City of Richmond

To: Development Permit Panel

From: Wayne Craig Director, Development

Report to Development Permit Panel

Date: August 25, 2020

File: DP 18-829141

Re: Application by Townline Ventures Inc. for a Development Permit at 5591, 5631, 5651 and 5671 No. 3 Road

Staff Recommendation

That a Development Permit be issued which would pennit the construction of a high-density, mixed-use development consisting of three residential towers and a mid-rise building that includes 363 residential units and 20 low-end market rental units, and an office tower over a single storey mixed-use podium with street oriented commercial, retail and community amenity uses at ground level at 5591, 5631, 5651 and 5671 No. 3 Road.

Wayne Craig Director, Development (604-247-4625)

WC:dn

Att.

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Staff Report

Origin

Townline Ventures Inc. (on behalf of the property owners Townline No. 3 Road Holdings Ltd., Can Lit Development Holding Inc., and City of Richmond) has applied to the City of Riclunond for permission to develop a high-density, mixed-use development at the center of Lansdowne Village. The authorized directors for Townline No. 3 Road Holdings Ltd., and Can Lit Development Holding Inc., are Richard Ilich and Bryce Margetts respectively. The subject site is comprised of four properties (5591, 5631, 5651 and 5671 No. 3 Road) that are located at the northwest intersection of No. 3 Road and Lansdowne Road.

The developer proposes to construct three 15-storey residential towers, a mid-rise residential building, and a 12-storey office building over a mixed-use podium, which would include:

• A total floor area of approximately 36,167.8 m2 (389,306 ft2) comprised of approximately: o 7,279 m2 (78,351 ft2) of office space within proposed Building 3. o 27,134 m2 (292,070 ft2) ofresidential space within proposed Building 1, 2, and 4

including 20 Low End Market Rental (LEMR) Affordable Housing (AH) units that will be secured with a legal agreement as a condition of rezoning bylaw adoption.

o 1,713 m2 (18,446 ft2) ofretail/commercial space within a one-storey podium including 558 m2 (6,000 ft2

) of City-owned community amenity floor area. o 2,912 m2 (31,344 ft2) of outdoor and 786 m2 (8,460 ft2) of indoor common amenity

space. • Four parking levels, including two levels of parking below grade.

The site is being rezoned from "Office Commercial (ZC8)", "Office Commercial (ZC9)" and "Auto-Oriented Commercial (CA)" to "High Density Mixed Use (ZMU38) - Lansdowne Village (City Centre)" under Bylaw 9860 (RZ 17-779262), which received Third Reading on September 4, 2018. Considerations ofrezoning include:

• Acquisition of a City-owned lot at 5671 No. 3 Road and transfer back to the City of a portion of the property to create a 10 m (32 ft.) wide linear park along the site's Lansdowne Road frontage. The park is part of a longer linear park, Lansdowne Linear Park, which is being incrementally introduced and will provide connection between the Richmond Oval and the Garden City Lands. Through a separate Servicing Agreement process, the applicant will work with staff to develop the park design and will be responsible for construction of the park.

• Design, construction and transfer of ownership to the City of a 558 m2 (6,000 ft2) on-site

community amenity space. • Cash-in-lieu contributions to child care and community facilities. • Design and construction of infrastructure improvements through a Servicing

Agreement (SA) including: o Widening of an existing lane to create a new north-south road. o Improvements to Lansdowne Road and No. 3 Road. o New and/or upgraded utilities on all street frontages.

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• Design, construction and transfer of ownership of an on-site low carbon energy plant to the City, at no cost to the City.

• Pre-ducting for and/or undergrounding of private utility lines and relocation of all private utility equipment on-site.

Development Information

Please refer to the attached Development Application Data Sheet (Attachment 2) for a comparison of the proposed development data with the relevant bylaw requirements.

Surrounding Development

The subject site is comprised of four properties (5591, 5631, 5651 and 5671 No. 3 Road) that are located at the northwest intersection of No. 3 Road and Lansdowne Road. The lots are currently developed with low/medium scale commercial and office development with surface parking.

The subject site is located in the Lansdowne Village in the City Centre Area Plan (CCAP) and is in an area that is designated "Urban Core T6 (45 m)" and "Village Centre Bonus (VCB)" (Attachment 3). The applicant's proposal is consistent with the site's existing designations. Development surrounding the subject site is as follows:

To the North: At 5551 No. 3 Road, low-scale commercial development. The site is zoned "Auto-Oriented Commercial (CA)" and designated "Urban Core T6" and "Village Centre Bonus (VCB)" in the Lansdowne Village Specific Land Use Map of the City Centre Area Plan. Further to the north, a future new east-west road and 5191 No. 3 Road, which was recently rezoned and a Development Permit issued (RZ 15-0692485, DP 16-740262) to permit a mixed-use development that includes one office tower, six residential towers, and commercial uses at ground level. The site is zoned "City Centre High Density Mixed Use (ZMU34)­Lansdowne Village" and designated "Urban Core T6" and "VCB" in the Lansdowne Village Specific Land Use Map of the City Centre Area Plan (CCAP).

To the East: Across No. 3 Road, Lansdowne Canada Line station and Lansdowne Centre shopping mall, which has submitted an Official Community Plan (OCP) amendment application to reorganize the existing permitted land use designations that apply to the site (CP 15-717017). This application is in process and is being considered by Council through a separate series of reports. The property is zoned "Auto-Oriented Commercial (CA)" and designated "Urban Core T6", "Urban Centre TS", "VCB" and "Major Park" in the Lansdowne Village Specific Land Use Map of the CCAP.

To the South: Across Lansdowne Road, existing low and medium scale commercial development. The properties are zoned ''Auto-Oriented Commercial (CA)" and designated "Urban Core T6" and "VCB" in the Lansdowne Village Specific Land Use Map of the CCAP.

To the West: Across the existing City lane, existing low-rise commercial and light industrial development with surface parking and a rezoning application (RZ 16-744658) at 5520, 5560 and 5660 Minoru Boulevard to permit development of four residential

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towers and ground floor commercial uses, which is being reviewed by staff. This application is in process and will be the subject of a separate report to Council. The properties are zoned "Industrial Retail (IRl )" and designated "Urban Centre TS" and "Park" in the Lansdowne Village Specific Land Use Map of the CCAP.

Rezoning and Public Hearing Results

The Public Hearing for the rezoning of this site was held on September 4, 2018. One written submission expressing concern about residential densification within the City Centre was received. The proposed land uses and density are consistent with the subject site's designation in the CCAP.

Staff Comments

The proposed development scheme attached to this report has satisfactorily addressed the urban design issues identified as part of the Development Permit application review process. It complies with the intent of the applicable sections of the OCP and CCAP Development Permit Guidelines and complies with the site's proposed "High Density Mixed Use (ZMU38) -Lansdowne Village (City Centre)" zoning.

Advisory Design Panel Comments

The Advisory Design Panel (ADP) reviewed the proposal and was supportive of the proposed form and character subject to the applicant undertaking further design development in response to their comments. The current proposal incorporates the following updates:

• The building material proposed for the angled edges of the office building have been changed in response to glare and reflection concerns to a less reflective and more transparent glass.

• The designated children's outdoor play area has been relocated to a southern portion of the podium to increase exposure to natural sunlight.

• A pedestrian breezeway is proposed on either side of the office tower building to provide ground level access to bicycle and vehicle parking (from Lansdowne Road and No. 3 Road). The breezeway design has been updated to incorporate gates in accordance with Crime Prevention Through Environmental Design (CPTED) principles to secure the space outside of regular business hours.

• The ground level landscape design proposed on the southern portion of the site has been updated to coordinate with landscape design elements that are proposed for the future new linear park. The applicant is responsible for design and construction of the park and will work with staff through a separate Servicing Agreement process to develop the design.

• End of trip bicycle facilities have been added to the development to encourage cycling. • Venting details have been developed. To minimize impact on the public realm,

mechanical vents have been incorporated into the podium soffit. Louvers on the building fa<;:ade are limited to the north comer of the west elevation (Building 2), the north comer of the east elevation (Building 4), and the mechanical enclosure on the roof of Building 1.

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A copy of the relevant excerpt from the November 8, 2018 ADP Minutes is attached for reference (Attachment 4). The applicant's design responses are provided in 'bold italics' immediately following each Panel comment.

Analysis

Development Proposal Description The development proposal includes three 15-storey residential towers, a mid-rise building, and a 12-storey office building over a mixed-use podium. The development will include an on-site community amenity space at ground level, which will be transferred to the City. The community amenity space is intended to provide two independent spaces (3 72 m2 and 186 m2

) that will be leased out by the City, at the City's discretion. Two levels of parking are proposed below grade with two additional parking levels concealed within the building podium. A 10 m (32 ft.) wide linear park will be introduced along the subject site's southern edge abutting Lansdowne Road.

Conditions of Adjacency Public Adjacencies: The proposed development includes street-animating commercial and community amenity uses, as well as tower lobbies along the subject site's three road frontages. These uses are located in a single-storey, commercial-height podium. Above the podium, the proposed development includes four tower fonns and one mid-rise building. The combination of a low-podium and the proposed tower arrangement will create a point of visual interest at the centre of Lansdowne Village and a distinct retail streetscape. Daylight access to the public realm will be increased by limiting the podium height to a single commercial height storey. The low landscaped podium will maximize views to green space for adjacent and nearby buildings.

Private Adjacency: The applicant was unable to acquire the adjacent northern property (5551 No. 3 Road). As part of the associated rezoning application review process (RZ 17-779262), the applicant provided a development concept for the site to demonstrate that it may be developed in accordance with the OCP /CCAP and tower separation guidelines. The proposed north elevation anticipates that development of the northern adjacent property will include a high parking podium along the shared property line.

Urban Design and Site Planning Streetscape!Public Realm • Through the associated rezoning process, a series of dedications and improvements will be

secured to enhance the public realm. These improvements include: o Designing, constructing and transferring a 10 m (32 ft.) wide linear park to the City. The

Lansdowne Road frontage will be defined by the introduction of a section of Lansdowne Linear Park. The preliminary concept plans for the back of curb and linear park improvements have been provided for context in the attached plan series. Further development of the design will be undertaken through a separate Servicing

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Agreement (SA) process. The cross section includes a 1.5 m (5 ft.) wide boulevard, a 3.0 m (9 ft.) wide multi-use pathway, a 1.0 m (3 ft.) wide buffer strip, a 2.0 m (6 ft.) wide sidewalk and an additional 8.0 m (26 ft.) wide hard and soft landscaped public space. Although the on-site ground level landscape plans for the subject site have been designed to coordinate with the linear park design, minor adjustments to the proposed on-site

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landscape design may be warranted to ensure appropriate transitions between the on-site and off-site areas of the development's frontages.

o Replacing the existing rollover curb of the existing bike lane abutting the site's No. 3 Road frontage with a barrier curb to better protect cyclists from traffic and to increase the effective width of the bike lane.

o Widening the existing City lane to introduce a segment of a new north/south road along the west side of the subject site. The ultimate design will include additional vehicle lanes, a parking lane and a boulevard and sidewalk. The preliminary road functional plan was prepared as part of the associated rezoning application review process.

Pedestrians • The subject site is bound on three sides by roads (a new north/south road, Lansdowne Road,

and No. 3 Road) with active uses and weather protection lining the frontages. • Frontages are interrupted by pedestrian accesses to commercial storefronts, the community

amenity, and lobbies for the office and residential towers. A pedestrian breezeway is proposed on either side of the office tower building to provide ground level access to bicycle and vehicle parking (from Lansdowne Road and No. 3 Road).

• The office tower and its main lobby entrance are located at the southeast comer of the site next to the No. 3 Road and Lansdowne Road intersection to encourage pedestrian connectivity to Lansdowne Station, which is located across the street.

Vehicle Access • Vehicle, loading and waste management access is provided through a single parkade entrance

that is located at the north end of the site from the new north/south road to minimize its visibility and interruptions of the pedestrian realm along the streets.

Parking and Loading The proposed number and size of bicycle and truck spaces are consistent with the site specific bylaw provisions. The proposed number of vehicle parking spaces is consistent with zoning bylaw provisions, which support reducing the on-site parking requirement by up to 10% conditional to implementation of Transportation Demand Management (TDM) measures to the satisfaction of Transportation staff. • Vehicles: Proposed vehicle parking for the commercial, office and community amenity space

uses is located on the ground level, the second above grade level and the second below grade level of the parkade. Proposed vehicle parking for the residents is located in the first and second below grade levels of the parkade. Visitor parking will be shared with the commercial parking. A minimum of twenty (20) parking stalls will be secured for the City amenity space as outlined in Table 1.

Table 1: City exclusive use parking specifications

Number of stalls Length Width Shared aisle

required

Accessible 1 5.5 m 2.5 m 1.5m

Van accessible 4 (at ground level) 5.5 m 3.4 m 1.5 m

Standard 15 5.5 m 2.5 m -

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• Bicycles: Class 1 (long term) bicycle parking is provided in the below grade levels of the parkade. Visitor bicycle parking is provided at ground level, the first level of below grade parking and within the above grade parking level.

• Loading: The loading spaces are located on the ground level within the parkade and will accommodate five medium size spaces. The spaces will be shared between non-residential and residential loading and waste management uses. Two of the spaces are designed to accommodate the height and width clearances that are required by collection vehicles.

• Special Provisions: A designated Handi-Dart drop-off1/pick-up space will be provided along the new north/south road. It will be located within immediate proximity of the entrance to the City-owned community amenity space. Design details will be finalized through the Servicing Agreement (SA) process.

• Transportation Demand Management (TDM): The applicant has requested a 2% TDM reduction of residential parking and proposes to provide end of trip facilities for the office and commercial uses, a bike repair/work lounge area on level 2 for use by residents, and a surplus of secured bike parking.

• Electric Vehicle (EV) Charging Infrastructure: In accordance with the Richmond Zoning Bylaw, all residential parking spaces will have access to an energized outlet capable of providing Level 2 charging. The same charging provisions will be provided for all non­residential parking spaces on the first level of below grade parking. Twenty five (25) percent of the remaining non-residential parking spaces will have access to an energized outlet. Bike storage rooms will include 2 electric outlets for electric bike charging.

Waste Management The waste and recycling collection area includes four separate rooms (City amenity, office, retail, and residential collection) that are adjacent and accessible from the loading area in the ground level parkade.

Wayfinding A signage strategy for the development is in the file; however, separate sign permit application(s) will be required to install commercial signage. The signage strategy is supplementary to site planning, building massing, public art, and building materials ( colors, textures, illumination), which were designed to safely guide people through and to the various on-site uses.

Common Indoor Amenity Space Indoor amenity space is proposed for both the residential uses and the office uses. • Residential: A total of 786 m2 (8,465 ft2

) residential common indoor amenity space is proposed and exceeds OCP guidelines. The common indoor amenity space is distributed within a proposed low rise building that links Building 3 and 4 and a bike lounge/workshop located on level 2. Two guest suites are proposed within Building 3 on level 4 and are included in the indoor amenity space calculation. As a consideration of Development Permit issuance, the property owner will register an agreement on title to secure equal access for all residents, including occupants of the Affordable Housing (AH) units, to the amenities (fitness centre, party rooms, co-working space, practice and meeting rooms, sauna units and guest suites).

