t! 111\CA0\A2 1 526S-srt~er scQ~e.d·*9 - Elt:N

• dys architecture 260• 177091na-dS1nllt Vl!COU'IIll' 9C \16J 3G7 tel 604.6&9.n to www.ctyurchltectur•.com

tD. I DATE l tlall 2010GH2 ISlMDfOR...O.P, 201&11•*0 IE19Su:omu:ea.mtooPIJiatJ

tD.I DATE I AN_,.



STREETS CAPE ELEVATIONS SHEET 1

·-•••w-•••4•U''"'"' t·-··-····--"'-,..._.,... ... ~-- .. ----- ........... -.. .. ............. 111 ... ..... ~~~ •• ··-·-·-·""··-··· --!\-····--··--· ·····-~~·-·h-.. -···

,.... Q

PMK PlACE PHASE Ill

FROM CENTER OF PROPERlY

PLOT $TA~P: 20t6- (l«- 01 C4:4-~pm - P:\A2 1S265 - <:.<meotd - Pdtk Plttce Towers - Phd~t! 111\CA0\A2 1 526S-srt~er scQ~e.d·*9 - Elt:N



tD.I DATE I AN_,.



STREETS CAPE ELEVATIONS SHEET 2

·-•••w-•••4•U''"'"' t·-··-····--"'-,..._.,... ... ~-- .. ----- ........... -.. .. .... . ........ 111 . .... . .. ~~~ •• ··-·-·-·""··-··· --!\-····--··--· ·····-~~·-·h-.. - ···

N Q

FROM SKYTRAIN

PLOT STAVP: ?016-tlec- 01 o•~4?pm - P·\,\2 1 ~2~ - Concord - P<Jtk Pla-=:e Towe,., - Phase 111\CA0\'.2 1 526~-sttHt s.eape.d•; - ~


IIO. I IIo\Jt ll-.,..... llADf!OkliiQ_I

.... ,.. lf.4SI.EOI'CIIDft'lltN8ili"RII

tD. I DAft I IIN.,.

PNIK PUCE PIIASE.