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• Office: Approximately 90m2 (968 ft2) of office indoor amenity space is proposed. There is no guideline expectation for non-residential indoor amenity space and the area is not excludable from the floor area calculations. The proposed space is located at the podium level within the office tower.

Affordable Housing (AH) Strategy Twenty Low End Market Rental Housing (LEMR) units, with a combined net floor area of approximately 1,362 m2 (14,660 ft2), are proposed, which is consistent with the rezoning considerations requirements. The units will be distributed as noted on the Development Permit (DP) drawings on levels three to six within the residential component of the development, and will be secured with a Housing Agreement that includes provisions to secure access to indoor and outdoor common amenity areas and parking for AH units at no additional charge. Use of guest suites may be subject to fees.

Table 2: Affordable Housing Summary

Affordable Housing Strategy Requirements Development Proposal

Current LEMR Total Maximum # Basic

Unit Type Minimum Unit Maximum Household Unit Mix # of Units

Universal

Sizes Rents* Income*

Housing (BUH) units

Bachelor 37 m2 (400 ft 2) $811 $34,650 or less 10% 2 2

1-Bedroom 50 m2 (535 ft 2) $975 $38,250 or less 25% 5 2

2-Bedroom 69 m2 (741 ft 2) $1,218 $46,800 or less 40% 8 2

85 m2 (924 ft 2), 25% 5 5

3-Bedroom consistent with

$1,480 $58,050 or less market units of the same type.

TOTAL N/A N/A 100% 20 11

* SubJect to Council approval, total annual household incomes and maximum monthly rents may be increased annually by the Consumer Price Index.

Architectural Form and Character Massing

•

•

•

The proposed building massing is organized to reflect the on-site uses. Commercial and community amenity uses are proposed at grade while office and residential uses are proposed within separate building towers. More than 75% of the parking is located below grade, which facilitates the proposed low podium height and expression of distinct tower forms. A rectangular tower is located at each comer of the subject site. The placement of the tower buildings alternate narrow and wide fa9ades facing the street to maximize separation between on-site building towers and to introduce variety along the subject site's street frontages. The northern towers (Building 2 and 4) are located 12.2 m (40 ft.) from the northern property line. Siting the buildings to provide 50% of the typical minimum tower spacing will assist the adjacent northern property to redevelop in accordance with City Centre tower separation design guidelines.

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• The City Centre Area Plan (CCAP) defines building height that exceeds 25 m (82 ft.) in height as a tower and includes guidelines to encourage minimum spacing between towers. While existing development within the City Centre is characterized by a tower(s) over a mid­rise podium, the subject development will be distinguished by a low building podium and tower fonns that extend to the podium level. The absence of a midrise streetwall between Building 1 and 3, Building 1 and 2, and Building 2 and 4 effectively increases separation between the on-site building towers and daylight access to the public realm. A six-storey midrise connects Building 3 and 4.

Building Articulation

•

•

•

•

•

The proposed office tower, which is located at the comer of No. 3 Road and Lansdowne Road will be a rectangular form clad in curtain wall that is articulated with angled comers and edges at various locations on the building. The angled edges are used to mark important circulation points ( entrance to the office building and entrances to the parkade), to set the tower form apart from the podium, and to create fa9ade and skyline interest. The combination of proposed building massing and fa9ade treatment will introduce an office tower that extends to meet grade. The office building layout proposes to accommodate the circulation core along the exterior wall of the building's west elevation. The fa9ade will be clad in patterned metal panel and the treatment will extend upward to add interest to the roofline. The residential towers are articulated using cantilevered balconies with opaque and transparent balcony guards that vary in shape and height. In some locations the balconies are discontinued and the glass fa9ade is exposed. The opaque and non-uniform appearance of the balcony guards contrasts with the office building expression. Each tower includes angled height parapets, translucent in the case of the office tower and solid in the case of the residential towers, which contribute visual interest to the skyline. The District Energy Utility (DEU) central plant facility, will be located on the office tower roof top and will be partially screened by extending the parapet curtain wall and using metal grilles. The alignment of balconies on Building 2 and 3 are proposed to alternate on every other floor to create a textured expression on all fa9ades, which is especially notable at the building comers. Balconies on the west and north elevation of Building 4 are organized as 'slices' that project a twisting appearance. The residential towers will also arrange diagonal shaped balcony guard screens in an angular vertical pattern to reinforce the alternating balcony express10n.

• The mid-rise building proposes a uniform alignment of balconies and architectural framing to create a separate but related identity to the towers.

• Distinct tower entries are proposed. The office tower entry design includes a deep, angled, thin-profile cantilevered roof that projects toward the intersection, which will also provide weather protection. The residential lobby entries are identified with high, metal frames (zinc and copper finishes) that contrast with the neutral colour scheme proposed for the fa9ades. Thicker profile framing elements are proposed at grade level to distinguish the low podium from the finer profile framing elements used in the towers above.

• Color and materials will be used to differentiate the residential and office towers and to articulate the building fa9ades:

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o Residential fa<;:ades will include a combination of window wall and insulated wall panels in charcoal hues to accentuate the white, angular balcony expression.

o The office tower will include a transparent curtain wall in a gray hue set in a gray frame. The building material will have a high level of transparency and was selected to minimize light reflected from the building fac;ade.

Landscape and Open Space Design Ground Level: A concrete unit paver pattern in beige and gray is proposed at ground level. The pattern and material have been coordinated with the conceptual design of the abutting section of Lansdowne Linear Park. The applicant is responsible for design and construction of the park and will work with staff through a separate Servicing Agreement process to develop the design. The paver pattern will continue into the breezeway connections, which are proposed on either side of the proposed office building. Public access and use of the proposed breezeways during regular business hours would be secured as a condition of Development Permit issuance.

Residential Common Outdoor Space: The common residential outdoor amenity space will be located at the podium level and will include active and passive spaces including outdoor lounge areas, pathways, outdoor patio spaces with direct access to common indoor amenity spaces, and a dog run with wash station. An orthogonal outdoor pool with stepped pool depths and lap swimming lanes is located at the centre of the outdoor amenity area. Planters with suitable soil volume to support landscaping that includes trees will be introduced throughout the outdoor amenity area. Landscape elements will separate common outdoor amenity space from outdoor spaces associated with private residents.

Children's Play Area: The landscape design includes an area designed to encourage children's play including a prefabricated play structure with spinning, climbing, hanging, and balancing play equipment on a rubberized surface with sodded play lawn beyond.

Green Roof The midrise rooftop, which will not be accessible to residents, will be landscaped with Serbian spruce trees, meadow grasses, colorful purple coneflower and slow growing evergreen shrubs along the roof edges.

Landscape Letter of Credit (LOC): As a condition of Development Permit issuance, the applicant will provide a LOC for $612,563.49. As a consideration of Development Pennit issuance, the applicant will register a legal agreement regarding use and return of the landscape security that includes provisions in the case that the developer fails to obtain the final Building Permit within ten years of the Development Permit being issued.

Tree Retention and Replacement: Tree retention and replacement was reviewed as part of the associated rezoning. Nine off-site trees and 31 on-site bylaw sized trees were identified on the tree survey. The off-site trees were identified for removal as they are in conflict with planned improvements that will be undertaken north of the existing Lansdowne Road travel lanes to enhance the public realm, including introduction of a section of City-owned Lansdowne Linear Park. As a condition of rezoning bylaw adoption, the property owner will provide compensation for the removal of the trees (9 x $1300) and new street trees will be required as part of the required frontage improvements.

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All of the on-site trees will be impacted by the proposed development. The proposed landscape plan includes 62 bylaw replacement sized deciduous trees, and 21 conifers on the subject site. The total number ofreplacement trees exceeds the 2: 1 compensation ratio stated in the OCP.

Public Art: During the associated rezoning application review process, the applicant committed to participate in the City's Public Art Program (Policy 8703) and to divide the contribution evenly between on-site and off-site works.

On-site Public Art: • The developer intends to mount art installations on the ceiling of the breezeways, which

provide connection between the site's No. 3 Road and Lansdowne Road frontages and the parkade. The public art is a light installation that was selected to animate and to invite the public to use the breezeways. The pieces will be programmable (lighting levels may be dimmable) and no adjacent residences will be impacted (no light pollution concerns). The locations and installation details are included in the attached plans.

• The associated Public Art Plan was considered and endorsed by the Richmond Public Art Advisory Committee (RPAAC) on May 22, 2019.

• As a consideration of Development Pennit issuance, the property owner will register an agreement on title to ensure that the installations are maintained and remain visible to the public at all times and that access through the breezeways, where the art is mounted, is publically accessible during regular business hours. City approval of any programming changes will be required and the City will have the ability to change the programming of the public art installations.

Off-site Public Art: Working with Parks staff, the Public Art Planner will lead the process of introducing Public Art that is intended to artistically enhance functional features within the abutting section of Lansdowne Linear Park ( e.g. furnishing, lighting, etc.).

Sustainability • As a consideration of rezoning, the applicant will design, construct and transfer ownership of

an on-site energy plant to the City, to the satisfaction of the City, and the equipment specifications will be determined as a condition of Building Permit issuance. The central energy plant will be located primarily at the top floor of the office tower.

• The subject application intends to proceed in accordance with the LEED Silver equivalency grandfathering provisions that were adopted by City Council when the step code was introduced (Attachment 5).

Liveability • All of the proposed residential units will incorporate aging in place features to accommodate

mobility constraints associated with aging. These features include stairwell handrails; lever­type handles for plumbing fixtures and door handles; and solid blocking in washroom walls to facilitate future grab bar installation beside toilets, bathtubs and showers. Barrier free access to the building lobbies and indoor and outdoor amenity spaces is provided throughout the building.

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• Eleven (11) Affordable Housing (AH) units will include basic universal housing (BUH) provisions that comply with the BUH specifications articulated in the Zoning Bylaw.

• The applicant has provided acoustical and mechanical thennal reports to confim1 that the development will meet OCP internal noise and thermal comfort guidelines. Noise related covenants will be registered on title as a condition of rezoning bylaw adoption.

Crime Prevention Through Environmental Design (CPTED): The subject application includes CPTED measures that encourage passive surveillance through design and create well defined spaces (design with wayfinding in mind, distinguish between public, semi-private and private spaces, integrated signage and lighting strategies, street oriented store fronts and lobby spaces, use of transparent glazing, etc.)

Third-party Utilities: • All permanent third party utility equipment is required to be located on site. A Vista box will

be located on-site adjacent to the new north-south road. The architectural plans accommodate additional miscellaneous City and third-party utility equipment on-site.

• Discharge of existing utility right of ways (BK.224039, RD67600) will be initiated by Engineering staff after the Servicing Agreement works are completed.

Phasing, Subdivision and Existing Legal Encumbrances

The proposal is a single phase development. The property owner intends to create three airspace parcels and a remainder (residential, office, City community amenity and a remainder). At this time, the developer has not made a decision regarding future stratification of the office space.

Conclusions

As the proposed development will meet applicable policies and Development Permit Guidelines, staff recommend that the Development Permit be endorsed, and issuance by Council be

;;;;f Diana Nikolic Senior Planner/Urban Design (604-276-4040)

DN:blg

Attachments: Attachment 1: Location Map Attachment 2: Development Application Data Sheet Attachment 3: Lansdowne Village Specific Land Use Map Attachment 4: Advisory Design Panel Minutes & Applicant Responses (inserted in bold italics) Attachment 5: LEED Equivalency List (provided by applicant) Attachment 6: Development Permit Considerations

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Attachment 2

City of Richmond

Development Permit Conditions of Approval Development Applications Department

-

DP 18-829141

Address: 5591, 5631, 5651 and 5671 No. 3 Road Applicant: Townline Ventures Inc. (Luxe Richmond Nominee Ltd.)

Townline No. 3 Road Holdings Ltd., Inc. No. BC1185640 (5647, 5591 No. 3 Road), Owner: Can Lit Development Holding Inc. No. BC1150462 (5651 No. 3 Road), City of

Richmond (5671 No. 3 Road) Planning Area(s): City Centre - Lansdowne Village

DP 16-754761 Required Proposed Net Development Site Area : Min. 7,400 m2 9,049 m2

Land Uses: Mixed Use Mixed Use OCP Designation: Downtown Mixed Use Downtown Mixed Use

Area Plan Designation: Urban Core T6 (45 m), Village Urban Core T6 (45 m), VCB

Centre Bonus (VCB) Zoning: ZMU38 ZMU38 Number of Residential Units: n/a 383

DP 18-829141 ZMU38 Proposed Variance

Floor Area Ratio (FAR): 2.0 FAR increased to a higher density Net: 3.99 FAR n/a of 3.0 FAR conditional to complying

Residential: 3.0 FAR with the City's affordable housing objectives. Commercial: 0.99 FAR

3.0 FAR increased to a higher density of 4.0 FAR conditional to the lot being located within a VCB designated area and complying with VCB terms

Lot Coverage: Max. 90% 76% None

Setback - No. 3 Road: No. 3 Road and New North/South No. 3 Road: 3 m none Road: 6 m minimum that may be

New North/South Road: 3 m reduced to 3 m subject to conditions

South lot line: 6 m that may be South property line: 3.0 m

reduced to 3 m subject to conditions. North property line: 0 m

North property line: 0 m

For parts of a building below finished site grade: 0 m

Height (geodetic): Max. 47.0 m 47.0 m none

Parking Spaces - Total (Zone 1) 537 542 none

Residential: 381 Residential: 375

Non-residential: 167 Non-Residential: 167

2% TDM relaxation ( end of trip focilities)

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- 2 -

Accessible Parking 2% of required parking spaces Residential: 8 None

Residential: 8 Commercial: 4

Commercial: 4 City Amenity: 5 (including 4 van accessible stalls)

Loading 5 shared medium truck loading 5 shared medium truck loading None spaces. spaces

No large on-site truck (WB-17} parking

lt\menity Space - Indoor 2 m2/ unit: 766 m2 Residential Amenity: 786 m2 n/a

Amenity Space - Outdoor OCP: Minimum 6 m2/unit: 2,298 m2 2,912 m2 n/a

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Specific Land Use Map: Lansdowne Village (2031) _

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6435610

Excerpt from the Minutes from

The Design Panel Meeting

Wednesday, November 8, 2019 - 4:00 p.m.

Rm. M.1.003

Richmond City Hali

Attachment 4

Panel Discussion

Comments from Panel members were as follows:

• appreciate the applicant considering public art as it would help define and differentiate the site in Lansdowne Village (City Centre); look at structural considerations in the design of public art feature if it is installed above the parkade;

An investigation of the structural considerations with regards to the public art feature will be considered when appropriate .

• ground level architecture and paving articulation help define and differentiate the site;

• appreciate the angular articulation of ground level retail spaces which is unique;

• appreciate the rendered interior lighting golden colour which contrasts with the rest of the building; consider incorporating this colour contrast with regard to the architecture of the building to better define the ground plane;

• consider incorporating pedestrian scale lighting at the breezeways to provide lighting at night due to their nested locations;

Pedestrian scale lighting will be incorporated into the breezeway design with the further inclusion of CPTED guidelines .

• appreciate the applicant's presentation and materials provided to the Panel;

• the proposed linear park should align with the plans of the City's Parks Department; support the paved and plaza-like treatment as it is consistent with the design of the future Lansdowne Mall civic plaza across No. 3 Road;

Consultants will coordinate with City's Parks Department to ensure continuation of a cohesive design with similar developments.

•

•

•

•

•

•

•

•

•

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concerned about the shading on the common areas on the podium roof deck; shadow studies indicate that the pool and play areas will be mostly in shade; consider relocating play area, the play lawn and the covered parental seating to the quiet seating and contemplative garden at the southern portion of the outdoor amenity space to receive more sunlight exposure;

The children's play area has been relocated to the southern portion of the outdoor amenity space for greater sun exposure and comfort of future users.

proposed programming of the outdoor amenity space is interesting; however, solar access is a concern;

See comments above

there is no compelling need to incorporate urban agriculture in the outdoor amenity space;

support the rectilinear aesthetic of the outdoor amenity area; appreciate the skewed orthogonal design of the buildings; consider incorporating skewed lines in the landscape design to reflect the architecture of the buildings;

Architectural lines have been reflected within the revised landscape design.

consider a hierarchy of walkways on the common outdoor amenity area; investigate opportunities to increase the width of the proposed 1.2-meter wide T-shaped walkway, particularly the portion adjacent to the pool;

The landscape architect addressed the hierarchy of walkway to improve pedestrian traffic safety.

consider incorporating a space designed to take/manage dog waste in the proposed dog run;

Receptacles will be put in place along with the services required to manage dog waste within the dog run.

appreciate the materials package provided by the applicant;

the applicant is advised to appropriately address potential CPTED issues at the breezeways; installing a door/gate to provide security during night time may create a dark pocket;

The interior breezeways will be secured by gates that will operate in a manner to suit the future tenants. Security gates have been added to the drawings to reflect this intention.

consider breaking up the south-facing retail spaces or incorporate programs to activate the plaza space at the front; consider locating another cafe with outside seating at the plaza to animate the space;

The location of entry doors and program of the commercial space will be dictated by leasing and cannot be known at this time.

•

•

•

•

•

•

•

•

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applicant needs to provide a balance between the formal design aspect versus the functional aspect of the building; investigate opportunities to provide weather protection at certain portions of the building, e.g. at the breezeways, along the cafe lobby area, and other locations;

The vast majority of the ground plane implements continuous weather protection. Two small gaps are located in front of each breezeway but are supplemented by canopies on adjacent buildings .

review whether proposed use of highly reflective material for the chamfer of the building at the southeast comer could pose safety concerns for motorists near the intersection; the applicant is encouraged to look into and address this potential safety issue;

The chamfer on the southeast corner of the office building will not be highly reflective and will be treated the same as the rest of the building .

agree with positive Panel comments regarding the high quality of the package provided to Panel members;

appreciate the departure from the built up podium in the design of the buildings which is a welcome change along No. 3 Road; however, tower separations have been reduced; shadow diagrams indicate congested separation between the residential towers;

The volume of the proposed tower spacing between Buildings 2 and 4 is greater than that of the Official Community Plan (OCP) guideline's podium and tower massing. The proposed design allows for greater natural light access to the street, improved views for tenants, and a stronger connection of the building to the ground plane .

appreciate the lower podium programming and the articulation of the building form; pinwheel massing approach works successfully; however, concerned that tower separation is not adequate; appreciate the flaring of some of the balconies between the buildings; however it also contributes to the tower separation issue; consider straightening up or changing the depth of the balconies particularly at the pinch points to mitigate the tight separation between residential towers;

See comments above .

store frontage treatment is interesting strong defining edge; commercial venting needs to be discreet; appreciate the breaks and the breezeways;

Coordination with mechanical consultant will be done to ensure that commercial venting is discreetly located within the podium canopy soffit .

proposed signage and lighting is appropriate; helps identify the entry points to the parkade; wrapping the retail around helps provide ''eyes" on and animation to the breezeways;

appreciate the residential lobby arches treatment which accentuate the entries to residential buildings;

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• appreciate the programming of the outdoor amenity area; however, support the Panel comment to consider relocating certain programs to areas that receive the most sunlight exposure;

See previous comments regarding relocation of outdoor amenity spaces.

• appreciate the bridging of Buildings 3 and 4 with a component of the outdoor amenity area;

• the applicant is encouraged to investigate opportunities to reduce the percentage of windows in the buildings considering the significant amount of slab extensions and thermal bridging in the buildings;

The project design will meet all building code and LEED Silver V4 requirements.

• the office building is a nice anchoring element and sited in an appropriate location; the applicant is encouraged to investigate opportunities to introduce passive shading on the south side without detracting too much from the purity of the building form;

See comment above.

• appreciate the materials palette; not concerned with two residential buildings having similar expression; the three residential buildings have a nice family grouping; the different expression of the office building is more than sufficient to offset the similarities in the three residential buildings;

• support the project;

• appreciate the project and the proposed sustainability features;

• applicant is advised to be mindful of the requirement to incorporate vestibules in retail spaces;

Vestibules have been incorporated into the retail space.

• consider relocating the sub EMR room away from residential uses;

The sub EMR room has been relocated to the eastern side of the podium away from residential uses.

• review the proposed central heat recovery system for residential units as it may not be feasible due to LEED requirement;

The central heat recovery system will be designed to meet LEED Silver V4 requirements.

• support the project;

• the proposed project was well presented and easy to understand; appreciate the proposed materials palette;

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• support the amount of programming for the outdoor amenity space; lots of good programming and different sizes of spaces; nice views of the indoor and outdoor amenity areas; appreciate the walking loops;

• not concerned with the lack of urban agriculture on the common outdoor amenity area; could be incorporated by future strata if there is a demand from residents;

• design of the outdoor amenity space IS well done; appreciate the proposed rectilinear aesthetic;

• design of the linear park should not be overly prescriptive; ensure that it is consistent with the building architecture;

• proposed pinwheel approach for the design of the residential buildings has an impact on the solar aspect into the amenity space; support the suggestion from the Panel to relocate active spaces to the southern portion of the common outdoor amenity area;

See previous comment regarding relocation of outdoor amenity spaces .

• a nice project;

• appreciate the applicant's presentation and package provided to the Panel;

• appreciate the design of the project; has the potential to become a landmark site due to its high value location; signage and lighting are crucial to the success of the project; public realm needs to be resolved as it is critical to the future of the City's downtown core;

See previous comment regarding coordination with consultants and the City to improve the park and by extension the public realm .

• consider changing the wood soffit to a more durable material for long-term maintenance;

The level 1 soffit material has been changed to a wood textured aluminum extrusion to be more durable for long-term maintenance .

• consider incorporating an end-of-trip facility for the office building considering its prime location in the City;

An end of trip facility has been added to the office building as advised .

• look at the venting for the retail and restaurant spaces; note that MUAs will impact on the public spaces at the podium and needs to be shown at this stage of the project; include in future submissions;

Mechanical vents/louvers have been incorporated into the podium soffit to limit visual impact on the public realm.

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• support Panel comments regarding lighting and security in the breezeways; also agree with the comment that the access to the breezeway needs to be controlled during certain hours; look at good precedents;

• agree that tower separation is tight; however, the approach is supported given the benefits of a well-defined pedestrian realm and cut-up podium; should not be considered a precedent as the proposed approach is applicable only to meritorious cases; and

• the three columns in the loading bay area need to be resolved; and

The location of columns was revised and has been coordinated with consultants.

• consider materials and colours of soffits for the residential spaces with a warmer golden tone shown in the rendering.

The design team investigated alternate colours and materials; however, the ultimate decision was that the so/fit as currently represented balances the function an aesthetic intention of the design.

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City of Richmond

Attachment 6

Development Permit Considerations Development Applications Department

6911 No. 3 Road, Richmond, BC V6Y 2C1

Prior to issuance of DP 18-829141, the developer is required to complete the following:

1. On-site Public Art and Statutory Right of Way: Registration of an agreement to facilitate the implementation of the City approved Public Art Plan and associated statutory right of way including:

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a) "No occupancy" shall be permitted on the subject lands, restricting final Building Permit inspection granting occupancy of the building ( exclusive of parking), in whole or in part, on the subject lands until:

1. The property owner, at the property owner's sole cost and expense, commissions one or more artists to conceive, create, manufacture, design, and oversee or provide input about the manufacturing of the public artwork and causes the public artwork to be installed within a statutory right-of-way on the subject lands (which right of way shall be to the satisfaction of the City) for rights of public passage, Public Art, and related purposes, in accordance with the City approved Public Art Plan and, as applicable, detailed Public Art Plan.

11. A Public Art Plan has been submitted that proposes an art contribution to be installed on parts of the building fac;ade that focus on animating the breezeways and nearby public frontage. A Letter of Credit or cash (as determined at the sole discretion of the City) will be secured. The agreement will secure the following: • The property owner, at his/her expense and within thirty (30) days of the date on

which the Public Art is installed, executes and delivers to the City a transfer of all of the developer's rights, title and interest in the Public Art to the subsequent strata or property owner of a non-residential component of the development (including transfer of joint world-wide copyright) or as otherwise determined to be satisfactory by the City Solicitor and Director, Arts, Culture and Heritage Services. Note: It is the understanding of the City that the artist's title and interest in the public artwork will be transferred to the owner upon acceptance of the artwork based on an agreement solely between the owner and the artist and that these interests will in tum be transferred to the City, subject to approval by Council to accept the donation of the artwork.

• The owner, at the owner's sole cost and expense, submits a final report to the City promptly after completion of the installation of the Public Art in accordance with the City approved Public Art Plan, which report shall, to the satisfaction of the Director, Development and Director, Arts, Culture, and Heritage Services including: o Information regarding the siting of the Public Art, a brief biography of the

artist(s), a statement from the artist(s) on the Public Art, and other such details as the Director, Development and Director, Arts, Culture, and Heritage Services mayreqmre.

o A statutory declaration, satisfactory to the City Solicitor, confirming that the owner's financial obligation(s) to the artist(s) have been fully satisfied.

o The maintenance plan for the Public Art prepared by the artist(s).

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o Digital records (e.g., photographic images) of the Public Art, to the satisfaction of the Director, Development, and Director, Arts, Culture and Heritage Services.

• Ownership provisions are to specify that the on-site Public Art will be owned and maintained by a non-residential owner and that on-site Public Art is to remain visible to the public every day at all times.

• A requirement to apply to the City for any proposed changes in the programming of the Public Art. The City is not obligated to approve any programming changes. Further, the City reserves the ability to change the programming of the Public Art for the duration of the installation.

111. As an alternative to the provision on Public Art on-site, the owner may offer to make a voluntary cash contribution in lieu.

b) Registration of a statutory right of way (SRW), generally as shown in Sketch Plan A (attached) for breezeway areas (north/south breezeway approximately 78m2, east/west breezeway approximately 48 m2). The SRW area will provide for:

1. Access during standard business hours that is universally accessible and public, in the form of a combined walkway/off-street dismounted bike path for the use and enjoyment of pedestrians, to the satisfaction of the City.

11. Maintenance at the sole cost of the owner. 111. Building encroachment above and below the right of way area is permitted provided

access and use remains unobstructed and universally accessible. 1v. The owner's ability to close a portion of the right of way to public access to facilitate

maintenance or repairs to the right of way provided that adequate public access is maintained and the duration of the closure is limited, as approved by the City in writing in advance of any such closure.

2. Shared Amenities: Registration of a restrictive covenant and/or alternative agreement specifying shared access and use of indoor and outdoor amenity space for all residents, including use of residential guest suites. Guest suites are to be restricted to use as short term accommodation only and the strata may apply a user fee for their access and use. Upon stratification of the subject site, the residential guest suites will be designated as common property or as otherwise determined to the satisfaction of the City and shall be accessible to all residents.

3. Landscape Security: Receipt of a Letter of Credit for landscaping in the amount of $612,563.49, based on a cost estimate provided by Durante Kreuk Ltd., which includes a 10% contingency cost to secure the developer's planting and maintenance (for a period of one year) of 62 bylaw size replacement trees and supplementary tree planting and landscaping on the development site. Execution of a legal agreement regarding use and return of the Landscape Security, to the satisfaction of the City. If the developer fails to obtain a final Building Permit before the tenth anniversary of Development Permit issuance, the outstanding replacement trees will be deemed to have not been accommodated.

Prior to Building Permit issuance, the developer must complete the following requirements:

1. The applicant is required to obtain a Building Permit for any construction hoarding associated with the proposed development. If construction hoarding is required to temporarily occupy a street, or many part thereof, or occupy the air space above a street or any part thereof, additional City approvals and associated fees may be required as part of the Building Permit. For fi1rther information on the Building Permit, please contact Building Approvals Department at 604-276-4285.

2. Submission of a Construction Parking and Traffic Management Plan to the Transportation Department (http://www.richmond.ca/services/ttp/special.htm).

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3. Confirmation that the recommendations identified in the acoustic evaluation report by Brown Strachan Associates, dated December 6, 2019, and the acknowledgement to design the mechanical system to comply with City of Richmond requirements, as noted in the undertaking and assessment by Brown Strachan Associates, dated February 14, 202, or equivalent measures, have been incorporated in the construction plans.

4. Confirmation that the commitments regarding EV charging provisions, which are identified in the plans prepared by Nemetz and Associates Ltd., or equivalent measures, have been incorporated into the construction plans to the satisfaction of Sustainability staff.

5. Provision ofrecommended noise mitigation measures\ for on-site District Energy Utility facilities, as needed.

6. Confirmation that minimum ceiling heights to accommodate truck access (minimum 4.5 m) and collection (minimum 7.5 m) are consistent with City Waste Management Design Guidelines.

7. Incorporation of accessibility measures in Building Permit (BP) plans as determined via the Rezoning and/or Development Permit process.

Signed (signed copy on file): ______________ _

Date:

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Sketch Plan A

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N0. 3 ROAD

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•.kl.:!ROAD OP 18-829141

BRHZEWAY SRW Pl.AN

City of Richmond Development Permit

To the Holder:

Property Address:

Address:

No. DP 18-829141

Luxe Richmond Nominee Ltd., (on behalf of the property owners (Townline No. 3 Road Holdings Ltd., Inc. No. BC1185640, Can Lit Development Holding Inc. No. BC1150462, City of Richmond)

5591, 5631, 5651 and 5671 No. 3 Road

c/o 1800-510 West Georgia Street, Vancouver, BC. V6B 0M3

1. This Development Pennit is issued subject to compliance with all of the Bylaws of the City applicable thereto, except as specifically varied or supplemented by this Permit.

2. This Development Pennit applies to and only to those lands shown cross-hatched on the attached Schedule "A" and any and all buildings, structures and other development thereon.

3. Subject to Section 692 of the Local Government Act, R.S.B.C.: buildings and structures; off-street parking and loading facilities; roads and parking areas; and landscaping and screening shall be constructed generally in accordance with Plans # 1.1 to # 7 .1 attached hereto.