STREETSCAPE ELEVATIONS SHEET 3

~~~;;i;t~;E:i: ............ 111 ... ..... 111., ··-·-·-· .... ,_ .. . . --· ""-·~~·--·· --·· :.~::~-~~--·~·-.. -··----··--·-·-§]iti~i~]

NORTH ELEVATION

"''''""" ....... , ..... .,..

IAlQJ'!Vfl~

- 4le;;;;;;&\ 1Ml-4lc;;o

IMI.~-,.. c::\ I.N! . .til!! !I! t:;\

.r.tl!l'l t;\

1.1'4-~ ~NI ~Ci:.t\

IMLac;;!\

lf!loti.Afi;\

l.tVa-'Jl f'f;\

-..c:::\ -..uc::;.-v ..-.. r:\

U'lll- "" lloon.~ ,..;;;!\ IIML~ t;\

lNIJitc;0

-.nt;\

---c::&\ UMI.21c:::;;u

- »t;;\ U'!Clll c;;;\

!!ML:IIIII!!.!!I I'i;\

lNI.MI'i;\

la11.. ct:::;\

!MI- ll ct..:\ _ _ ct:;\

......... (;\

~·A .r.tllf t;:\

IIMI.U~

--·~ lbii-111'""-Q ('k;;\

IML1 t;;;;)

_,.,t;;\

IMI.l c::;)

lUI. I I;\ .,._,~

PLOT $TA~P: 20t6- (l«- 01 C4:<1 5pm - P:\A21S265 - <:.<meold - Pdtk Pl t~ce Towers - Phd$e III \CA0\,A2 t5265- e lev.d·Ng - Elev

t::\U'IIl-.lor!I.!IO

~IM . .t!IA '1

c;;:A\1.1'4,.

~~c;:;t\INl"

li;\,,Nt. fi;\~ .

(t;\U"'fl_,.

t;:;\U>C'l.

c;!\!.N1.11

t;:;\..-. •

("!;;;) LNl""lloon. .. t:;\L ..... l1

t;.;\!.N'I.l&

t;,:;:\U'IIl-31

Ci::!\1.1'4. t;:;;\f.Nl_~

CK:;),JO,q_,..

l'i!:\,.Nt-» !'~!";\~--»

li;\LNlll li;\,.NI_,.. ..... Id

r;;:,lN:LM ~I.Nl-11

IW\t!I.Rif

~ ......... G\ . .r.n ..

ct;;;\U'IIl-M 1'!:;\Uift_d

t;;;)!.N'l.ll

G\,....._11 ~U'Ift_lll ...

t;:\l"'"-1

c:;;\!.N'I..

G!\!.N'1.1

SOUTH ELEVATION

u


(}) CONCORD

PAC I F I C


2016(1U2 $ !k.'Wf'ORAD.P.

1016-11«1 A: i$SI.EOfQI.Ilfi6.(WIWEtifP61NT

tD. I DATE I AN_,.



BUILDING ELEVATIONS

· - •••w-•••4•U' '"'"' t·-··-· ..... -·-,..._ .,... ... ~-- .. ----- ........... -.. .. ........................... ··-·-·-·""·,-··· --!\-····--··--· ....... ,, ... _ ,h_ .. _ , ••

INn SG / LM OBim CS CW)

..... "'" /\ ...... DUE JJl¥20,201! ~ ......

c;\~.1""",., t:;;;\M<l',o'!':.:!l

c;;t\ IML,.

c;:;:;!'\ - · lii:\lfMI,. fi';\IIML ..

li;\IIML. li;\ _,..

A-· ,t;;;.;) -._!0

t::;\-.. (;,;i!\ lr.ft. :ll)te.,:a!l

t;\IIML~

ID;\.-.»

(';;')-~

c;;;&'\ lrl.tl.)t

c;;t\ -.__..

!'ti;\ IIMI.M

IM;\IIML. t;;\IIMLU c;;c. __ ,.

c;;;\MJIIIIH.II

t;:\ -._ ..

IP;\ .__.

t;:;\IM.I!

t;:;\IIML~ (;\._. .

~'!:;\ -._.

!C\-~ f'Wi\-..

EAST EIEV ATION

PLOT $TA~P: 20t6- (l«- 0 1 C 4 :<1 5pm - P:\A2 1S265 - <:.<meotd - Pdtk Plttce Towers - Phd$e III \ CA0\,A2 t5265- e lev.d·Ng - Elev

~.,--1!;!\,IMI.G

,t;;;) lr.ft..U

/!;\ ,...,...,_. t:;\ -._,.

~!:;'\_.

c;;?\ IIMI.-"

t;;\IM. .. fi;\._,. tn;\ _,..

A~ .. ~--u t:i\-.. I!;!\ """'"'""' .. (;\IIMI.#!

A~.

(;\-~

c;;;!\ UML»

~--~ tK:i:\ ..... ,.. li;:\INLM G;\!IMlU t:;\ ._. ..

t;;\IMLJIII!A:.I1

c:;;\ _ .. c;:;:;v_. ('i!;\ 1M. II

(i!;)UMI..

t:;\ ll!'ltl..

t;:;\ --~ t:i\-.. /!!.!\ -., ...... ~~ f.;\ IIML1

WEST ElEVATION


(}) CONCORD

PAC I F I C


2016(1U2 $!k.'Wf'ORAD.P.

101611«1 A: i$SI.EOfQI.Ilfi6.(WIWEtifP61NT

tD.I DATE I AN_,.



BUILDING ELEVATIONS

·-•••w-•••4•U''"'"' t·-··-· ..... _., _ ,..._ .,... ... ~-- .. ----- ............ -.. .. ............ 111 ............. . ··-·-·-.. .... ,_ .. .. . --!\-····--··--· •••.•• ,, .. _ ,h_ .. _, ••

INn SG / LM OBim CS CW)

..... "'" /\ ...... DUE JJl¥20,201! ~ ......

WEST aEVATION

EAST ELEVATION

PLOT $TA~P: 2017- J<Ih- 11 @12: t8ptn - P:\,AZI $265 - Cohtord - Pdtk PICit':e Towe:t~ - Phd$e III\CA(>\,A2 15-265- elev_l,dtiictl.d·•Q - Elev (2)


(}) CONCORD

PAC I F I C

tD. I DATE l llall ISlMDfOR...O.P,

201&11•*0 IE19Su:omu;ea.m.ooPIJiatJ IOIF(IoHI A! i$$1.f0fQI.Cfi6.(WIWEtiTP61NT

tD.I DATE I AN_,.


WfAU.EY80JlfWfiD $JRflY,I C

PARTIAL BUILDING ELEVATIONS

·-•••w-•••4•U''"'"' t·-··-····--"'-,..._.,... ... ~-- .. ----- ........... -.. .. .... . ........ 111 ........ ~~~ •• ··-·-·-·""··-··· --!\-····--··--· ·····-~~·-·h-.. -···

c.o Q

---------- • Lf\o'ft.,Q

UML&A

LM3.sc;;;?\

,.., l.M:L.fA

--~.!&e. oW

--~l~A

NORTH ELEVATION

WLMLl ___ _

AIJMI.& ___ _

SOUTH ELEVATION

PLOT $TA~P: 20t6- (l«- 01 0!>:24pm - P:\A2 1S265 - <:.<meotd - Pdtk Plttce Towers - Phd~t! 111\CA0\A21526S- elev_ $C.d wg - Elev (2)

dys architecture 260• 177091na-dS1nllt Vl!COU'IIll' 9C \16J 3G7 tel 604.669.n10 www.ctyurchltectur•.com

(}) CONCORD

PAC I F I C

tD.I DATE I t""' ....... ISlMDfOR...O.P, 201&11•*0 IE19SU:Of'tii.OCYB.CAUHJPIJ!alf

tD.I DATE 1 .... _



PARTIAL BUILDING ELEVATIONS

·-•••w-•••4•U''"'"' t·-··-· ···--"'-,..._.,... ... ~-- .. ----- ........... -.. .. ............. 111 ... ..... ~~~ •• ··-·-·-·""··-··· --!\-····--··--· ·····-~~·-·h-.. -···

....... Q

VI<)H FROM FRASER HIGHWAY

PL..OT STio.~P~ Z!H6- 0ec- 01 09:06r,rn - P:\A21S26S - Coht:old - Pd tk Plc1ce Towers - Phd~t! 111\CA0\A21526S- 31) View!! UPI)ATE().d wg - Elev


(}) CONCORD

PAC I F I C


2016(1U2 $!k.'Wf'ORAD.P.

lll'lt-11«1 A: i$SI.EOfQI.Ilfi6.(WIW EtiTP61NT

tD.I DATE I AN_,.


WfAU.EY80JlfWfiD $JRflY,I C

30 VIEWS

·-•••w-•••4•U''"'"' t·-··-· ···--"'-,..._ .,... ... ~-- .. ----- ........... -.. .. ...... ....... 111 ... ..... ~~~ •• ··-·-·-·""··-··· --!\-····--··--· ·····-~~·-·h-.. -···

INn SG / LM OBim

CQ Q

('I) ICM1 N.U . I\ ...... DUE JJl¥20,201! ~ ......

VIEW FROM OLD YALE ROAD VIEW FROM EAST

VIEW FROM WEST VIEW FROM KSS & RIDE

PL..OT STio.~P~ ZC17- J(m- 11 C1 :07ptn - P:\.C..2f$?6~ - Cnhcotd - Pdtk Pldce Towers - Phd$e 111\CA0\A2 1 $26~LJ0 V.e""$.dw9 - EJ~