4. Sanitary sewers, water, drainage, highways, street lighting, underground wiring, and sidewalks, shall be provided as required.

5. As a condition of the issuance of this Permit, the City is holding the security in the amount of $612,563.49 to ensure that development is carried out in accordance with the terms and conditions of this Permit. Should any interest be earned upon the security, it shall accrue to the Holder if the security is returned. The condition of the posting of the security is that should the Holder fail to carry out the development hereby authorized, according to the terms and conditions of this Permit within the time provided, the City may use the security to carry out the work by its servants, agents or contractors, and any surplus shall be paid over to the Holder. Should the Holder carry out the development permitted by this permit within the time set out herein, the security shall be returned to the Holder. The City may retain the security for up to one year after inspection of the completed landscaping in order to ensure that plant material has survived.

6. If the Holder does not commence the construction permitted by this Permit within 24 months of the date of this Permit, this Permit shall lapse and the security shall be returned in full.

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To the Holder:

Property Address:

Address:

No. DP 18-829141

Luxe Richmond Nominee Ltd., (on behalf of the property owners (Townline No. 3 Road Holdings Ltd., Inc. No. BC1185640, Can Lit Development Holding Inc. No. BC1150462, City of Richmond)

5591, 5631, 5651 and 5671 No. 3 Road

c/o 1800-510 West Georgia Street, Vancouver, BC. V6B 0M3

7. The land described herein shall be developed generally in accordance with the terms and conditions and provisions of this Permit and any plans and specifications attached to this Permit which shall form a part hereof.

This Permit is not a Building Permit.

AUTHORIZING RESOLUTION NO. DAY OF

DELIVERED THIS DAY OF

MAYOR

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ISSUED BY THE COUNCIL THE

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City of Richmond

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DP 18-829141 SCHEDULE "A"

Original Date: 09/12118

Revis ion Date:

N01e: D imensbns are in MET RES

NO. 3 ROAD MIXED-USE DEVELOPMENT PROJECT IN FORMATION AND ADDRESS

CIVIC ADDRESS:

LEGAL ADDRESS:

5591 -5631-5651 -567 1 NO. 3 ROAD, RICHMOND, B.C.

LOT A, SECTION 5, BLOCK 4, NORTH RANGE 6 WEST NEW WESTMINSTER DISTRICT PLAN LMP29258

ZONING ANALYSIS

ZONING:

SITE AREA: NET DEVELOPMENT SITE AREA: LOT COVERAGE:

MAXIMUM HEIGHT:

HIGH DENSITY MIXED USE (ZMU38) LANSDOWNE VILLAGE (CITY CENTRE)

7,460.59 m2 (80,305.07 SF) 9,049 m2 (97,402 SF) 76%

PROPOSED STOREYS - RESIDENTIAL: - OFFICE

MAX DENSITY FOR RES: MAX DENSITY FOR COM: TOTAL MAX FSR: MAX DENSITY FOR RES: MAX DENSITY FOR COM:

15 STOREYS 12 STOREYS

3.0 1.0 4.0 3.0 1,0

PROPOSED GEODETIC HEIGHT:

47.0m (154'-2")

47.0m (154'-2") TOTAL MAX FSR: 4.0 ('!.,1 INCLUDING 0. 1 FSR BONUS,

DENSITY SU M MARY AS PER SECTI ON 19.7.4 IN BYLAW 8500)

DEVE LOPME NT STATISTICS COMMERCIAL RESIDENTIAL

LEVEL OF FI CE {BUILDING 1) RETAI L CITY AMEN ITY CONTRIBUTION COMM.TOTAL BRIDGE BLOG BUii.DiNG 2 I NEJ BU ILDING 3 (SW) BUILDING 4 (NW) EXEMPTIONS

tlOOf Are;1 Flo~r ""~ 11 ufA I r'loorAreil flo>•A•t~l ufA floor Area l'locrA,e:.l ufA tloorArea I "'" tloorArea floorhul b~A Floor Area floo•NeJ l ufA I I t loorArea flOOll'U J[ ufA BUD t-1oorArea

(ft1J n,'1 11111 lf<'J n,'/ \fl1) (ft

11 rt1'J t h1J 11 11 '10111,,,,lm't {ft

1J ltt'J .. '1°~ [ ft1] m'I fi ll (/1

1) ,.,'J (ftl] lfl2J DEU [fl2( lft1

]

Pl I I I I Pl I I I I I l 3.146 291.27 3,146 12,440 l ,IS6 12,440 6,(XJ7 $~8.0& 6,CXJ7 21,593 lU0601 21.593 2,211 105 .i l 2,211 2,290 212.H 2.290 2,941 Hl.23 2.941 -220 I -220 7,222

2 697 lit.75 1.415 697 6•U5 1,415 1.171 10875 l,761 '3D l!l.9S 1.019 592 55.00 1,1!!0 -4,123 -4,123 -1,470

3 6,593 612.50 7,505 6,593 6ll.';O 7,505 7,172 66515 7,772 4,623 41!U9 4,947 6,626 615.57 6,626 18.42]

4 6,933 64•.09 7,715 6,933 60.0'1 7,715 2,341 H7.4.i 7,172 66625 7,772 6,670 619.66 7,772 7,263 674.75 7,872 23,445

5 7,126 662.04 7,910 7,126 C.62.0-1 7,910 3,613 ll5.C.6 7,172 66C.2S 7,772 7,172 66C..H 7,772 7,263 614.75 7,872 25,219

6 7,304 67156 8,088 7,304 67!.56 8,088 3,613 335.66 7,172 666.lS 7,772 7,172 6'6.25 7,772 7,263 674.7S 7,872 25,219

7 7.464 6!U-12 8,257 7,464 6')1.42 8,257 7,172 66fi25 7,772 7,172 C.6Ci.2S 7,772 7,263 674.7S 7,872 21,606

8 7,630 7088'1 8,410 7,630 1088.1 8,410 7,172 66fi ~~ 7,772 7,172 f.66.H 7,772 7,263 674.H 7,872 21,606

' 7,734 718.49 8,520 7,734 711.4!1 8,520 7,172 666.25 7,772 7,172 6Cifi.H 7,772 7,263 674.75 7,872 21,£06

10 7,827 717.18 8,614 7,827 727.18 8,614 7,172 66Ci 2S 7.772 7,172 66Ci.15 7,772 7,263 674.7S 7,872 21,606

11 7,911 7H9!l 8,698 7,911 714.!l'l 8,698 7,172 66625 7,772 7,172 666.H 7,772 7,263 6705 7,872 21,606

12 7,986 741.90 8,773 7,986 741.90 8,773 7,172 6662S 7,772 7,172 66fi.25 7,772 7,263 674.75 7,872 21,606

13 7,172 CiCii.2S 7,772 7.172 i.c.us 7,772 7,263 C.74.7:0 7,872 21,606

14 7,172 6662!, 7.772 7,172 C.66.25 7, 772 7,263 674.75 7,872 21,606

lS 7,172 66'1S 7,772 7,172 f.r.S .~S 1,n2 7,263 67-1.75 7,872 21,£06

TnTA I I h 11 78,352 87,051 12,440 12,440 6,007 6,007 96,798 105,497 9,567 96,612 105,008 92,900 101,520 97,315 105,211 -4,343 292,050

TOTAL (m1) 7,279.10 I 8,087.28 1, 155.69 1,155.69 558.07 558,07 8,992.86 I 9,801.04 888,76 8,975.53 9,755.57 8,630.71 9,431.48 9,040.82 9,774.45 27,132.36

F AR 0.80 0.13 0.06 0,99 I 0.10 0.99 0.95 ~ --- I -0.04 3.00 - - - - - - - -- -- - - - - - -

DIS"TKICT EN[RCiV FAR IXCEMP110N hdlon ,u, a.utc UNIVUIU.i DDIGH u,m , ... U(Ql,IPnON 1u ... 11tRut1,n , 11 11.'irn l ml PEIi UIIIT: 311 m2 NOTE: DEU & BUH EXEMPTIONS INCLUDED

<..:::======== = ===========:=:f--------------------- IN RESIDENTIAL FAR CALCULATION

-4Ul.61U

UNIT M IX SUMMARY

MARKET UNIT M IX SUMMARY

UNITlYPE AVG. UNIT sm !rt') ,:oFTOTAL

lBEO

lBEO

2BEO • OEN

3BED

TOTALMARl(ET UNITS

575.2

76]7

·,B1.2

!124.5

1s.s,,

'" '"""

AMEN ITY REQUIREMENTS AMENITY REQUIREM ENTS l YPE OF AMENllY GUIOEUNE

r..m~ per dwelling • Ia>i of net de\lelopment OUTDOOR iLU"'~

INDOOR 2n1lperdWl'll1ng

BICYCLE REQUIREMENTS BI KE STALL REQUIR EMENTS BUILDING USE I BYLAW

AFFORDAB LE UNIT MIX SUMMARY

UNITlYPE MIN.UN ITSIZE UN IT COUNT BACHELOR 4J3.0

130 lBEO 53S.O ZBEO J.11.0

11B 3BEO 924.0

TOTALAHORDABLE UNITS

"' TOTAL = MARKET -• AFFORDABLE

REQUIRED PROPOSED

33,195.9 IQFT 3084,0 rnM 31344 '"' B,24S.1 "" 766.00 >QM 8,465 1qfl

REQUIRED PROPOS ED

'X.OFTOTAL I UN IT COUNT I TOTALSIZE!ftl] 10;. I ' I '" 25% ' I 2,nG

40i. 8 I 0.363 25'1: l 5 I 4.625

100. I 20 I 14,631

JS;~ Oi' RESIDENTIAL FAF

363 10 38.l

29U ,qM

"' ,oM

PARKING REQUIREMENTS

BYLAW REQUI RED PARKING

USE BY\AW REQUIRED PARKING - -RESIDENTIAL 1.0/UNIT CONDO

I fo.9/ UNIT AFFORDABLE

RESIDENTIAL TOTAL

VISITORS I I 0.2/uoit

COMMERCIAL

BLENDED IIAlE FIRSTlWO - 375/lOOrri FLOORS

8lENDEO IIAlEABOVEFIRST 1.2a/100m1

lWOFLOORS

COMMERCIAL TOTAL

TOTAL REQUIRED BYLAW PARKING

REQUIRED BYlAW PARKING WITH SHARED RES. VISITORS AND COMMERCIAL

~

LOADING REQUIREMENTS

I I

I I

363

18

381

"

"

" '" 6T5

S48

RES. TOTAL

FloorArt!a

{m'J

671

-137

1,711

2,178

2,343

2,343

2,007

2,007

2,007

2,007

2,007

2,007

2,007

2,007

2,007

-

RESIDENTIAL I 1.25/UNIT 479 '83

I 0.27/lOOm! BUILDI NG USE MEDIUM SIZE LA RGE SI ZE

OFFICE/RETAIL lS 41

CJTY I 2 2

TOTAL Cl.ASS 1 STALLS 506 526

RESIO ENl lAL I 0.1/UNIT I 39 4D

OFFICE/RETAIL I 0.2/lOO m1 18 " TOTAL ClA5S 2 STALLS I 57 " CLASS 1 SECURED BI CYCLE PARKING SHALL BE AT-GRADE, WITHIN SIGHT OF BUILD ING ENTRY OR SECURITY ROOM A MAXIMUM OF 40 BICYCLE SPACES MAY BE PROVIDED IN EACH BICYCLE ROOM OR COMPOUND CLASS 2 BICYCLE PARKING PROVIDED IN THE FORM OF BICYCLE RACKS LOCATED WITHIN 15 M OF PRINCIPAL ENTRY AND CLEARLY VISIBLE FROM THE PRINCIPAL BUILDING ENTRY POINTS OR ROADS OR BOTH. THE SITE SPECIFIC BYLAW PERMITS 0.1/UNIT AND 0.2/100M2

RESIDENTIAL

COMM ERCIAL/OFFICE

TOTAL W/ SHARING*

NOTES (SECTION 17.13.7 AND 3.3.11 B)

ON-SITE MEDIUM-SIZE AND LARGE-SIZE LOADING SPACES COULD BE SHARED. STAFF COULD CONSIDER WAIVING THE REQUIRED WB-17 SPACES IF SOUND TECHNICAL RATIONALE IS PROVIDED AS PART OF THE TIS FOR REVIEW

2 2

3 2

s a

AMENITY

TOTAL RES,AMENl"l"Y

o>A

Floor Area ( fl1JI [fl'J GFA I tt'l

fl,:,~rlltc~ ! u,A

Floor Area [ flJJ • ·J (ft'!

I I

8,049 28,815 29,642 607 56.4 607

3,960 -773 5,374 460 42.7 460

26,181 25,014 33,686 6,836 6:!5.-1 6,836

26,319 30,378 34,034 562 562

27,029 32,3'15 34,939

27,029 32,523 35,117

23,416 29,070 31,673

23,416 29,236 31,826

23,416 29,340 31,936

23,416 29,433 32,030

23,416 I 29,517 32,114

23,416 29,592 32,189

23,416 21,606 23,•116

23,416 21,606 23,416

23,416 21,606 23,4 16

329,770 389,308 435,268 8,465 8,<165

30,636,69 36,168.0 I 40,437,7 786.42 786.42

3.99 D.l!l - -OFFICE AMENllY (INClUDEOIN COMMERCIAL FAR CALCULATION ON UI

l]AMfNITY 90ml 966.0 11,

PROPOSED PARKING USE PROPOSED PARKING

RESIDENTIAL I LO/UNIT CONDO I 357

O.!l/UNIT AfFORDAOtE I 18

RESIDENTIAL TOTAL I '75

VIS ITORS COMBIN[D WITH COMMtROAL SHARED PARKING

COMMERCIAL

!SHARED PARKING QIOUND & LEVEL 2 114

OFFICE PARKING Pl " COMMEROAL TOTAL 167

lroTAL PROPOSED PARKING "' TOTAlENERGIZED OUTl[TlEVEl 2 ORHIGHERCHARGING m FOR EV {100% RESID. PARKING)

R[QUIREO PROPOSED

TOTAL REQUIRED BYLAW RESIDENTIAl ' • ACCESSIBLE PARKING BYLAW (JulV17lh,2018) - Z'%ofTct~I COMMERCIAL/ OFFICE/

PROPOSED VISITOR ' 4

I VAN ACCESSIBlE ' ' CITY PARKING I ACCESSIBLE I 1 1

I STANDARD I 1.5 JS

ON-SITE~ SPACES COULD BE SHARED. STAFF COULD CONSIDER WAIVING THE REQUIRED WB-17 SPACES IF SOUND TECHNICAL RATIONALE IS PROVIDED AS PART OF THE TIS FOR REVIEW

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DP 18-829141

NO 3 ROAD

RICHMOND, BC

Project

ENCROACHMENT PLAN

1/32":1'-0"

ProJKt 216022

Sheet 1.6

LEVEL P2 STATS

PARKING COMMERCIAL RESIDENTIAL

REGUlARSTAUS f-- ----+-- ~"=' - - -< SMAU.CAR

HCSTAUS

TOTAL

EV CHARGERS

BIKES

REGULAR

VERTICAL

TOTAL

217 54

141

, 245

BIKE CHARGERS 2 outlets perroom

BIKE STORAGE ALL BIKE STORAGE ROOMS TO HAVE 2 ELECTRICAL OUTLETS FOR ELECTRIC BIKE CHARGING

RESIDENTIAL VEHICLE PARKING P1 & P2 100% OF STALLS HAVE JUNCTION BOX THAT IS WIRED AND ENERGIZED. THERE WILL BE SUFFICIENT ELECTRICAL CAPACITY FOR ONE STAGE 2 CHARGER FOR EVERY 4 STALLS. THE WIRING WILL BE ARRANGED SUCH THAT AT A LATER DATE THROUGH LOAD SHARING THERE WILL BE THE CAPACITY TO CHARGE ALL THE PARKING STALLS

OFFICE PARKING P1 + 3 STALL ON L2 100% OF STALLS HAVE JUNCTION BOX WIRED ANO ENERGIZED. THERE WILL BE SUFFICIENT ELECTRICAL CAPACITY FOR ONE STAGE 2 CHARGER FOR EVERY 4 STALLS. THE W IRING WILL BE ARRANGED SUCH THAT AT A LATER DATE THROUGH LOAD SHARING THERE WILL BE THE CAPACITY TO CHARGE AT ALL THE PARKING STALLS.