0 CONCORD

PACIFIC

tD. I DATE l tlall 20100HO ISlMDfOR(f\6.(WIN}ilfl61N T 2016(1U2 $ !k.'Wf'ORAD.P.


tD.I DATE I AN_,.



30 VIEWS

· - • ••w-•••4•U''"'"' t·-··-····--"'-,..._ . ,... ... ~-- .. ----- ........... -.. .. . ... . . ....... 111 ... ..... ~~~ •• ··-·-·-·""··-··· --!\-····--··--· ·····-~~·-·h-.. - ···

INn SG / LM OBim

en Q

('I) ICM1 N.U . I\ ...... DUE JJl¥20,201! ~ ......

VIEW OF MAIN ENTAANCE VIEW FROM KING GEORGE STATION

TOWNHOUSES TOWNHOUSES DETAIL / EXIT STAIRS

PL..OT STio.~P~ Z!H6- 0ec- 01 09:01pm - P:\A21S26S - Coht:old - Pd tk Plc1ce Towers - Phd~t! 111\CA0\A2 1526S- 31) View!! UPI)ATE().d wg - Elev

• dys architecture 260• 177091na-dS1nllt Vl!COU'IIll' 9C \16J3G7 tel 604.6&9.nto www.ctyurchltectur•.com

(}) CONCORD

PAC I FIC

tD. I DATE ltlall ISlMDfOR(f\6.(WIN}ilfl61NT

2016(1U2 $!k.'Wf'ORAD.P.

lll'lt-11«1 A:i$SI.EOfQI.Ilfi6.(WIWEtiTP61NT

tD. I DATE I AN_,.



30 VIEWS

·-•••w-•••4•U''"'"' t·-··-····--"'-,..._.,... ... ~-- .. ----- ........... -.. .. .... . ........ 111 ........ ~~~ •• ··-·-·-·""··-··· --!\-····--··--· ·····-~~·-·h-.. -···

INn SG /LM OBim

Q ,.... . ('I)

ICM1 N.U . I\ ...... DUE JJl¥20,201! ~ ......

PLOT $TA~P: 20t6- (l«- 01 09:10pm - P:\A21S265 - <:.<meotd - Pdtk Plttce Towers - Phd~t! 111\CA0\A2 1526S- 31) View!! UPI)ATE().d wg - Elev

• dys architecture 260• 177091na-dS1nllt Vl!COU'IIll' 9C \16J3G7 tel 604.6&9.n 10 www.ctyurchltectur•.com

(}) CONCORD

PAC IFI C

tD. I DATE l llall ISlMDfOR(f\6.(WIN}ilfl61NT

2016(1U2 $ !k.'Wf'ORAD.P.

31'1611«1 A: i$SI.EOfQI.Ilfi6.(WIWEtifP61NT

tD.I DATE I AN_,.



30 VIEWS

· - •• •w-•••4•U•'"'"' t·-··-· ..... -·-,..._ .,... ... ~-- .. ----- ........... -.. .. .... . . ....... 111 ... ... ..... . ··-·-·-·""·,-··· --!\-····--··--· ....... ,, ... _,h_ .. _, ••

INn SG / LM OBim

,.... ,.... . ('I)

ICM1 N.U . I\ ...... DUE JJl¥20,201! ~ ......

• dys architecture Z60· 1770 BurrorvSreet Vancouver 9C V6J3G7 tel 004.669.7710 www ays.archifeclvre com

+-- AIJm m W dow Fr n

-PARK PLACE PHASE Ill

<- Pantoo Corcrote

- WIW1£Y BOIII.EVNil SURRFI, BC ..,.._.. m.l_.,DUGI'NEI.

MATERIAL BOARD

L.ocatlonMd al~ng or tlleiOto oompt«e tile extlf1oropen -•formed by the p ......... pli-o.

Co~~g ~~------------1111~~~~ oherooel and ,.;;;to exterior coloura emplleolze tranolated reotangleorel~ng 10 alto oontelCI.

-ngend exterior trMt,_. olamonlty opeoe relateo to edJ_,t COmmlfCial building.

oonneoto Whalley Boulo_., wtt11 KI•MdRide and Klng <>-~~• Station.

South loolng common oukloor -nltylnoludeo Dog Walk and Chlldren'o Pl«y -

Blko pethe, ll-kMd strMt tf'Mt; .. ,.,

CltyoiSUrToy otandonlo.

PLOT $TA~P: 20 t6- (l«- 01 C'P8:H pm - P:\ A2 1S265 - <:.<meotd - Pdtk Plttce Towers - Phd~t! 111\CA0\A21 5265_eov~ulwg - AA$1 0- M

P.n:hOUM roof form and rooiiOp !MOhan leal ...--.lng relalo to rooiiOp eorewolngon prevlouop-.

Form and eoaleoltlle amonlty opeoe retaeeato edJ-nt c:om merc:lal op-.

GnlenRoolon ... ,. •• 'lily erN o~ookedby

lr>Mr.

Hat~ and IMOOlngol Townho..,... retaeeato IMOOlngol -2b-.

Ground Level oolta have g-t'ont door acCMa to Vlllalley Boulevotd.

TownhoUM Htbacb U per dewlo-t permit Form+Ch•.c:tw Guldat~ ...


(}) CONCORD

PAC I FIC


tD.I DATE I AN_,.


EXTERNAL MATERIALS

·-•••w-•••4•U''"'"'t·-··-· ···--"'-,..._.,... ... ~-- .. ----- ........... -.. .. .... . ........ 111 ... ..... ~~~ •• ··-·-·-·""··-··· --!\-····--··--· ·····-~~·-·h-.. -···

N ,.... . ('I)

ICM1 N.U . f\ ...... DUE 9'1'2Z.201! ~ ......

I~ 1:0

:I I I I I I I I I I ........ I I nw:FK.I.NE

411 t'.X~TIIIe71 2P- ""'oiJII •-oo,. lll PAI<klll6

_.,'!' I -ur.-.sur PAI<I'IIIIS ~

... -ur.-.. """""'" "' Jlt ;;-...JIC PM«III9

-Ill-

'"""'

Jitii:::::: I Kesa R.IDE

~ ~ ~~ I'"+ ri I [

---· ---· --

B~ ~TGR """'""" ._,., ~ SIQ: ST~ """'""" P~IIS PAMo:.lll9

......... """'"""' ........ PA111'1111!1

....... """'""" . _,., .......

PLOT $TA\IP: 20l6- 0ec- 0 1 O~:J,.ptn - P:\A2 1 ~265 - CohCotd - P<Jtk Pl t~ce Towers - Phd$e III\CA0\,A2 1 ~265-bs.dwg - SECTIO\'$

-----

I~ I ~ I! : : :~ WHAlLEY ----+--- . J. -- BOUt.eVNIO

I ~~ -·-----·-·-- ·t. ..

1 • .,_1 ·····-

~ .. ~ JJ' PMlklll6

'" ! PRM:AISI.f PM«.H9 i i J ~M! ;.I~ PARKt~ I I PRWfAISlf ·-... I I j

I I

I

~

~

~

~ ~ ~

J~aoc;;:b\ lMl

lMl 1~Gtt>A ~~~A

tM!J!!$PI A PMkt&P2 A

• dys architecture 260• 177091na-dS1nllt Vl!COU'IIll' 9C \16J 3G7 tel 604.6&9.nto www.ctyurchltectur•.com

0 CONCORD

PAC I F I C

tD. I DATE ltlall ISlMDfOR(f\6.(WIN}il fl61NT

2016(1U2 $!k.'Wf'ORAD.P.

lll'lt-11«1 A: i$SI.EOfQI.Ilfi6.(WIW EtiTP61NT

tD. I DATE I AN_,.



BUILDING SECTIONS A&C

·-•••w-•••4•U''"'"' t·-··-· ···--"'-,..._.,... ... ~-- .. ----- ........... -.. .. ............. 111 ... ..... ~~~ •• ··-·-·-·""··-··· --!\-····--··--· ·····-~~·-·h-.. -···

,.... Q

INn SG/CC OBim CS ~

..... 1o200 I\ ...... DUE JJl¥20,201! ~ ......

I~ :;;

:! l;l ' '

I ' '

I ' '

I '

'

I I toNJ: QEORQIE

' IT AnON

I ~ I ~

bWl ~ :X:: -~ . _..ll- ] - ~~-1- "I ~ I--ll =::r II Jm[ ~llilim

5111E iiliJs 5111E ~ ''"" ~ "'"' :fa 5111E ~ ..... ~ ''"" ~ ''"" ~ "'"' :fs ..... ~ ..... ~ ~"· ~ "'"' ~ 5111E :fs "'"' ~ "'"' ~

i!5 5fefi.

- lrr

I tr~ I - I Bf<£ 5fGR

10 . .. ...,. ....... ·-~- .,..., ... ' '