SHA RED PARKING· L1 & L2 25% OF STALLS HAVE A JUNCTION BOX WIRED AND ENERGIZED FOR FUTURE INSTALLATION OF A LEVEL 2 CHARGER.

NOTE: ELECTRIC VEHICLE INFO PROVIDED ON ARCHITECTURAL DRAW INGS FOR DEVELOPMENT PERMIT INFO ONLY. REFER TO ELECTRICAL DRAWINGS FOR ALL ELECTRICAL INFORMATION.

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BIKE STORAGE ALL BIKE STORAGE ROOMS TO HAVE 2 ELECTRICAL OUTLETS FOR ELECTRIC BIKE CHARGING

RESIDENTIA L VEHICLE PARKING P1 & P2 100% OF STALLS HAVE JUNCTION BOX THAT IS WIRED ANO ENERGIZED. THERE WILL BE SUFFICIENT ELECTRICAL CAPACITY FOR ONE STAGE 2 CHARGER FOR EVERY 4 STALLS. THE W IRING W ill BE ARRANGED SUCH THAT AT A LATER DATE THROUGH LOAD SHARING THERE WILL BE THE CAPACITY TO CHARGE A LL THE PARKING STALLS.

OFFICE PA RK ING P1 + 3 STALL ON L2 100% OF STALLS HAVE JUNCTION BOX WIRED AND ENERGIZED. THERE WILL BE SUFFICIENT ELECTRICAL CAPACITY FOR ONE STAGE 2 CHARGER FOR EVERY 4 STALLS. THE WIRING W ill BE ARRANGED SUCH THAT AT A LATER DATE THROUGH LOAD SHARING THERE WILL BE THE CAPACITY TO CHARGE AT ALL THE PARKING STALLS.

SHA RED PARKING· L 1 & L2 25% OF STALLS HAVE A JUNCTION BOX WIRED AND ENERGIZED FOR FUTURE INSTALLATION OF A LEVEL 2 CHARGER.

NOTE: ELECTRIC VEHICLE INFO PROVIDED ON ARCHITECTURAL DRAWINGS FOR DEVELOPMENT PERMIT INFO ONLY. REFER TO ELECTRICAL DRAWINGS FOR ALL ELECTRICAL INFORMATION.

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RICHMOND, BC

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LEVEL Pl

141 Drawing

Sheet

LEVEL 1 STATS

PARKING COMMERCIAL RESIDENTIAL

REGULAR STALLS 31

SMALL CAR 17 :ns

HCSTALLS

TOTAL 55

EV CHARGERS 1'

BIKES

REGULAR

VERTICAL

TOTAL

BIKE CHARGERS 2outleuperroom

BIKE STORAGE ALL BIKE STORAGE ROOMS TO HAVE 2 ELECTRICAL OUTLETS FOR ELECTRIC BIKE CHARGING

SHARED PARKING · L 1 & L2 25% OF STALLS HAVE A JUNCTION eo~.':>93X WIRED AND ENERGIZED FOR FUTUR~ INSTALLATION OF A LEVEL 2 CHARGER.

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DP 18-829141

RICHMOND, BC

Project

GROUND FLOOR 12 PLAN

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DP 18-829141

RIC HMOND, BC

Project

GROUND FLOOR PLAN

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NO, 3 ROAD

DP 18-829141

RICHMOND, BC

Project

GROUND FLOOR PLAN

141 1/8"=1'-0"

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NO, 3 ROAD

DP 18-829141

RICHMO ND, BC

Project

GROUND FLOOR PLAN

141 Or,, wing

1/8" =1 '-0"

Prcjffl 216022

Sheet 2.3.4

LEVEL 2 STATS

PARKING COMMERCIAL RESIDENTIAL

REGULAR STALLS 32

SMALlCAR 2746);

HC5TAU5

TOTAL 59

EV CHARGERS 15

BIKES

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VERTICAL 16

TOTAL 16 53

BIKE CHARGERS 2outlets perroom

BIKE STORAGE ALL BIKE STORAGE ROOMS TO HAVE 2 ELECTRICAL OUTLETS FOR ELECTRIC BIKE CHARGING

OFFICE PARKING P1 + 3 STALL ON L2 100% OF STALLS HAVE JUNCTION BOX WIRED ANO ENERGIZED. THERE WILL BE SUFFICIENT ELECTRICAL CAPACITY FOR ONE STAGE 2 CHARGER FOR EVERY 4 STALLS. THE W IRING W ILL BE ARRANGED SUCH THAT AT A LATER DA'TE THROUGH LOAD SHARING THERE W ILL BE THE CAPACITY TO CHARGE AT ALL THE PARKING STALLS.

SHA RED PARKING· L 1 & L2 25% OF STALLS HAVE A JUNCTION BOX WIRED ANO ENERGIZED FOR FUTURE INSTALLATION OF A LEVEL 2 CHARGER.

NOTE: ELECTRIC VEHICLE INFO PROVIDED ON ARCHITECTURAL DRAWINGS FOR DEVELOPMENT PERMIT INFO ONLY. REFER TO ELECTRICAL DRAWINGS FOR ALL ELECTRICAL INFORMATION.

STANDARD

MIN RED HEIGHT6"•7" (2m ) CLE AR (ASPER8C8C2018)

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NO 3 ROAD

DP 18-829141

RICHMOND, BC

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DP 18-829 41

16'12 · s· 4' o· e· 16' 1------ 32'

Dra wing

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216022

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NO 3 ROAD

DP 18-829141

RICHMOND, BC

Project

LEVEL 2 PLAN

DP 18-829 41 o,.w ... ,

1/8"=1 '-0"

Projer:i 216022

8' 6' 4' 2' O" 4' B' 1---~-- Sheet 2.4.2 AIIRighllRes.erved,PropertyofMussonC:i1!1ellMi1ckeyPartnership. Useorreproductionprohibltedwithoutpriorwrinenpermission. _________________________________________________ ===============~============~===~==

\\MCMPA.RCHITECTS.COM\MCMOATAS\MCMP\PROJECTS\2016\216022 - NO 3 ROAD\10 RECORD SETS\10.0 AHJ SUBMISSION\2019-09-06 OP ORA WINGS CII0\216022_A204 ll.DWG I 25 Aug 2020 • 11:42 AM I /I.KOTT

41'-8 3/4" 64'-5"

34'-81 /2"

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Seal

NO 3 ROAD

DP 18-829141

RICHMO ND, BC

Project

LEVEL 2 PLAN

141 Draw,nc

1/8":1'-0"

P,ojeo 216022

Sheet 2.4.3

A

B

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1d--11"

28'-3" 22'-6" ~ .. 0

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162'-1 3/4" 34'-81/2"

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DP 18-829141

RICHMOND, BC

Proje ct

LEVEL 8 PLAN

DP 18-829141 O~ win1

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Proj~ 216022

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RICHMOND, BC

Project

LEVEL 9 PLAN

DP 18-829141

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NO 3 ROAD

DP 18-829141

RICHMOND, BC

Project

LEVEL 10 PLAN

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RICHMOND, BC

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RICHMO ND, BC

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RICHMOND, BC

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LEVEL 13 PLAN

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RICHMOND, BC

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RICHMOND, BC

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Sheet 2.18

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" 119.00' 136Em>

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100.25' LEVEL 11

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I 34.62' (10 55m)

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LEVEL 10

LEVEL 9

LEVEL 8

LEVEL 7

LEVEL 6

LEVEL 5

(36.14m)

106.92' (32.59m)

95 25' (29.03m)

83.58' (25.48m)

71 .92' (21 .92ml

60.25' (1836m)

48.58' ( 14.81m)

~ (7 .69m)

14 17' (4 31m)

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Architeus Ou lgnus Pt11 nnus

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Vancouver. British Colomb/a

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F. 604. 687. 1771 MCMParchltects com

T OW NLINE

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2 I ~M~~s1~~AOPCOMMMS

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Revisions

NO 3 ROAD

DP 18-829141

NO 3 ROAD

RICHMOND, BC

Pr1>jett

NORTH & SOUTH ELEVATIONS

DP 18-829141

wrrr•~ • w rr u ---------- ~,ojt<I

1/16"=1'·0"

2160 22

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/ 154.17' (47 .00m)

Max Height ,

1 142.00' , T.O.S. ROOF (43.28m)

L.!30..1_5' LEVEL 12 (39 .70m)

118.58' LEVEL 11 (36 14ml

L 106.92' LEVEL 10 (32 .59m)

l 95.25' LEVEL 9 (29.03ml

83.58' LEVEL 8 (25.48ml

L~ LEVEL ? {21 .92m) CROS~OVEfi Fl.OCR

1 60 .25' . LE VEL 6 {18.36m)

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LEVEL 2

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L 137.75' (41~ 8m)

128.37' I (39~ _.?m)

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I 109.66' (33 ~ m)

100.25'

LEVEL 15

LEVEL 14

LEVEL 13

LE VEL 12

LEVEL 11

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(30.S~ ) CROSSOVERl'i.OOR

I 90.87' LE~10 (2 7.6~ m)

81 .50' LEVEL]. (24 .84ml

l 72.12· LEVEL 8 (2 :;g_a~ J

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5.58' - (1.70m)

MATERIAL LEGEND

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(~) CANDEREL

2 I ~M~~s~~b9AoPCOMMENrs

1 I ~~u~~J~~~Y~Ev1cw

Revisions

Sul

NO 3 ROAD

DP 18-829141

NO 3 ROAD

RICHMOND, BC

ProjeCI

EAST & WEST ELEVATIONS

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NO 3 ROAD

DP 18-829141

NO 3 ROAD

RICHMOND, BC

Project

INTERIOR ELEVATION WEST

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Revisions

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NO 3 ROAD

DP 18-8291 41

NO 3 ROAD

RICHMOND, BC

P,ojett

INTERIOR ELEVATION EAST

DP 18-8291,41

s· 4 O"" 4" 8' 16' 24" --------3/32" ~ 1·-0·

216022

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Seal

NO 3 ROAD

DP 18-829141

NO 3 ROAD

RICHMOND, BC

Project

INTERIOR ELEVATION NORTH

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DP 18-829141

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RICHMOND, BC

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2 I ~M~~s1%9o1.DPCOMMENTS

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Revisions

Seal

NO 3 ROAD

DP 18-829141

NO 3 ROAD

RICHMOND, BC

Project

BUILDING SECTION 1

DP 18-829141 Dra wing

1/16":1'-0"

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-Musson Cattell Mackey Partnership

~1c,i,,z.e 1066Wes!:H~Sb1e'et SUlte1900 v-::a...-r,llrJtld!C:Olumbla

~¥6E3X1

"C 604. 687. 2'90 F.60-4.6&7.1771 w:MP.-.::hltects..c.orri

TOW NLINE

(.:)CANDEREL

2 I !~st~s~%9AoP COMMENTS

1 1 ~L~~u~~~ REVIEW

Revisions

Seat

NO 3 ROAD

DP 18-829141

NO 3 ROAD

RICHMOND, BC

Proje ct

BUILDING SECTION 2

DP 18-829 41 1/16"=1'-0"

Proj«t 216022

Sheet 3.8

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-Musson Cattell Mackey Partnership

aa..Jc:Pl;iia

10156 West ~~StTMI: SUlte1900 ~.BrltlstlCol111nbtl ~V6E3'X1

I; 60-4.. 68t 29'90 F.6M.6a7.1771 MGIP..:hltects.c.om

J T O W NLINE

(ii> CANDEREL

seal

NO 3 ROAD

DP 18-829141

NO 3 ROAD

RICHMOND, BC

Proje ct

BUILDING SECTION 3

DP 18-829 41 Orawinc

1/16"= 1'-0"

Pr0joc1 216022

16' 12' 8' 4' O" 8' 16' ~------- 32'

Sheet 3.9 AIIRiglluRe5erved, l'l'operryolMusso11CanellMackeyPart11ersllip. V5eorreproductionprollitiitedwitlloutp1iorwritte11pe1miisi011. _________ _ __________________________________ ~\\M=CM=,= .. =c,=,n=cr=,=co=•i=•c=•=,.=,.=$\=Mc=•=•v=,o=,.=m=u=oo=",=,.=,,~,.=,o=,=,o=,o=u=oo=,c=o,=o=,m=i=,.,7,~=,=rn=,M=o=s,o=,=,,.,=.,~.~=-~=o=,=,.=,w="=°'~''°=u=,=eo=,,_~.,=,,~,o="~'"~'="="'~o,~,7.ow~,~,7,,~,~,,=,.,=,.,~-,~o,i7, ~=,~,.~on=

LUXE No. 3 Rd. & Lansdowne Rd., Richmond, BC

DRAWING LIST

L-4.1 Legends & Notes NTS

LANDSCAPE PLANS L-4 .1.1 Material Plan - Level 1 1:200

1:200 1:200

L-4.1 .2 Material Plan - Level 3 L-4.1.3 Material Plan - Level 7

L-4.2 Planting Plan 1:200

1:200 L-4.3 Lighting Plan

LANDSCAPE SECTIONS L-4.4.1 Ground Level Sections 1:50

1:50 1:50

L-4.4.2 L-4.4.3

Podium Level Sections Podium Level Sections

LANDSCAPE DETAILS L-4.5 .1 Hardscape Details 1:10 L-4.5.2 Furnishing & Planting Details 1:10 L-4.5.3 Planting Details 1 :10 L-4.5.4 Pool Details 1: 10

LANDSCAPE CUSTOM DETAILS L-4.6.1 Play Details 1: 10 L-4.6.2 Furnishing & Fencing Details 1:10 L-4.6.3 Structure & Metalworks Details 1: 10 L-4.6.4 Structure & Metalworks Details 1:10

LEGENDS

HARDSCAPE LEGEND

KEY GRAPHIC DESCRIPTION

~ • 0 • ~ m ~ m ~ OJ ~ • • ~ • ~ •

C IP Concrete Paving to CoMR standard Colour: Integral coloured Finish: light Broom Pattern: Sow-cut (as shown on L-1.1)

Special Cone . Povers at Lansdowne linear Pork Pattern to extend to Retail Facade. Paver type/ siting (TBD Parks) Colour: Mixed

BELGARD 'Melville 80' Concrete Unit Povers Size: 380x380x80 & 190x380x80 Colour; 'Amber Beige' & 'Shaded Grey' Supplier: Expocrete

BELGARD 'Melville 80' Concrete Unit Povers Size: 380x380x80 & 190x380x80 Colour: 'Amber Beige' & 'Shaded Grey' Supplier: Expocrele

CERAMICHE 'Aextera30' Porcelain Pavers Size: Varies (incl. pool trim pieces) Colour: Jute &. Faro Supplier: Ames Stone&. Tiles

BELGARD 'Vendome' Cobbles Colour: 'Newport Grey'/ + 'Scandina Grey' BELGARD 'Melville Plank' Unit Pavers Pattern: As Shown (Detail Plans on L-2.1)

Decorative River Rock (at Planter Drip Strips) Size; 10-20 cm Colour: Ebony Block &. Crushed Slone (al Dag Run) Supplier; Northwest Landscape&. Slone Supply .