I hljuu ·-~ ... """-

! ..f.. .... ·-~ ....

' """ '

I ~A!III<J.t ·-~- -., ... I I

PLOT $TA\IP: 20l6- 0ec- 0 1 O~:J,.ptn - P:\A2 1 ~265 - CohCotd - P<Jtk Pl t~ce Towers - Phd$e III \CA0\,A215265- bs .dwg - SECTIO\'$

I~ ,ill

"'"I" ii:iiii 5111E ' - ~ ..... - ~ ''"" ' -- ~ "'"' - ~ 5111E

- ~ ... .. - ~ ''"" - ~ s ire ' - ~ .... - ~ ... .. ' - ~ ... .. -- ~ 5 1"' ' ' i - ~ "'"' [ ....,,

~ 5111E ' ~

-""'' ~ "'"' - ~ "'"' -~ 5 1><

lfl-- ·"'!! .eM.;;!!? -:t-- __ _J

' - """"r"l""' • ..,.rr

1- "'",I SroR. PH ORM:AI!;U

1- ... _ ..... ""i< ~ ..... .... - _.o:o<M!ii~ ~ ~lOR.

' __ ....... ~ -1- .... "*•lit ., ...

~ ~

~

~ i ~

' ' ~ I '

~+-~! i ~ I

- I -~ i -+--! ~ - I -i ~ -~-1 ~ - I -1

~ ' I

~=t=] ~ ' I I ~ -=r=-t=t- ~ - - -' ' ' ~ ' '

~---t-t=t: ~ ' ' ~ I ' '

~+-~~: ~

' ' ~ - I -I .........,. WHAW!Y ~ BOIA.el ...

,;~ I .I -

"'~"""' (.,..\~ -

' f '"'' I ~ ,_( ~:-;r ....... \~ , - ...,

-~ 1-r;< "'~ "~~"~~ - " h

·-... ~M:.-.~4' ......... -t-+- ~ 0:.~~ -ORJI.1!~~4' -~ ~ I I

o:.-...- ~tmlv£~~~ WH;.I_I!S

-I I ~

~!!OCf!UBA UML<tiA IJMI..OUA

' "'"'

Ml-~lm311M

iO!'f5. 38lA U!VU.~A

a.eva:a. 11M

l.E\IEL I&M

I.Mt.11M I.N!LI&A u:vn•sA LMI.HA LMLaM I.N!L I2 A 1-1\'tl. •• M

llMl:,.IO &:e. eJ M

lfVH.qA UMI.&A LML1A I.MI-6A lf\18.5A I.Ml. .. Q

lfV!l 'O<e.o A LML2A ~.,a.va.M

_P~IIIJ nM

E-'f<t::tf}P2 A

!:~Mi~A ~ARI:l~~eN rt:;;;\

• dys architecture 260• 177091na-dS1nllt Vl!COU'IIll' 9C \16J 3G7 tel 604.6&9.n 10 www.ctyurchltectur•.com

(}) CONCORD

PA C I F I C


2016(1U 2 $!k.'W f'ORAD.P.

31'16-11«1 A: i$SI.EOfQI.Ilfi6.(WIWEtifP61NT

tD. I DATE I AN_,.



BUILDING SECTION B

·-•••w-•••4•U•'"'"' t-·-··-· ..... -·-,..._ . ,... ... ~- .. .. -... -- ........... -.. .. • ... . . ...... 111 . . . .. . ..... . ··-·-·-·""·,-··· -- !\-····--··--· •••.•• ,, .. _,h_ .. _ , ••

N Q

INn SG/CC OBim CS ~

..... 1o200 1\ ...... DUE JJl¥20,201! ~ ......

11 ~

n .~ I I

11 ! n !

~

m~t a:;: ,.==== h ·===·= h 1=====1 h 1=·===1 h 1=====11 h 1====·=1

® ~~.~~~NG SECTION D

® ~~~,~~NG SECTION D CONl'D

PLOT $TA\IP: 2011- J<Jn- 11 @1 :2<1.>tn - P:\ A2 i!>265 - Cotlcotd - Potk Pl t~ce Towers - Phd$e 111\CA0\ A2 te'>265- b$.d'Jt9 - SECTION$

II


(}) CONCORD

PAC I F I C

tD. I DATE l llall 20100H O ISlMDfOR(f\6.(WIN}il fl61NT 2016(1U2 $!k.'W f'ORAD.P.

A: i$SI.EOfQI.Ilfi6.(WIW EtiTP61NT lt i!ll.EOmtctYB.CAIIMPIJIIilf

tD.I DATE I AN_,.



BUILDING SECTION D

·-•••w-•••4•U''"'"' t·-··-····--"'-,..._.,... ... ~-- .. ----- ........... -.. .. ............. 111 ... ..... ~~~ •• ··-·-·-·""··-··· --!\-····--··--· ·····-~~·-·h-.. -···

Cl<lllmcs ~

..... 1.:100 1\ ...... DUE JJl¥20,201! ~ ......

IIIAWII SG

~M 6LIOEHA.\" I

~r rr I' ~ PUor_.,- ''"'''" lll::::±:::i

PAllO

~

~'1 ,:!' P.HU::t& II "' IF PJrrtU:II ., .., /

.. (> I

I F1 '*' ,_ , ''""'"" I p ,_, "' "' l r:J t:!:i ~(> ,_ ... II f) '"'"' "' "' ./' P~t&

I

I F '"'"' I r-.. ~. I' PtP ., ..,

I ®BUILDING SECTION E

iQI.lf: I 8:10

PLOT $TA\IP: 20l6- 0ec- 0 1 0 6:<1.<! ptn - P:\A2 1 ~265 - CohCotd - P<Jtk Pl t~ce Towers - Phd$e III \CA0\,A2 15265- bs .dwg - SECTIO\'$

----4-._--~4---~_.~~~~~~~~~~--~-L~------------------~-----~~~ ---=~~~~~~~~~~~~~~~~~~----------------~----~~~~

r ""~ 1: :I " "' ""'".?"~ " r ..,,.~ ~ " "' AIR~ Sf

r .,., ~ n " "' ... ~, .,

r ,.,,.~ n " "' ... ~ .. r 9.11£ ~ n H. <. ~ ~ ~ ST

r ... ~~ n " "' ..,R~ST

r .., .. ~ n " "' ~ AIR .. St

r ''""~ n ll <. /oM~._ St

r """~ n H. <. .... ~ .. r ... ~o n " "' AIR~ST

r ..,,.D n " .. AIR~ Sf

r "'"~ n ll <. Mt~~t

r $11E ~ n H. <. .... ~- ·· r "'" ~ l " "' AIR~ST

r ..,~ ~ ~ " "' ~ AIR ~ ST

..... D n " "' ' ""' 9<$ ... $11t rn n ll <. NR~ST

Nit~ !!it /

<4<@:- / / NR ~Sl - '"-.

II "'" 1" ... <. 5TAV .. ""' Sf A~/ PICI'o£Aaf

"""""" ...

"'""""" 'feiDROVrl '"r/ "" sr0Rio6f

~~AI<J.t ....,.. ..... .. +/ "' '"'"""'

•· IEITI Ill: .. " ---n .. ~~ ~r:J ... " ---rl

· lml ~r:J .. "' ---rl

· WI ~11 "' ,. ---n . ~~ ~11 "' " ---rl

··lml ~r:J .. II ---rl . ~~ ~r:J .. 1f ---rl

· ~I ~11 "' " ---rl

· WI ~11"' " ---n .. ~~ ~11 .. II ---rl

· lml ~r:J .. " ---rl

· ~I ~r:J '" " ---rl

< ~~ ~11 "' " ---rl

··lml ~f .. " ---n .. ~~ ~r:J .. " ---rl

· lml ~r:J .... · ~I ~11 "' " --<. l·""rl ~.~I """

<. ~* I~ .11 '" ~ "'

..... ~ .. I~ .11 -;; ~

,_---

- -

- -

- -

- -

- -

- -

- -

- -

- -

- -

- -

- -

- -

- -taNGG£00GE$TA'nON - BfYt'WO -

-l o

!i -I

I

. ...., ... I I

I FASUt&;r P~klll6

I .COOPJIACIIICii

,_,,. I I . ...., ... I! I

•:

I

~

~ ~

~ ~ ~ ~

~

~ ~ ~ ~

~ ~ ~ ~

~

~

~

~ ~ ~

_ ¥'4~'~M

_bfVELI&A __ LMLnM _!Mi~A _¥-Et-&A _ !fMli .. Q _!fVB.eA _!MJ.I2A __ I.E\'EI. •• A

LM1:..~&zes. oJA __ Lf'tft..,A __ I.N!lbA __ l.tVU.lA __ I.MI.6A __ tMLsM __ LML .. r;;;;\

~2oaoA __ lfvfl2A ~1.'4A

!~mPIM ~~116P2A

!:.~IIS""A ~~··p.fA

• dys architecture 260• 177091na-d S1nllt Vl!COU'IIll' 9C \16J3G7 tel 604.6&9.n to www.ctyurchltectur•.com

(}) CONCORD

PAC I FIC


tD. I DATE I AN_,.



BUILDING SECTION E

·-•••w-•••4•U''"'"' t·-··-····--"'-,..._.,... ... ~-- .. ----- ........... -.. .. ............. 111 ... ..... ~~~ •• ··-·-·-·""··-··· --!\-····--··--· ·····-~~·-·h-.. -···

~--~-·-~-~EJ-~

~-~-~--~-·-~==-E!il-E!il--!i!il-·-61il-·-

' \ \ )

I /

/

P+A -·-

-~