Pour-In-Place Rubber Play Surfacing w / Galvanized Metal Edge Colours: Various (Refer lo Pion) Supplier: Soflline Solutions Surrey

Water@ Level 3 Pool

DETAIL KEY

~ ~

~ ~

~ ~

A ~

~ ~

OWNER

CLIENT TOWNLINE - VANCOUVER HEAD OFFICE 1212 - 450 SW MARINE DRIVE VANCOUVER, BC, VSX 0C3 T+ (604) 327-8760

LEGENDS CONT.

SOFTSCAPE LEGEND

KEY GRAPHIC DESCRIPTION

~ Lm Sodded Lown

0 [ill] LiveRoof Pre- Vegetated Intensive Greenroof

'

FURNISHING LEGEND

KEY GRAPHIC DESCRIPTION

DETAIL KEY

@ '

@ '

DETAIL KEY

e a PoverGrate Tree Grote & Trim Ring w/ @ Integrated Spot-Lighting ' (at Lansdowne Linear Pork}

e • C3 Commerclol Meto1 Planter ld-O1 Ld·02

Cubes (36") l-4.5.4 l • .5.4 Colour: Slate

w Bike Rocks

e Model: BBQl 10-BikeBlocq @ finish : RAL Ito Match Custom Plaza Benches ' Supplier. mmclle

e '\ -· Kompon 'CANOPUS' multi-faceted Ploy ld-O2 Ld-03

" Equipment (Supports 9 Children) L-4.5.2 L-4.5..2

i Supplier: RecTec Industries

e mm Wood & Metal Trellis Structures Ld-O1 Ld-02

(Size & Layout Vories) L-4.6.J L-4.U

e / Metal Gateway Lighting Trellis @ '

e # Custom Outdoor Kitchen w/ Built-In BBQ

@ Model: 'Viking Series' Finish: Stainless Steel '

e 0 Custom Wood Platform/ Planter @ '

e • • /4 Custom Wood Benches (Podium)

~~ Illustrative furnishings To Be Specified by 1.0.

&. Pre-fob Wood/ Metal Benches (Lansdowne Pork)

LIGHTING LEGEND (See Electrical for Photometrics/ Specs/ Spocing)

GRAPHIC DESCRIPTION

@ Area Light, 9'-9"{3m) Above .F?. Step-lights, 18" Above FFE, Typ.

FFE, Typ.

(} Bollard light, 3'-3" (lm) _ti_ Woll-Mounted Downlight,

Above FfE, Typ. 10'-0" Above FFE, Typ.

MECHANICAL (See Mechanical for Further Detail)

HB I Hose Bib I ~ Irrigation Stub Up -

NOTES

General Notes 1. Refer to architectural drawings for all walls and stair layout and elevations, unless otherwise noted . 2. Refer to electrical drawings for all final landscape lighting layout and specifications. 3. Refer to architectural and mechanical drawings for all drain locations and rim elevations.

Planting Notes 1. All plants/ planting to be per Canadian Landscape Standards (C.L.S.) latest edition. 2. Plant selection subject to availability at the time of planting. 3. Contractor shall source specified plant material and only otter area of search has been

exhausted will substitutions be considered. 4. All trees to be slaked in accordance with C.L.S. 5. All plants to be sourced from nurseries certified free of P. ramorum. 6. Plant sizes and related container classes are specified according to the C.L.S. current edition. For

container classes #3 and smaller, plant sizes shall be as shown in the plant list and the standard; for all other plants, both plant size and container calls shall be as shown in the plant list. Specifically, when the plant list calls for #5 class containers, these shall be as defined in the C.l.S.

7. All trees to have minimum 10 cubic meters of growing medium unless otherwise specified.

Soil Preparation and Placement Noles 1. All growing medium placed on project to meet or exceed Canadian Landscape Standards (C.L.S.)

latest edition. 2. Submit sieve analysis by an approved independent soil testing laboratory for each type of

growing medium being used on the project PRIOR to placemen! for review and approval. Clearly identify source and type for each. Resubmit as required until growing medium is approved . Provide one composite sample of each type of proposed growing medium for each different application wi thin the project. minimum 1 litre physical sample.

3. Submittals shall be made at least seven (7) days before 4. Contractor shall not move or work growing medium or additives when they are excessively wet,

extremely dry, or frozen or in any manner which will adversely affect growing medium structure. Growing medium whose structure has been destroyed by handling under these conditions will be rejected. Growing medium shall not be handled in wet or frozen conditions .

5. Slab drainage shall be 19mm (3/4") diameter drain gravel free from any silt and clay as shown in details.

6. Place growing medium, except structural to required finish grades and minimum depths os detailed, unless shown otherwise .

Irrigation Notes 1. All 'Soft Landscape Areas' are to be irrigated with a high efficiency design/built irrigation system to

IIABC Standards., complete with Rain and Wind Sensor. 2. The irrigation system design and installation shall be in accordance with the Irrigation Industry of

BC Standards and Guidelines. 3. System design and installation shall take into account elevation differences, sun orientation and

other factors affecting zoning and operation of the system to minimized evapotranspiration and wind lost.

4. System design shall provide for uniform complete 'Head to Head' coverage of all lawns and planted areas.

5. Contractor shall be responsible to provide SHOP DRAWINGS a minimum of 3 weeks prior to installation of any irrigation for review and approval.

6. Should the contractor proceed without approval. any additional modifications lo the irrigation systems, as directed by the Landscape Architect shall be at at contractors cost.

7. Lawns shall be irrigated on separate zones from planted areas. 8. Controller shall be located in mechanical room. 9. PRIOR to Substantial Performance, contractor shall provide a maintenance data and Operation

instruction manual containing operational information for all operating components, cleancing and lubrication schedules, overhaul/adjustment schedule.

10. Record Drawings: Submit with the operating and maintenance manuals a reproducible copy of the AS-BUILT condition of the system.

11. Contractor shall instruct a designated represen tative of the Owner in the complete operating and maintenance procedures for the irrigation system. including winterizing for the fist lime with the designated representative observing.

I 2. All piping shall be class 200. 13. Use GSR Schedule 40 PVC designed for solvent welding to PVC pipe except where valves, risers,

etc. require threaded joints. 14. Provide sleeves under all hard surfaces and os required through walls. If under vehicular paving,

cast iron piping required. 15. Solenoid valves shall be first quality, compatible with the controller selected. 16. Valve boxes shall be reinforced plastic boxes manufactured specifically for landscape irrigation,

complete with captive lock bolt cover, sized to suit valves and other components with adequate room for operation and maintenance.

Product and Material Notes 1. All materials to be as specified or pre-approved equivalent. 2. All material and products to be installed per manufacturer's specifica tions.

11

10 09 OS 07

Jul30. 2020 Jun 19. 2020 Apr 29 . 2020 Feb 21 . 2020 Dec ll , 20 19

Re- lnued for DP Re·lssued for DP Re-Issued for DP Issued for Te nder Issued tor BP

06 05 04

03

Aug 30. 2019 MOyOJ. 2019 Aprll05, 2019 Jon 25. 2019

Issued for Tender Issued for 50% Progress Issued !or 25% Progress Re-lssuedlOf DP

02 Oct 30. 2018 Issued for DP 01 Moy 03, 2018 Issued for Rezoning

no.: I dote li1em:

Revisions:

~

g- DurarileKreukl1d. ., 102 - 1637Wes!51hAvenue ! Vancouver BC V6J 1 N5 • ........ ij l6046S4461\

~i- t.6046840577 vAvw.d'<l.bc.ca

Project:

LUXE No.3 Road, Richmond

Drown by: JBT

Checked by: Ptc

Dote: July 17. 2017

Scale: NTS

Drowingntle

Landscape Coversheet Legends & Notes

DP 18-829141 City Projec1 No. DKLNo.:

DP 18-829141 17060

Sheet No.:

L-4.1

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NORTH ~ 11 Jul 31. 2020 Re -Issued for DP

10 Jun 19. 2020 Re-Issued !or DP

09 Apr 29 . 2020 Re-Issued for DP

08 Feb 21 . 2020 Issued for Tender

07 Dec 11 . 2019 Issued for BP

06 Aug 30. 2019 Issued for Te nder

05 MoyOJ. 2019 Issued for 50% Progress

04 April05. 2019 Issued for 25% Progress 03 Jan 25. 2019 Re-lS5ued for DP

02 Oct 30, 2018 Issued for DP

QI Moy 03. 2018 Issued tor Rezoning

no.: I dote: li1em·

Revisions:

OuranleKreu~ Lid

~ 102-163?Wes151hAvern.1e Vancouver BC V6J 1 NS

-c t 6'.)4 fi8,1 4611

16046840577 1w,w.dl<lbc:.ta

Project:

LUXE No.3 Road, Richmond

Drown by: JBT

Checked by: " Dole: Jvly 17. 2017

Scale: 1/1 6"=1 '-0'

Drov.ingTil le:

Landscape Materials Pion Level 1

DP 18-829141 City Project No.: DnNo.:

DP 18-829141 17060

Sheet No:

L-4.1.1

MATCH LINE-- -- MATCHLINE

11 ID 09 08 07 06 05

04 03 02

NORTH

Jul31 , 2020 Jun 19. 2020 Apr29. 2020 Feb 21. 2020 Dec 11. 2019 Aug 30. 2019 Moy 03. 2019 April 05, 2019

Jon25.2019

Oct 30. 2018

Re•lssued lor DP Re-Issued for DP Re-Issued for DP Issued tor Tender Issued for BP

Issued tor Tender Issued tor 50% Progess Issued for 25% Progress Re-155ued for DP

l~ued for DP Ol Moy 03. 2018 Issued for Rezoning

no.: I date: I item:

Revisions:

~ c.. DuranteKreukltd. ~ 102 - 1637West51hAvenue g Vancouver BC V6J 1 N5 • ........ S' t004634 46\ 1

'-l'i- t.6046Bll0577 v.ww dltl bc.ca

Project:

LUXE No.3 Road, Richmond

Drown by: JBT

Checked by: PK

Dote: July 17, 2017

Scale: l/16": 1·-0 ..

Drov..inglille:

Landscape Materials Plan Level 3

DP 18-829141 City Project No: DKLNo.:

DP 18-829141 17060

Sheet No.:

L-4.1.2

MATCH LINE--

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11 10 09 08 07 06 05

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02

NORTH

Jul 31 . 2020 Jun 19. 2020 Apr 29. 2020 Feb21.2020 Dec 1 L 2019

Aug 30, 2019 May 03. 2019

April OS, 2019 Jon 25. 2019

Oc1 30. 2018

Re-luuedlorDP Re-Issued for DP Re-lssuedlOfDP Issued for Tender Issued for BP

Issued for Tender Issued for 50% Progress

Issued for 25% Progress Re-Issued for DP

Issued for DP 01 Moy 03. 2018 Issued for Rezoning

no.: I dote: I item:

Revisions:

~ a. DuranteKreukl1d ~ 102-1637West5thA.venue ::, Vancouver BC V6J 1 N5 ;;

---r'I.S 1.oo,iw,i511 '-"i i·6046840577

w1w,.d'~l.bc.ca

Project:

LUXE No.3 Road, Richmond

Drown by: JBT

Check:ed by: PK

Do1e: July 17. 2017

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

Drowingntle:

Landscape Materials Plan Level 7

DP 18-829141 City Project No.: DKLNo.:

DP 18-829 141 17060

Sheet No.:

L-4.1.3

PLANT LIST

Sym Qty Botanical Nome

On-Site Trees

AF 8 Acerx!!emoni 'Au!umnBlaze'

AG 16 Acer91i<;eum

cc

GB 2 Girl:goBilobo

PorroTper.;ico'lgne1RubyVose '

PP 10 Porro! per1ic:o 'lgnes Ruby Vose ·

Po 21 Picea omoriko

Off-SileTreel

APc 14 Acer plontonoides 'Co/umno,e ·

m

'"

G

8 S!1eer Tree - New Rood

7 S!reer Tree • lomdowne Rood

Shrubs/ Ferns

[ii \405 Bvxus semperWens

Co 30 Cornus songur'l es 'Midwin1er Fi'e'

Hyl 26 Hydrongeo orborescens ' Annabelle'

lo 25 Lonicero pilea1o "Mou Green'

So 15 Sol"'purpvreo 'Nono·

Perennials

Agopon1hus ofricons

Al 36 Al ium gigon1eum "Globemoster·

~ 18 ~ti/be~ Arendsii 'Hyoc r'l lh'

Echinoceapvrpvreo

Eu 65 Euphoroio chorocicn vOI. wullenii

Ey 22 Eryng;umbovrgo1ii

Lo 60 Lovondvloonguslifoi o ' Roseo '

Nel 215 Nepeto 'Si) H~II Gionl

Common Nome

Vine Maple

Autumn Blaze Maple

Paperbork Maple

Wedding Coke Tree

Serbian Spruce

Columnor Narwov Maple

Common Boxwood

Blood twig Dogwood

SmoothHydrongeo

Prive1Honeysuckle

Alriconlity

Ornomentol Onion

Folse Spi'eo "Hyocinlh"

PurpleConeHower

Medi terioneon Spurge

Medi terioneon Seo Ho~y

RoseEngi lhlovender

Col mint Six Hils Giont

Sedum 'Autumn Joy·

Size

2.5mnt. B&B

10cmc:ol, B&B

6c:mc:ol.B&B

6cmcol. B&B

2.Smht

Bc:mc:ol. B&B

7c:mc:ol .. B&B

112pot. 12"o.c:.

•5pot.48"o.c: .

n3 po!. 30" o.c: .

#3po!.36"o.c: .

n2po1.30"o.c:.

)

I Q : )

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0 ::,:'"'-'- ) ~ ~ 1' 1r2po1.1e··o.c . ~

::::::::::::· 7 qAP

)

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Fl po1.12"o.c

#2 pol. 1e·· o.c

'2 po, '8"oc :

__, w > ~

1r2po1.24'"o.c . 0 ( J~ ~I - - / - ,,.

;~:~~;~~::::=:•G,oo ~I~~i ))) Gqv._,~•A,-)P'~j" S~ :j\ ,o;~ - J •• Groundcovers/Vines

Co 70 Corexo1himensil'Evergold

De 31 De1chompsio cesp;1010 'Goldtou

Ho 46 Hokonechtoo macro· Aureofo '

Ho 40 Ho110 lord,Ono 'Hod1pon's Blue '

Maiden Gross 'CoKode' ~5 po1.60"o.c . .------~~

Maiden Gross F5 pol. 60'" o.c

St 195 S1ipo1enuissimo MexOCon Feather G,ou ~2 pol. 24'" o.c

.__ __ '_'°_'_°'_"_''°_"'_'°_'a_m_;=_"_G_'"_'_"'_""_'"_,_'°_p_o"_"_"_P~-•-•--=, l~•-•_po_,.,_-- ,_-' _ _,) 1: GGAP:' I:

S01L DEPTH NOTE:

Top of Woll heights ore typically 30" above FFE, with varying depth of drainage 1oyer below FFE (according to architectural slob slopes). To occomodote a ) I I minimum of 36" soil depth and ensure full coverage of tree rootbolls, the drainage layer is reduced by 6" at the tree rootballs (see L405.3 / Ld -02). ) I I

I I Please no te that soil volumes are maximized wherever possible (with the ideal volume being 10cb.m per individual tree). However, considering that (a) many trees have shared soil volumes, and (b) the programmatic function of the Amenity spaces also requires certain minimum provisions; the overage soil volumes for Individual trees is about 75% this target.

Please note that we feel: (a) the volumes provided on stab are not atypical of volumes provided on similar projects, (b} the volumes provided wil allow of mature growth of trees, that Is lo soy maturity up to about 75% of the species potential growth. Offsite trees will have substantially more soil depth & soil volume to allow for 100% maturity in specimens. Shrub planting also has more than ideal volumes. (c) additionally, from a level of comfort for users of the space, we do not want canopy growth to entirely shade areas. To that effect, with respect to BMPs for sustainability regard ing solar gain & comfort, our preference for trees is desciduous species. Coniferous species, ore not preferred, but have been added per City request in strategic locations where applicable.

I ' I /'~ ,~l I I ~~'), '... @c ~( @!J I I , ~ ~~'-'l,,~

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L--------------------------------------------------------- - ~ LEVEL 1 LEVEL 1

MATCH LINE

NORTH

11 JulJl , 2020 10 Jun 19. 2020 09 Apr 29. 2020

08 Feb 21. 2020

07 Dec 11 , 2019

06 Aug 30. 2019

05 Moy 03, 2019 o, April OS. 2019

03 Jon25. 2019

02 Oct 30. 2018

01 Moy 03, 2018

no.: I dote:

Revisions:

Re- Issued 101 OP

Re-Issued tor DP Re-Issued !or DP Issued 101 Te nder Issued for BP

Issued for Tender Issued for sm Progess

Issued for 25% Progress

Re-Issued for DP

Issued for DP Issued for Rezoning

lilem:

~

g. Duran1£<Kr£<ul<L1d ii: 102 · 1637West51hAvenue :;:, Vancouver BC V6J 1 N5

" ~ft 6()4 6&l 1\6 11 ...,i- i 601\6840577 MWJ.dklb::.'3

Project:

LUXE No.3 Road, Richmond

Drown by: JBT

Checked by: PK

Dote: July17.20l7

Scale: 1/16" : 1·--0·

Drawing Title:

Landscape Planting Plan

DP 18-829141 City Project No: DKLNo.:

DP 18-829141 17060

Sheet No.:

L-4.2

• S12

LIGHTING LEGEND 1~ -t-¥ KEY GRAPHIC DESCRIPTION COUNT I

I tt 16 I NOTE :

+ • City / Clvil to Specify Stree!

3 I Lighting Locations & Details r--

106 I • Step-Lights,

I ~ 18" Above FFE, Typ.

30 I • Stoked Spot-Light, In Grode + I ~ Integrated Uplight, Tree Grates 28 I~ ~

Rope Lights, 65 Im I • 11 I I I I 1\ Fixed to Furnishing

I Woll-Mounted Downlight, Per Arch I • ..L'.:{_ (Confirm Location w/ Arch) +

I 12 Mount Exterior Trellis Columns

I

G Statues & r:,,7 Trellis -

I Specimen

L:J Design 18D

I Trees

.,,

NOTE:

Indicative Design Only. 1 S T otions/ Pholometrics/Final Spacing Refer to Electrical for Produc peci ic

l I '·- ' .~y ~ . I

I I

•S13 • S13

--r .. I

.I. , • ~ ; __ no·_,iiffi, •. s_·_n __ !_ ( ,~:i:_c ~g; tJ t tJ

AG AG AG AG

D

i:,.POf

<:i,_ c iac

D f

-o- ....

---ST3 •S13

-S11 -sr

pr=p ~~~~~~7111 AF

I AF

I

II AF

}' i

~fl ·:i cc cb

-- ------ -- --- ----c~

•S13 ,513

-- MA1CHLINE

NORTH

11 Jul 31, 2020 Re- Issued lor DP 10 Jun 19. 2020 Re-Issued fa DP 09 Apr 29. 2020 Re-Issued for DP 08 Feb 2l . 2020 lssued forTender 07 Dec 11. 2019 Issued for BP

06 Aug 30. 2019 Issued for Tender

05 Moy03. 2019 Issued for 50%Progess

04 April05. 2019 Issued for 25% Progess

03 Jon 25. 2019 Re-Issued for DP

02 Oct 30. 2018 lssued for DP

01 Moy 03. 2018 Issued !or Rezoning

no.: I dote: l i1em:

Revisions

o. DuranteKreu, Lid.

~

=i l02·1637West 51hAvenue ~ Vancouver BC V6J 1 N5 ii'

......... ~ 1 604 684 '1611 "-li- 16()1168'10577

i·,v,~;.dkl.OC.ca

Project·

LUXE No.3 Road, Richmond

Drown by: JBT

Checked by: PK

Dote: July 17. 2017

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

Drawing Title:

Landscape Lighting Plan

DP 18-829141 City Project No.: DKLNo.:

DP 18-829141 17060

Sheet No.:

L-4.3

· -. ·.

l , .1m 15m 2m I 5.7m I ,..__, -----,(---,f------ ,i-t----~1

NEW ROAD Lown Blvd. City ROW Retail Sidewalk w/ Special Paving of Commuting S/W lobby Entries

1 a - NEW ROAD TYPICAL STREETSCAPE

COMMUNITY SPACE SPILLOUT

1.5m

LANSDOWN ROAD Lown Blvd.

Jm

Asphalt Bike Poth c/ w Markings

2 - LANSDOWNE ROAD STREETSCAPE TYPICAL

(Furnishing Zone p opulated by Strata)

Im 1 Rumble 1

Strip City ROW

Commuting S/ W

:::::::::::::::::::::

4m

Reta il Sidewalk w/ Special Paving ct lobby Entries c /w Bike Parking

2m 1.5m 1.9m

City ROW Lown Blvd. Separated Asphalt Bik~ Commuting S/ W Poth c / w Markings

1 b - NO 3 ROAD TYPICAL STREETSCAPE

TOWNHOUSE AND TOWER OUTDOOR AMENITY

Public Pork w/ Social Seating below Tree Bosque (In Soil Cell)

c / w Area Lighting

(Covered) Plaza at CRU w/ Bike Parking

PROPOSED STREETSCAPE W/ COMMUTING & COMMERCIAL WALKWAYS AND PARK

NO3 ROAD 11 JulJl , 2020 Re-lssuedlorDP 10 Jun 19. 2020 Re-Issued for DP 09 Apr 29 . 2020 Re-Issued for DP 08 Feb 21 . 2020 Issued for Tender 07 Dec 11 . 2019 Issued for BP 06 Aug 30, 2019 Issued for Tender 05 Moy 03, 2019 Issued !or 50% Progress 0;1 Ap1il 05. 2019 Issued for 25% Progress

03 Jon25. 2019 Re-lssued forDP

02 Oct 30. 2018 Issued for DP 0 l Moy 03. 2018 Issued for Rezoning

no.: I dote· I item:

Revisions:

Ourante Kreuk Ud 102 -163 7Wes151hAvenue Vancouver8CV6J 1N5

Project:

LUXE

1604 684 4611 t 60468.:0577 w•1...-1.~ l.bcCi1

No.3 Road, Richmond

CKownby: JBT

Checked by PK

Dote: July 17, 2017

Scale: 1:50

CKo'Ning litle:

Landscape Ground Level Sections

DP 18-829141 City Project No.: DKLNo.:

DP 18-829141 17060

Sheet No.:

L-4.4.1

::::: :: : :: : : ::: :::::

LANSOOWN ROAD

-l, 1.5m lm lm 2.7m 6.8m 3.5m 1.lm I Lawn Blvd. ~(,---A-,p- h_a _llB- ;k_e_P_al-h- ----,1,~ ,-u-m-bl-e ,r-, - - C- l_ty_R_O_W _ _ _,,.. ______ P_ub_H_c _Pa- ,k- w_ /_S_ac- ta- t-Se_a_O_ng---------,i,--t-- (C_ a_v_e,_e _d)_P_la-,a- a_t_~l'--lo-b-by_ E_n--,/-hy

c / w Markings Strip Commuting S/ W below Tree Bosque (In Soll Cell) CRU w/ Bike Parking c /w Area lighting

3 - LANSDOWNE ROAD STREETSCAPE AT PLAZA

PROPOSED STREETSCAPE W/ SOCIAL SEATING AND AREA LIGHTING AT PLAZAS

1.2m

Walkway 1

/ Guardrail

7m

Outdoor Lounge & Outdoor Dining w/ Screening from Office/ Res Beyond

5 - OUTDOOR LOUNGE AT CENTRAL AMENITY

DINING TABLES AND SOCIAL SEATING

1.Bm

Gym Splllout/ Yoga/ Flexible Cooldown Walkway Walkway Space/ Seating & Pool Beyond

7 - GYM COOLDOWN & KIDS PLAY

RUBBERIZED YOGA & PLA YSPACES W / LAWN

B.Sm

Kid 's Ploy w/ Multi -faceted Ploy Structure & Raised Platform c / w Rubberized Surface &

Sodded Play Lown Beyond

Exit Stairs

11 10 09 08 07

Jul31 . 2020 Jun 19. 2020 Apr 29. 2020 Feb 21 . 2020 Dec 11 . 2019

Re-Issued 101 OP Re-Issued 101 DP Re-Issued 101 DP Issued for Tender tssued fo , BP

06 05 04 03 02

Avg~. 2019 Moy 03, 2019

April05. 2019

Jon25. 2019

Oct ~ . 2016

Issued lo, Tender Issued 101 50% Progess

Issued for 25% Progess

Re-ltsuedforDP

Issued lor DP 01 Moy 03, 2016 Issued 101 Rezoning

no.: I dole: ! item:

Revk.ions:

Durante Kreuk L1d. 102· 1637West5thAveoue Vanco1.1ver BC V6J 1 N5

Project:

LUXE

t 604 684 <1611

f60dW0577 ,·.wv.-.a~Ux:t-.i

No.3 Road, Richmond

Drawn by; JBT

Check:ed by: PK

Do1e: Juty 17, 2017

Scale: 1:5:t

Drawing TIiie:

Landscape Podium Level Sections

DP 18-829141 CilyProjectNo.: DKLNo.:

DP 18-829141 17060

Sheel No.:

L-4.4.2

Outdoor Lounge & Dining

Walkway

5 - POOL AMENITY & TYPICAL CIRCULATION

LOUNGE & LAP POOLS W / CABANAS AND BAR BEYOND

2m

Private Patio Walkway

4 - URBAN RECREATION GARDENS

IOm

Lush Contemplative Gorden w/ Seating at Deck & Metal Gateways w/ feature Lighting

PRIVATE PATIOS AND LUSH GARDEN W/ SEATING GATEWAY LIGHTING

3.7m

2-Lone 25m Lop Pool

Private Patio

1.8m

Fencing &

PlontingBuffer Walkway

Outdoor Dining Area

Buffer Planting at Office Amenity

Pocket Gorden w/ Seating at Overlook

8 - POCKET GARDEN AT OUTLOOK

Walkway w/ Guordro I

OUTDOOR DINING AREA W/ BENCHES AT BUILDING EDGE

11

10 09 08 07 06 05 04 03

02

JulJl . 2020 Jun 19. 2020 Apr 29. 2020 Feb 21 . 2020 Dec 11 . 2019 AugJ0. 20I9 Moy 03, 2019

Apr~ 05. 2019 Jon25. 2019

Oct 30. 2018

Re -ls5uedforDP Re·lssued for DP Re-Issued for DP Issued for Tender Issued for BP Issued for Tender Issued for 50% Progress

Issued for 25% Progress Re..JssuedforDP

tssued !or DP 0\ Moy 03. 2018 Issued for Rezoning

no.: I dote: I item:

Revisions:

DuranteKreuk ltd 102 · 1637Wes1 51hAvenue Vancouoer BC V6J 1N5

Project:

LUXE

1 6(),169~ '1611 r 00169<1 osn \V\W,dkl.bc.ca

No.3 Road, Richmond

Drown by: JST

Checl:::ed by: Ptc

Dote: July 17. 20 17

Scale: 1:.so

D1owinglitle:

Landscape Podium Level

City Project No.:

DP 18-829141

Sheel No.:

L-4.4.3

DKlNo.:

17060

GENERAL CONCRETE WORKS NOTES: l. Al concrete de1oils shown on loncbcope drowing5 for design purp05es only. 2. Al concrete work: on slob to be built off arch. drawings. 3. Al reinforcemen1 05 shown on structurol drawings.

GENER.A.LNOTES: 1. ConHrm all "Special Tooling". Expansion Joint and Conlfol Join! Layout on si1e w/Consul1onL 2. Remove oil "'sof1 5pots·· in 5ubgrode to Consullont approval and to Specificotions Sec tion 02210. 3. Place EJ'5 at on locations where slob meets/obutts with walls or stail'5 or any "'permonenf' odjocent work not of this controcL Mox. 6m o.c. unless shown otherwise. Reier 10 Layout Pion l-1. 5. Re fer to l-1 loyout Moteriols ond Grading Pion for specific conc1ete finish treatments. "Medium Sandblast Fini5h" preferred. Tool all edges. 6. Reinforcing where shown-1 Otv\ Bar at 300mm o.c. both ways. 7. At edges. slob thickens to 150mm CIP Concrete.

Typical Control Join!: 25mm Depth Sowcut

Typical Expansion Joint

Typical Build-Up

Connrm on Site ot Time or Pour 100mm CIP Concrete Poving (Sandblast Finish) on Min. 100mm compocted of 19mm minus rood base on Compacted Void Fill (As Required) onFil1ercloth on \OOmm of 19mm dia. Drain Rock: on Droinmot/Prolectian Boord on ARCHITECTURAL BUILDUP

NOTE: .A.II Povement/ Slo!r/Woll build-ups compacte d to 9S% MP0 or as Specified. Coordinate wllhSpeclfteolions.