~~~=-::= ... _,.IC$C , ... ,. ... . , ... ,. .. .

Park Place Towers Phase Ill

Level One LandscapePian

.... ..... L1.0

~~~;;r:=.--..: ... . ,.,., ... . fe'Jilnll .. .

-~ Park Place Towers Phase Ill

Level One Grading Plan

.... -L2.0

~~~=-::= ... _,.IC$C

TtiM*oW• , ... ,. ..


-.. -Planter Dimension Plan

.... ..... L2.1

tvJl,.,,._..,..,..lbtltlf,...S--.~bllllld~a

.. _ (S.,_ADtGolft.lai$,.Sd!MIY•..,_O.St~~· ........ SU.t'*»ffiii-Gofd("'!*)

~·1_. •• KIIiiiM .... I~hb&GM•IM(G"~

~=l::;'.=:~-==~~~~~-r 'fYJlS•1.r.t·•I:JIIiiiMpll .. &wH1dybdO.-tGI•

~=~~--- SpMlt. Std!M~'-IMOIQ,.Sd!M .... M 1-s-N~f'r.191MCM~S--$flUMMOMIJICIII'IIloit

~~~=-::= ... _,.IC$C

1tiM*4f• , ... ,. ..


Planting Plan

.... ..... L3.0

lnigadon legend:

~tionStubOut -seenotefasize, RefEJ to Mechil'lica

9eMlg -sdlematic orl;

~ fxle'ltoftrrigation~ed

Note: 120't'Controlef~ To 8e Located .-.Mechanicallloom (by (lectrical)

8ad: Flow Pre-.<ent« andebwOut Tee To8elocatedlnMechanical Room 1/:J'/ MedlanicaO

~Nota

I)T'MIIIi9"lclftannaot.:>po.idt•oortrpl•••rdfww::•O'llng~ldllrip0ft,.n.AJ~ngloN'IwllhhlbtllndQ~»o

2)CW.Wft9N!7&eftft91111POft~nglsldw!Nic~ .

3)T'MIIri9"lclfta:nnD.otthtiiOCII'ti1MOftl•fttiOQIII:nolftt•ub-~brj'lbtMICNnlgiOCIIW;laot.

oi)T'Mtll«blawQaotsNII~• UlYcuiHillbtwa.re.wyta:~~a•rd""'• t• OCII'OII1wlllilpullw\'19kllalhtwa.r_'Y_.,,I •ub<Mk:Q.ON. S•s*IL S)T'MIIri9"lclfta:nnD.otthtllhwiiNf9•0ftawderllfttwa.r_'Y_¥ldMt•lbw,.9twt.10ftt&ll.-.oldwl..._

6)T'MIIIIg~~lclftantraotthtiiCICIOI'dn~••lti---.OCII'dlas•rdiOQIIclftolfttMilWtSOtwtlh111t91f1111';11antraa.MicO'llllmt._,. f9•01'tplll'9•ndodwti•WI'do.10l»r&do~Oftl•.

7)fMIIII9"IclfttWW1'91Niii»~II'I~Wte:ltOftwtllii1MI~¥di.a<X\tWWrtgiL

S)T'MIIIi9"lclfti)IWMINIII»-I~•spetiiUCaand¥d5otbMK.

~":.,~~:?o%:.":!.=~~~.,.1r.ot¥ld•blowcu0CitlnllalclftlttNwi/IMentytoCIM•ndMt•~Yiiht1o•lab

~.:.:oft411e•,.,.10I»IIri~~brthl9l .. d.-.cyllri9"lclft¥Wt'usb9wa.r~OCII'IIp)I'IIIWHiglltltcltncyf9•0ft...n::G

• Ulll:.wlclftoiMIIW••--IoortiOIItfwdll•sMIOICIIIN•t~a.lnblfd-ftM!Xl.ol¥o::.wdl•~ • Ulll:.wlclftol0ftpllf'9I•Oft • ~•rodvoJ1,...10I»a.lnblfdt8)4NSS..,..HII:WI-.

10flttdatu--oll~·atftiCWI•10MII'i.-OWSfToJ1•ndqxt.laOI::IfoOIM9tb'JfliPOftOCIIW;laot.

::~~=-r:=::r~.adwtllilhlglltltcltncyf9•0fti)IWM ... ngspMybiadoor.or,JI)t.I~·OlWll•torgJH'lrod¥l-l:>

:!'::~lclftantriD.a10111triM1thop«"~oortrpl••wllhW••llld.-.cyC~tor50"-~~·w••rd.dOfttor•ppo.o;plot.:>

t4 T'MIIri~lclftantraa 10po.idt .-.buill...,... tolbwh90CII'd1Uab\.

I$Siwb_10.,.Illt~llri~lclftot0ilbtfaai'Wfd108C.oortipiiiNwllliiMwoV~SIIqlwaWbg,._.dons

I$S.-1teHIOI»fliglll.ad,15p&-dly..c~ON.

P+A -... _

--~'""'

"--~ .......... ._. .. , .. ..,_ ~IC'IWIIV

::=:::


'i,';i;tion Coordination Plan

.. .. _ CD

L4.0

,_. .. ..,_...jehl,......_u.._• ,...._,_ ... .,...

2S'nm0,11"fll.aoldbdtl'f

Q~m~dt,oUIII,&"ullr!WUIDUia.

,..,,.1111( Vdd"9at,..UI'Id

~.,.~~=. (~~ab,.~Ohl'l

,._ _ .------ &o..tlltl-• ....... ••.,.ciW

~== ,; ,)). , J "' """'

O)QN.SLM

O)QN.SLM

t:a...-.,CII__. ... _. ~1otiJ'& ...

~ ......... .. 0. ..... _, _ _ .,._,_._ .. .,_ <-• .,..ttf• toadlltcWII)

=:..ltob~:.o:~ ......... , .... ~ .. ..,.,. ...... _,_ ... .,....

r-~=======~=~~~~=-~ =~:~.t~~~ IIWIUitf'~MIO,I'-·1\(ll·~tlllb MfM'II'III~41d~ ~tn!WWnl-rWI~ mtrrD""'II)'Ohll

~Sll\dll'illtllb,.ll,-~

··. ;. :: ..... : ... ... i. , . ..

·~ .. ····:

-~3~~:::=...., N ~tufkM~I-CWHIIW!Pf'(lteclld frol!l~dlllfll'dd!IM 411+19dlf"9 l'rtaJtllt6otmf''*""OI~

Wrii!UIIII*Meillebet/Jol .. tllltcfp-. .---- r::,'::."=!. .. ~~~...,._ .,._~Jiqv#MtM'f*l!lld,.,.illre III>'"'IIIGrpMrcdlalfl

m==========*!~m'l =-~==,.•

1\

N:.Nelm~~~K<>-~t ..

==~~.:c:~ ~~~-==-=:= l'l'o4ildiNIIIM'dlrld-podl!'ltll'll'--lftb,-Ohll

Ol!'cN•SI*••M'Cfllllcsll'll)

Dt...,._,, .... ,.., _..,_t~yoc .. ,

,...,_::..,;,...;....':':':-- c-co• llttf•••dfll.etw ll)

1+----------sca.r-·..._ .... diM. C,,....:~~~~:::::::~===~-liii~OII!'CNti--,OIIfllwoui.

IISO!m ... tmnnii'UIICNNII9"1'*

t-i=<I\'I!:;:.,;;;:.:T:;;,:;~~--IIIIllf.1blie

·.~~~-~~=.:*"-'VtMir

1,.11<~~'"!'"~¥~~~· ~!!).~ __ O,.,.IMirld-pooll'f~bf .·~~·:: .... ·>.~; :·. ~-T---~iab,~Ohl'l

; ll'. • . ..... . : •. ~ .....

P+A ........................ o..,.,.-... ... ......... .. ... w .....

....._.ICWol~

:::::

-·· Park Place Towers Phase Ill

- .. -Landscape Details

--CD ....... .. _ LS.O

1 ·I ll

~~~~=---- l.·~ • · .. :···:~::. ··: ~ .. ... . ·: :. _.,;:.~

·' ; . . ~ " . ·. :~ ..... . ·; . ·.

0 .. -· ..

! OlllA"'"'*"""'fl'ion. . ........... ....

tlltlf lble

WhJ)mnol*ml d..,9a-..llr!WIUM ptrfl'4-'1141dGIIIIL

l'l'o4ldiNIIWWd~"9-~·bfelltrl

~t""bfelltrl

12 Beneh

iii I

<DNC. IASI! 25MM I'll( COtCUIT TYP •

® MatdU# .1 Nf i

A1mn.mfdo}ng, -----

~:=.aool Pwttot&lll'-"---"'01

....

... . ..

l=.=c"~fflml =:~~4111 ........ j.rll'llo~tf*lbf-

@ MeRadc NUS

P+A -·-

-··

.. o..""".-..... ... ..... w ....

....._.ICWol~

, .. 7314111 , .. ,.. .. ",


- .. - Landscape Details

....... .. _ L5.1

@ TreePianter B!B

-,._ .. , ... ,.,.,...._..,__.-dlo•....__ .. w41111to ... oo.d_.. ............... _. ........... --, ............ ,.~ .... «t, ..... ,. ..

---·· ........... 1 =·= •-=· -.:;-- -:- '"":"' ---·- - .. . = ... ....... TI ...... ---- - ... ._

\

=·= 1 ::· 7 7 "":"" ---·-- - . ..

P+A -·-

-··

.. o..""".-..... ... ..... w ....

....._.ICWol~

:::::


- .. - Landscape Details

--CD .._ .. .. _ L5.2

P+A ........ ---

.... -

l; ... ...,. ....... ft. ... , ..... .... -..: ... ,. ::::::: -..;up

Pari< Place Towers Phase Ill

Site Sedions

-..

L6.0

I II 1111111111 In Ill I I

~ 1111 II I ~ II l1 I~ II II I~ I I I 1111 I 1111 I "' I -'

- f- = I

- lnl I II I l l~ 1r 1~ r - I r=-1 I a.--.g &it ~ ,.... .. AanL -s~.~ StePC>ed""'lino;

-'- -'---'

=

vL. -·~ T~1~ ~~ 1-- i-'

- J . ir}~ ===

' . ""VII :1'-=-' rr -[ \ ~ ~/' '"' ' ··~ Vd!l/1(1• ........

~:=, j~ 'Iff' n,., -l Jl 0 lr ~ r --~"-''""""" _j

Ill II I

u SeaMgl ea

-'

I

I~ I '

Lj T II-.... ~f~H--_j

~~'~ _II IL ~ II'

n"' '--_I! j "' 0 I

IOO.,.......,,. _j

P+A ----....... ~~. .. _ ......... ._. .... ,...... __ ,_,..,_

..... ~""'

~IC~IIIf

:===

12J01120\I -

Pari< Place Towers Phase Ill

Site Sections

L6.1

Appendix III

ktsURREY ~ the future lives here.

INTER-OFFICE MEMO

TO: Manager, Area Planning & Development - North Surrey Division Planning and Development Department

FROM: Development Services Manager, Engineering Department

DATE: January u, 2017

RE: Engineering Requirements Location: g887 Whalley Blvd

PROJECT FILE:

DEVELOPMENT PERMIT

The following conditions, associated with the proposed Development Permit, can be addressed through the subsequent Building Permit Process prior to issuance of the Building Permit:

• Provide o.sm wide statutory rights-of-way along Whalley Boulevard. • Provide SROW for sidewalk along south property line. Width to be established. • Construct west side of Whalley Boulevard to Arterial Road standard. • Construct concrete sidewalk along south property line including tree planting. • Register restrictive covenants for right-in/right-out, sustainable drainage, water

quality/sediment control, sanitary pump connection, legal document for District Energy, working easement and Highway License Agreement (if applicable).

A Servicing Agreement is required prior to issuance of the Building Permit.

DEVELOPMENT VARIANCE PERMIT

There are no engineering requirements relative to issuance of the Development Variance Permit (DVP) for reduced building setbacks.

The proposed DVP to reduce parking supply by 11 stalls is supported provided the applicant contribute a total of$11o,ooo.oo to the City's Traffic Management Program ($w,ooo per stall). Alternatively, the applicant can secure and finalize car-share agreement(s) with third party companies or secure a parking easement/agreement with a neighbouring property to mitigate the proposed parking shortfall.

Remi Dube, P.Eng. Development Services Manager

NOTE: Detailed Land Development Engineering Review available on file

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 #: 16 0442 00SUMMARY Townhouse and mixed sizedThe proposed 414 highrise units Simon Cunningham Elementaryare estimated to have the following impacton the following schools:

Projected # of students for this development:

Elementary Students: 21Secondary Students: 12

September 2016 Enrolment/School Capacity

Simon Cunningham ElementaryEnrolment (K/1-7): 83 K + 506 Capacity (K/1-7): 60 K + 575

Queen Elizabeth SecondaryEnrolment (8-12): 1237 Queen Elizabeth SecondaryNominal Capacity (8-12): 1600 Functional Capacity*(8-12); 1728

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

Elementary Students: 14Secondary Students: 22Total New Students: 36

Capacity of Queen Elizabeth Secondary in the table below includes an 8 classroom modular complex located on site. There are no new capital projects proposed at the elementary school and no new capital projects identified for the secondary school. This development, once complete, will likely see enrolment growing more sharply than outlined in the chart below.

PlanningTuesday, October 18, 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.

520

540

560

580

600

620

640

2012 2013 2014 2015 2016 2017 2018 2019 2020

Enrolment

Capacity

0

200

400

600

800

1000

1200

1400

1600

1800

2000

2012 2013 2014 2015 2016 2017 2018 2019 2020

Enrolment

Capacity

Functional Capacity

Appendix IV

f:\1 open projects\16 0360\appendices\app v 16 0360 draft min adp 2016 09 22.docx Page 1

Advisory Design PanelMinutes

2E Community Room ACity Hall13450 104 AvenueSurrey, B.C.THURSDAY, SEPTEMBER 22, 2016Time: 4:03 pm

Present:

Chair – L. MickelsonM. EhmanS. ForrestE. MashigD. NelsonD. StaplesD. Tyacke

Guests:

M. Heeney, Bing Thom Architects Inc.L. Potopsingh, Bing Thom Architects Inc.D. Lee, PWL Partnership Landscape ArchitectsT. Kyle , M2 Landscape ArchitectureC. Kavolinas, Kavolinas & AssociatesM. Patterson, Perry and AssociatesB. Roberts, Sustainability ConsultantF. Roman, Concord Pacific

Staff Present:

M. Rondeau, Acting City ArchitectN. Chow, Urban DesignerL. Luaifoa, Administrative Assistant

A. RECEIPT OF MINUTES

It was Moved by M. EhmanSeconded by D. NelsonThat the minutes of the Advisory Design

Panel meeting of August 28, 2016 be received.Carried

The Acting City Architect addressed the Panel to clarify the voting process on projects. Itwas agreed that members will look at projects as a whole when voting and providecomments in each of their areas of expertise.

B. NEW SUBMISSIONS

3. 6:20 PM

Urban Design Planner: Mary Beth Rondeau

File No.: 7916 0360 00New or Resubmit: NewLast Submission Date: N/ADescription: DP for a third (final) phase of Park Place

(Concord Pacific), to develop 42 storeyresidential tower with 3 storey podium, amenityspace and 4 levels of underground parking

Address: 9887 Whalley Blvd., City CentreDeveloper: Fred RomanArchitect: Park Place Towers Development Inc.Landscape Architect: Colin Shrubb, DYS ArchitecturePlanner: Chris Atkins

Appendix V

Advisory Design Panel Minutes September 22, 2016


The Urban Designer noted the following:

This project is the last phase of the original Infinity site that was taken over byConcord Pacific. With the original towers, the two towers were approved as ageneral DP and have now been proposed as one higher tower with a largerfloor plate. Staff has no issues with the heavier floor plate or the slight increasein height.The transit station area is challenging but continues to improve with newdevelopment such as this.A linear walkway around the corner at Whalley Boulevard has been provided.

The Project Architect provided an overview of the site plan, building plan,streetscapes and highlighted the following:

The major influences on the setting orientation of massing of the buildinginclude the circulation routes and the location and orientation of existingbuildings on and off the site.

The Landscape Architect provided an overview of the landscape plan and notedthe following:

The outdoor amenity space extends to the corner which is a challenge to makeusable by residents.

ADVISORY DESIGN PANEL STATEMENT OF REVIEWDP for a third (final) phase of Park Place (Concord Pacific), to develop 42storey residential tower with 3 storey podium, amenity space and 4 levels ofunderground parking.File No. 7916 0360 00

It was Moved by E. MashigSeconded by S. ForrestThat the Advisory Design Panel (ADP)

recommends A that the applicant address the following issues to the satisfactionof the Planning & Development Department.

Carried

STATEMENT OF REVIEW COMMENTS

The Panel appreciated the complete presentation and generally supported the proposal. Aphysical model for the tower would have been appreciated.

Building Form and Character

The shifted forms in the tower is a clever way of solving tower floor platerepetition but needs more refinement to appear less relentless. Couldemphasize the different materiality of glass and metal.



The tower form has been refined reduce some of the repetition, vary the scale,and to emphasis the different materiality of the metal portions of the building vsthe glass portions of the building. See the resubmission package.

For this final tower, a more special treatment with more panache would beexpected.The design of the tower, particularly around the base and the top has beenrefined to incorporate more “panache” and architectural interest. See theresubmission package.

The townhouses along Whalley Boulevard are a big improvement and are wellresolved. The indoor pool oriented along the transit driveway is a goodaddition.Noted.

The base of the building at the inside area could be better solved to be morerational as the base meets the ground and the entry canopy scale.The base of the building has been revised to better relate to the overall tower, andadd architectural interest. The entry canopy has been revised. See theresubmission package.

Landscaping

Issue with accessibility from transit to inside plaza area (need to go indoors toaccess various levels). An elevator is provided in the previous phase and isavailable for public use to move from the interior plaza to the transit level plaza.

The outdoor patio along the driveway to the inside of the site is a useful featurebut is a bit barren and possibly too open.The patio has been adjusted to enclose it for use by the adjacent interior amenityspace users.

The tower drop off/entrance could create more of a “coming home” feelingwith large planters and light.Larger Planters and more movement to the water feature have been provided.The water jets will be uplit.

Recommend more detailing in railings; guard rails and fences.Details have been provided.

Outdoor amenity area at the corner is very exposed; people enjoying the areamay want more privacy.Adjustments to the amenity area have been provided and planting will help toprovide more separation between on site and off site spaces.

Outdoor amenity program needs to be rearranged; play area should beaccessible to all. Consider social space for parents adjacent for watching kidsplay, flexibility for the community garden and outdoor dog relief area.Grading has been adjusted to make the play area accessible, a seating area forparents provided adjacent the play area and a separate enclosed area have been



provided for a small dog walk for resident use only. Note: the previouscommunity garden has been deleted in favour of the dog walk area.

CPTED

No specific issues pertaining to CPTED comments.Noted.

Accessibility

Recommend accessibility to the children’s area and needs to be looked.Children’s play area is accessible.

Recommend elevator call buttons be placed horizontally.To be reviewed with elevator suppliers during working drawing phase.

Recommend power doors at entrances where possible.Main entrance to have power operator.

Recommend emergency call buttons be located in parking lobby.Installation of emergency call buttons to be reviewed during working drawingphase.

Recommend 30 units to be disabled accessible.There are 31 adaptable units.

Sustainability

No specific comments relating to Sustainability.

CITY OF SURREY

(the "City")

DEVELOPMENT VARIANCE PERMIT

NO.: 7916 0360 00

Issued To: PARK PLACE TOWERS DEVELOPMENTS INC.

(the "Owner")

Address of Owner: 900, 1095 Pender Street WestVancouver, BC V6E 2M6

1. This development variance permit is issued subject to compliance by the Owner with allstatutes, by laws, orders, regulations or agreements, except as specifically varied by thisdevelopment variance permit.

2. This development variance permit applies to that real property including land with orwithout improvements located within the City of Surrey, with the legal description andcivic address as follows:

Parcel Identifier: 027 416 879Lot 3 Section 35 Block 5 North Range 2 West New Westminster District Plan BCP35134Except Part Subdivided by Air Space Plan BCP35136

9887 Whalley Boulevard

(the "Land")

3. (a) As the legal description of the Land is to change, the City Clerk is directed to insertthe new legal description for the Land once title(s) has/have been issued, asfollows:

Parcel Identifier:____________________________________________________________

(b) If the civic address(es) change(s), the City Clerk is directed to insert the new civicaddress(es) for the Land, as follows:

_____________________________________________________________

Appendix VI

- 2 -

4. Surrey Zoning By law, 1993, Amendment By law, 2005, No. 15680 is varied as follows:

(a) In Section F of CD By law No. 15680, the minimum western yard setback isreduced from 3.0 metres (10 ft.) to 0.0 metre (0 ft.).

5. Surrey Zoning By law, 1993, No. 12000, as amended is varied as follows:

(a) In Section A of Part 5 Parking and Loading/Unloading, the minimum setback of aparking facility from the front lot line or the lot line along a flanking street from2.0 metres (7.0 ft.) to 1.5 metres (4.9 ft.);

(b) In Section C of Part 5 Parking and Loading/Unloading, the minimum number ofparking spaces for one bedroom units is reduced from 1.04 parking spaces perdwelling unit to 0.95 parking space per dwelling unit; and

(c) In Section C of Part 5 Parking and Loading/Unloading, the minimum number ofvisitor parking spaces is reduced from 0.16 parking space per dwelling unit to 0.1parking space per dwelling unit.

6. This development variance permit applies to only that portion of the buildings andstructures on the Land shown on Schedule A which is attached hereto and forms part ofthis development variance permit. This development variance permit does not apply toadditions to, or replacement of, any of the existing buildings shown on attached ScheduleA, which is attached hereto and forms part of this development variance permit.

7. The Land shall be developed strictly in accordance with the terms and conditions andprovisions of this development variance permit.

8. This development variance permit shall lapse if the Owner does not substantially start anyconstruction with respect to which this development variance permit is issued, within two(2) years after the date this development variance permit is issued.

9. The terms of this development variance permit or any amendment to it, are binding on allpersons who acquire an interest in the Land.

- 3 -

10. This development variance permit is not a building permit.

AUTHORIZING RESOLUTION PASSED BY THE COUNCIL, THE DAY OF , 20 .ISSUED THIS DAY OF , 20 .

______________________________________Mayor – Linda Hepner

______________________________________City Clerk – Jane Sullivan

cta

Typewritten Text

Schedule A

cta

Oval

cta

Callout

Variance to West Yard setback

cta

Polygon

cta

Callout

Variance to minimum setback for a parking facility

Appendix VIICITY OF SURREY

BY-LAWNO. 15680

A by-law to amend Surrey Zoning By-law, 1993, No. 12000, as amended

THE CITY COUNCIL of the City ofSuney, in open meeting assembled, ENACTS AS FOLLOWS:

1. Suney Zoning By-law, 1993, No. 12000, as amended, is hereby finther amended,

pursuant to the provisions of Section 903 of the Local Government Act, R.S.B.C. 1996

c. 323, 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" ofSuney Zoning By-law, 1993, No. 12000, as amended as follows:

FROM: DOWNTOWN COMMERCIAL ZONE (C-35) TO: COMPREHENSIVE DEVELOPMENT ZONE (CD)

Parcel Identifier: 018-104-7 46 Lot 1 Section 35 Block 5 Nmth Range 2 West New Westminster District Plan LMP8907

13618 - 100 Avenue

Parcel Identifier: 018-1 04-7 54 Lot 2 Section 35 Block 5 Nmth Range 2 West New Westminster Distlict Plan LMP8907

9887 East Whalley Ring Road

Those pmtions of road on Survey Plan attached hereto and having a total area of 257.8 square men·es, shown in heavy outline on Schedule A and fonning patt of this by-law, cettified conect by Dieter Soukup, B.C.L.S. on the 20th day ofFebmary, 2005 and more pa1ticularly described as Plan 3352 containing 54.2 square men·es and Plan LMP8907 containing 203.6 square metres.

(Pmtions of King George Highway and 100 Avenue)

(hereinafter refened 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 high density, high-rise multiple unit residential buildings and related amenity spaces, and commercial uses, which are to be developed in accordance with a comprehensive design.

- 1 -

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.

2. Retail stores excluding adult entertainment stores.

3. Personal service uses excluding body rub parlours.

4. General service uses excluding the following:

(a) Funeral parlours; and

(b) Drive-through banks.

5. Eating establishments excluding drive-through restaurants.

6. Neighbourhood pubs.

7. Liquor store, pe1mitted only in conjunction with a "liquor-p1ima1y" licensed establishment, with a valid license issued under the regulations to the Liquor Control and Licensing Act, R.S .B.C. 1996, chapter 267, s. 84, as amended.

8. Office uses excluding the following:

(a) Social escort services; and

(b) Methadone clinics

9. fudoor recreational facilities;

10. Entertainment uses excluding arcades and adult entertainment stores.

11. Tourist accommodation.

12. Child care centres, provided that such centres do not exceed a total of 3.0 square metres [32 sq.ft.] per dwelling unit.

13. Accessory uses limited to home occupations subject to the following:

(a) Notwithstanding Sub-section B.6(b) i., and in addition to, Sub-section B.6(b), both of Part 4 General Provisions ofSuney Zoning By-law, 1993, No. 12000, as amended, the following are applicable:

1. Clients are pe1mitted to visit the dwelling unit in which the home occupation is located;

- 2-

11. The operator of the home occupation is pennitted to provide services to clients within the dwelling unit; and

111. Only those who are employees of the home occupation and who reside within the dwelling unit are permitted to provide services to clients within the dwelling unit; and

(b) That this type of home occupation be limited to those ground floor dwelling units that have a front door that leads directly to the exterior of the building and to a public sidewalk along East Whalley Ring Road and along 100 A venue.

C. Lot.Area

Not applicable to this Zone.

D. Density

1. For the purpose of building constmction the maximumfloor area ratio shall not exceed 5.0, provided that notwithstanding a subdivision into air space parcels, none of the air space parcels shall constitute a separate lot for the purposes of application of Section D of this Zone and further provided that the floor area ratio calculated from the cumulative floor areas of all the buildings within all of the air space parcels and the lot on which the air space parcels are a pa1t shall not exceed 5.0.

2. fudoor Amenity Space: The amenity space required in Sub-section J .1 (b) of this Zone, is excluded from the calculation of the floor area ratio.

E. Lot Coverage

The max imum lot coverage shall be 45%, excluding air space parcels which shall have a maximum lot coverage of 100%.

- 3-

F. Yards and Setbacks

1. Buildings and stntctures shall be sited in accordance with the following minimum setbacks:

Setback Northem Eastem South em Westem Yard Yard Yard Yard

Use

Principal and Accessory 3.0m. 5.0m. Om. 3.0m. Buildings and Strnctures [lOft.] [16ft.] [0 ft.] [10ft.] Excluding with Air Space Parcels

Principal and Accessory Om. Om. Om. Om. Buildings and Strnctures [0 ft.] [0 ft.] [0 ft.] [0 ft.] Within Air Space Parcels

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

2. Notwithstanding the definition of setback in Pmtl Defmitions of Surrey Zoning By-law, 1993, No. 12000, as amended, canopies may extend up to the lot lines.

G. Height of Buildings

Not applicable to this Zone.

H. Off-Street Parking

1. All required resident parking spaces shall be provided as underground parking or as parking within building envelope.

2. Tandem parking is not pe1mitted.

I. Landscaping

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

2. The boulevard areas of highways abutting a lot shall be hard surfaced or seeded or sodded with grass on the side of the highway abutting the lot, except at driveways.

- 4 -

3. Garbage containers and passive recycling containers shall be screened to a height of at least 2.5 metres [8ft.] by buildings, a landscaping screen, a solid decorative fence.

J. Special Regulations

1. Amenity space for multiple unit residential buildings 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 of3.0 square metres [32 sq.ft. ] per dwelling unit, of which a max imum of 1.5 square metres [16 sq.ft.] per dwelling unit may be devoted to a child care centre.

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 pemlitted in Section B of this Zone; and

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

3. Balconies are required for all dwelling units wllich are not groundoriented and shall be a minimum of 1.5 square metres [16 sq.ft.] per dwelling unit, wllichever is greater.

4. The uses listed under Sections B.3 to B.12 oftllis Zone shall have access independent of the residential access.

K. Subdivision

1. Lots created through subdivision in tllis Zone, not including air space parcels, shall conform to the following minimum standards:

Lot Size Lot Width Lot Depth

2,000 sq. m 30 metres 30 metres [0.5 acre] flOO ftl flOO ft .l Dimensions shall be measured in accordance with Section E.2 1, Part 4 General Provisions, ofSturey Zoning By-law, 1993, No. 12000 as amended.

2. Air space parcels created through subdivision in this Zone, shall comply with the provisions in the Land Title Act. R.S.B.C. , 1996 chapter 250, as amended.

- 5 -

L. Other Regulations

fu addition to all statutes, by-laws, 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 Suney 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 Suney Zoning By-law, 1993, No. 12000, as amended.

2. Ptior to any use, the Lands must be serviced as set out in Pa1t 2 Uses Limited, ofSuney Zoning By-law, 1993, No. 12000, as amended and in accordance with the servicing requirements for the RMC-150 Zone as set fmth in Suney Subdivision and Development By-law, 1986, No. 8830, as amended.

3. General provisions are as set out in Pa1t 4 General Provisions, of Suney Zoning By-law, 1993, No. 12000, as amended.

4. Additional off-street parking requirements are as set out in Pa1t 5 Parking and Loading/Unloading, ofSuney Zoning By-law, 1993, No. 12000, as amended.

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

6. Special building setbacks are as set out in Pa1t 7 Special Building Setbacks, of Suney Zoning By-law, 1993, No. 12000, as amended.

7. Building pe1mits shall be subject to the Suney Building By-law, 1987, No. 9011, as amended, and the Suney Development Cost Charge By-law, 2002, No. 14650, as amended, and the development cost charges shall be based on the RMC-150 Zone in City Centre.

8. Suney Tree Prese1vation By-law, 1996, No. 12880, as amended.

9. Development pe1mits may be required in accordance with the Suney Official Community Plan, 1996, By-law No. 12900, as amended.

10. Provincial licensing of child care centres is regulated by the Community Care Facility Act R.S.B.C. 1996. c. 60, as amended, and the Regulations pursuant thereto including without limitation B.C. Reg 319/89/213.

- 6-

11. Provincial licensing of neighbourhood pubs is regulated by the Liquor Control and Licensing Act, R.S.B.C. 1996, chapter 267, as amended.

3. This By-law shall be cited for all pmposes as "Smrey Zoning By-law, 1993, No. 12000, Amendment By-law, 2005, No. 15680."

READ A FIRST AND SECOND TIME on the 21st day ofFebmary, 2005.

PUBLIC HEARING HELD thereon on the 7th day of March, 2005.

READ A THIRD TIME ON THE 7th day of March, 2005.

RECONSIDERED AND FINALLY ADOPTED, signed by the Mayor and Clerk, and sealed with the Corporate Seal on the 25th day of July, 2005.

h:\c1erl:s\by.Jawslbylaw h0raty\adopted\15000115500-15750\by115680.doc SEH 4130/13 10:12 AM

- 7 -

MAYOR

CLERK

00

. ·' i·,. ~·$ptte .. ~ .. )~t.Ui$A:~ · .: . .. · .. ~ .. : · .. : . :, :

SURVEY PLAN TO ACCOMPANY CIT Y OF SURREY BYLA~ NO. ___ -~--~ - OF PORTION OF ROAD CREATED BY PLANS LMP8907 AND 3352 SECTION 35 BLOCK 5 NORTH RANGE 2 ~EST N.~.D. SCALE 1 BC. G.S. 92G.016 1000

CITY OF SURREY 3

_542

r 1

20 40 10 0 lOOth AVENUE FOR ZONING PURPOSES I go· 56.

26 ..

1 ~rin~20~. ~45~8~~----------------S--R---"--P--------------------~ ALL QISTANCCS ARC IN AIHRE:S

loN lo ~" ,:: - __ __ _ _ _: _: .:!!._· LAN 85939 o· o '? ·":>" ROAD - - - - - - - - - - ---.. -~ I . '"'~ ~a ~ o ~1'\J PLAN LMP8907

--: "' 2 ROAD -+, -3 .... 2""3,-+8-.1-8-f4 ~ AREA=203.6m PLAN 3352 1 90' 56' 26" o

AREA =54.2;;ll ~~I f n j :.,_ 9 >- Nl

~ I I ~ ;,; /:!i I :C ~<: I L:J i::i •2 " - \JI\.) I~ :C bl~~ I ~ W I _; l!J I ~ ~ I _J 8 o~~ ~ a_ l:J ~ ~ ~I

~ ~ i ~ i I I I I

LEGEND I GRID BEARINGS ARE NAD8J I DERIVED FROM PLAN LMP8907, m2 DENOTES SQUARE METRES '-

AREA TABLE PLAN 3352 54. 2m2

LMP8907 20J.6rrf

TOTAL -2S7.8d

1 PLAN LMP8907

B. 5 N. SECTION 35

R. 2 'W,

N

PLAN 86056

PLAN~6935

PL AN LMP8907 \ PLAN LMP8908 CERTIFIED CORRECT OA TEO THI 20th OA OF FEBRUARY, 2005

~R-SOUKuP ---- " ~c.L.s. THIS DOCUMENT IS NOT VALID UNLESS ORICINALL Y SIGNED AND SEALED

60

Documents

ZONING: CD By-law No. 15680 City Centre...coverage is 33.5%, which complies with the 5.0 FAR and 45% lot coverage permitted in CD By-law No. 15680. xThe proposed 39-storey, 124-metre