All Work Below Filterclolh lo be specified by Archllect ond Envelope Consullonls

® CIP Concrete On-Slob Scale: 1:10

: · <~·-. ~, - Raised CIP Concrete Planter Wal (Reier to Pion) ' ' fill 300mm gap between edge of planter and

edge o f building focode w/ Decorative River Rock

150mm of dar1<: decorative river rock. on 7 5mm or 38mm grovel, on ARCHITECTURAL ASSEMBLY

Ld-o4 Typical Decorati ve Drip Strip (at Patios} Ll.2 Scale: 1:10

WOOD NOTES: "(EXOTIC HARDWOOD: EHW)

Note: All Work Below Fillerclolh to be specified by Architect and Envelope ConsUllonls

1. END SEALING: All cut ends of EHW decking 1o be treated with end groin ~alon! within 24 hours of cutting. Do Nol apply end groin sealant to surface of decking. Seolont to be wiped off surface of deck boards immediotly. 2. CUTTING AND DRILLING: D.Je to the hard nature al EHW"s premium carbide lipped sow blodes to be used for culling. Use Brad point drill bits or fostner bits to provide cleaner hales. 3. FASTERNERS; Use only 305 or higher grade stainless steel fas teners to fasten EHW boards. Pre-drilling is required. Pre-drill all holes with oppropriotly sized dril l bit IOf your screw size.

Provide shop drawings.

I FINISHED GRADE

12mm die. galvanized anchor boll assembly (300mm long) Spaced 60mm o.c.

Ld-07 low- Profile Decking Detail L1 .2 Scale: 1: 10

ADJACENT VARIES; REFERTOPL.A.N

GENERAL NOTES: 1. Cut all pavel'5 as required to maintain pottem/loyou1 as shown on Plans 2. Povers lo be cut with Concrete Stone Saw. no guillotrle cuts will be allowed 3. All GROUND LEVEL paver joinh to be fi led with polymeric sand. 4. Fillercloth 1o wrap up all sides to within 3/4" from paver finished grade.

Concrete Unit Poven (Rerer lo ll .0 l egend for Sizes & Finishes) on 25mm Sand laying bed with w/ Polymeric Send Joint Fill on Filtercloth on 75mm ot 19mm minus free draining road base c/w NILEX Biaxial Geagrid centred in rood base (l .97m/6.48' Min. either slde of Edge o f Slab] on 75mm ot 19mm minus free draining road base on Fil terdath on Compacted Scarified Subgrode / ARCHITECTURAL ASSEMBLY

Pcvers Spanning On-Off Slab (Ground Level)

600 )( 600 )( 50mm Concrete Slobs. on Cleor grovel. on ARCHITECTURAL BUILDUP

125mm of decomosed stone crush • on 75mm (typ) of 19mm clear grovel (washed to be free draining). on ARCHITECTURAL BUllDUP

Ld-OS Stepstones in Stone Crush Gravel ct Dog Run Ll.2 Scale: 1:10

38mm )( 139mm!PE Deck Boards on SQ:,;150mm Pressure T1eated Sleepers on Plastic Spacer on 200mm C.I.P. cone. curb 160Clmm a.c.) on Flltercloth on ARCHITECTURAL BUILDUP

FUlwilh12mm clear crushed g,avel lo lop of sleeper

Surface drain care drill cent1ed in paver unit (Reier to Mech.). Set 1 /8" below paver.

.A.JI Work Below Fillerclolh to be specified by Architect and Envelope Consullonls

Pre-tobricated Plastic/Metal FeatlKe (ULTRAPLAY 'Bark Pan: Fire Hyd1onf)

td-06 w/ Hydrant Fountain Feature ll.2

ld-03 Ll.2

I Cooc,ele Uoll Po,e,s (Reier lo L 1.0 legend for Siles & RnJshes) on 25mm 9mm clear rock chips onFillerclolch on 100mm mln. o f 19mm clear drain rock (Depth 1o increase to suit slope of Arch Slob.) on ARCHITECTURAL ASSEMBl y

Bi-Level Drain cored & cen1red in pover unit & lied 1n 10 slob dro1n [Reier to Arch/Mech.) Se1 1/ 8'" below paver.

Typical Concrete Unit Pavers on Gravel On-Slab (Level 2) Scale: 1:10

GENERAL NOTES: 1. No joints on Upper levels to be filled wilh sand. 2. Filterclolh ta wrap up oll sides 1o within 3/4'" from paver finished g rode. 3. Contractor's Nole: Far product and company inlo!armotion visit www.BELGARD.com

All Work Below Filtercloth lo be specified byAfchlled ond Envelope Consullonts

r ' I I

+----- Grind off top of Pre-fabricated ULTRAPLAY 'Baik Pak Fi,e Hydrant' to occept !lush mounting of water fi)(ture ollochmenl.

<>-'+---''!<--- Countersunk je1-fiting (Hush ot top of feature) PEM 252 - 1/ 4" 3-lier fountain head (51mm 0 .0 .) (Cl)'stol f ountoins.co)

25mm dia. Min. sleeve woter inlet & condui1 Hvough fu~ height of Hydrant.

19mm dia. Sch. SO PVC Wa ter supply f 10 gpm). with conduit as per Monuroc turer· specifications

SPRAY FOUNTAIN DETAIL

Ttveaded Rod Se1 into Cancre1e Footing Caordinale Rod with Bench

Hilli / Anchor bolt connection into C.1.P

GENERAL NOTES: 1. Re!er to Materials legend for Specified Sile Furnishings 2. Refer to and prefer Monufacture(s lnstollotion Specifications where applicable

PLAN VIEW

Ld -Ol Typical Site Furniture Attachment (Refer to Manufacturer's Specs} Ll.1 Scale: 1:10

11

10 09 08 07

JulJ0. 2020 Jun 19. 2020 Apr 29 . 2020

Feb 21 . 2020 Dec 11 . 2019

Re-Issued for OP Re-Issued for DP Re-Issued for DP

Issued for Tender Issued for BP

06 05 o, 03

Aug JO. 2019 May 03. 2019

April OS. 2019

Jon25. 2019

Issued for Tender Issued for 50% Progress

lssued for 25% Progress

Re-Issued for DP

02 Oct 30. 2018 Issued for DP 01 May 03. 2018 Issued for Rezoning

no.: I dote: I item:

Revisions:

Durante Kreu~ L1d 102 - 1637West5!hAvenue Vancouver BC V6J 1N5

Project:

LUXE

1 604 68.:l 4611 l 604 684 0577 u,·.wd~l.b:.ca

No.3 Road, Richmond

Drown by: JBT

Checked by: PK

Date: Julyl7.2017

Scale: 1:10

Drawingntle:

Landscape Hardscape Details

DP 18-829141

Sheet No.:

L-4.5.1

17060

®

n

0 .

-

Ar--[[ffl]

*

Ld-01 ll .1

'BBQ' Bike Rock I by mmcite Scale: NTS

CANOPUS

e the world securely.r~a~a~~=~~eds S!eryand manage ars, lhesens~o II icalgrowth. Th ama>og Caoo," "!::!:,'::;,~, o, ~:;•:,:,:.,. ':;:.'.',:;,";:~",;." •;i<arooed

bo:y mo~o:::.'~'.~',":".""•:•;;::,:, Tho~:::::::::,, •••i•m:~~'r:",,.,. , ~"":,.;,. '" ,,.,,~ c~':'!:,,m, ,ac,11 ;:,':;'.,.,.,. • ""~:~:O,m•s,,""';'.· ;;;• :;:.:iogacM:::::~,'.""""·"'•~:';:," ,moo•:::~::; •• ,, Thi"""" ' ::::~;:;;~;~~:,:::::;~:•::':,';:; • .,, "'"" l'ed b y Reclec lndush_ie_s s~illsandma b Kempon, Supp I Pre-fob Ploy Equipm ent I y Scale: NTS

AtlWOfkBelow

:1~:c!;':cifled byA,ch!lecl and Envelope Consultants

Size Optio ns:

,g .. -It

"'

19mm clear crush

~~o~rr~~Ku~stond extend grovel to connect to perrniter drainage.

Nole: A!!Work8elow

:1~~c~;

1:clfied by

Architect and Envelope Consultants

:-1E

ct=D

llemno. GXY961012-3717

General Product •;:~;~•;~~;.x 10.3. OimensrJnsl>Ml,o,,I 5-12 Age Group

Play Capacity

Color Options

,.

• • • • • ~ h; r;

~ 0 ~ 0

,.o Fto

r­\

SUP~:merciol Me1ol Plonle15 CJ c3plonel5.COm

www. t· Shoun D"Souzo I +604-828-61 44 Contoc ·

i '· L\

...--. ~\_;..

'f , :--:,,,-~

Ensure fun co~~~~I& between roo growing medium

AIIWark8elow

i!'~~c~~=clfled by Archr lect and Envelope Consullonls

. . On-Slob / In-Planter Typical Shrub Planting Scale: 1:10

----........

\

11 Jul 30, 2020 10 Jun 19. 2020 09 Apr 29. 2020

08 ~~~ ~\. ;~~

Re -lssued lo1DP Re-Issued for DP Re-Issued for DP Issued for Tender Issued for BP 6: Aug30, 20l9

OS Moy 03, 2019

o, AJ:~il~~-~~l:

Issued :~: ~~di~gess :::~=~ for 25% Progress

03

02 ~~~-~\~ 0 1

Re-hsued for DP

Issued for DP Issued for Rezoning

Q. Durante Krete; ~tlh Avenue ~~ 102-163?BCV6

J 1N5 ~ [ Vancouver

-cl} t604684461~ l I 604 684 057, 1.,.,~_.,_cfkl.lx:.ca

Project:

LUXE No.3 Road, Richmond

Drown by:

Checked by·

Dole:

Scale:

DrowingTitle:

JBT

l: 10

Landsc_ape Planting Details Furnishing &

DP 18-82914 ~ LNo•

City Project No.:

DP 18-82914 1 17060

Sheet No.:

L-4.5.2

ADJACENT f f E VARIES REFER TO PLAN

T.O.W. VARIES REfERTOPLAN

Attach roo1boll anchoring ties/strops to clips embeded in concrete parapet wo!I.

Alternative sys!em vses soil lo loodlock driven anchors (Platipvs System)

GENERAL NOTES: 1. Drain access pipe to be installed ot every planter Drain 2. Surface drains to connecl tie in1o 100mm lvlin. grovel drainage \eyer

Extend Filteicloth and Root Barrier vp sides of plon1er wall and PVC Access Pipes l SO Min. post bottom of soil. Tope in place with Tvck Tope.

Perloroled Drain Access Pipe 300mm dio. PVC Pipe with PVC 0.-oin Cop ftvsh with Mvlch. Point cop block. Set drain access pipe 25mm into grovel drainage !eyer and cvt grooves into bot1om o f pipe to ensuie free flow at waterproofing level.

Ld -0 1 Ll.2

Typica l Tree Planting Deta il On-Slab Typical Drain Access Pipe in Planting & Lown Scale: 1:10

OPTIONAL

Architectural Slob

Ld-o4 Breezeway Typical Sloped Planting Ll .2 Scale: 1:10

Ensure mvlch and soil level ore held bock 1o expose 100! crown

Berm vp soil in oreo of trees (Only II Rootball Requi,es)

Cut and 1emove 1op 1/Jrd of bu~op and fold wire basket down

50mm well-composted Mulch, on Min. 450mm Type II Growing Medium. on Filterclolh on 19mm rounded Drain Rock on ARCHITECTURAL ASSEMBLY (R oot Barrier to be lnslalled d irectly on waterp1oar membrane. ond Wl'opped up PlonlerWolls)

All Work Below Filtercloth lo be specified by Afchlled ond Envelope Consullonls

50mm Mulch on 762mm Min. Type II Growing Medium on Filterclothon 100mm drain rock on ARCHITECTURAL ASSEMBLY

J50mmlyp

1,_

--<c-"''--,-"-"-" -'---~+-"- 12mmChomlerontopedges

GENERAL NOTES: 1. Provide light sondblos1 finish 1o all exposed surloces o f concre1e. 2. Scuppers to be installed where in-planter drains ore no1 provided. 3. Surloce drains to connect tie into min 100mm gavel drainage layer. 4. Refer to Architectural for typical waterproofing build-ups S. Ensure free flow from grovel drainage layer to slob drain

- WollMoun1edMin. lP66 Ou tdoor Step-Lighting 4.0m o.c. Mm. (Refer to Electrical)

Optional Scuppers in Place of ln-PlonterDroins

P1ovide l 50mmwide Scuppers 1hrovgh Water-proofed Stor1er Curb @: 700mm o.c. to allow drainage. CIP wall to span scuppers.

Ld -03 Typica l CIP Concrete Plante r on Starter Curb (Optional Sc uppers) Ll .2 Scale: 1:10

50mm well-composted Mulch. on Typicol 4S0mm Type Ill Growing Medium (with Oplional Nile• Envirogrid Geo-cells]. on Bocldilled. uncompocted Soil. on Filte1cloth (Wrapped vp Sides of Planter & Toped) . on 19mm rounded drain rock on Void Fill (As Required) on ARCHITECTURAL ASSEMBLY

BocldilledSoil OR Void Fill

Backfilled Soil OR Void Fil

Architectvrol Slob

50mm well-composted Mulch, on Typicol 762mm Type UI Growing Medium. on Backfilled. uncompocted Solt on Filtercloth. on 19mm rounded drain rock on Void Fill (As Required) on ARCHITECTURAL ASSEMBLY

11

JO 09 08 07

Jul 30, 2020 Jvn \9. 2020 Apr 29. 2020 Feb 21. 2020 Dec 11.2019

Re -Issued for DP Re•lssved for DP Re-Issued !or DP Issued for Tender Issued for BP

06 05 04 03

Aug 30, 2019 Moy 03, 2019

April 05. 2019 Jon 25. 2019

Issued for Tender Issued for 50% Progress

Issued !or 25% Progress Re-Issued for DP

02 Oct 30. 2018 Issued for DP 01 Moy 03. 2018 Issued for Rezoning

no.: I dote I item:

Revisions:

~ g. Duran1eKreu~ Lld. ~ 10:! - 1637Wes151hAvenue :::i Vancouver BC V6J 1 NS • ......... i t 60A68AA61t

'-"i, f 60168A0577 ,·,..wv.dld.t,,:.ca

Project:

LUXE No.3 Road, Richmond

Drown by: JBT

Checked by: Ptc

Dote: July 17. 2017

Scale: l:10

0.-owingTille:

Landscape Planting Details

DP 18-829141 City Project No.: DICLNo.:

DP 18-829 141 17060

Sheet No.:

L-4.5.3

Stainless Steel Roll (Re!er to Pool Consvl1on1 Drawings) I

250x250mm 'AEXTERA 20mm' Porcelain Povers 'Flexl_New: Posa Parallela' r?\" Cover Trim Piece

600x900mm 'AEXTERA 20mm' Porcelo ln Pavers on 12mm Mortar Bed & 6mm Jointing. on 100mm Floating CIP Concre!e Slab . on

Typical Expansion Join1 in Concre1e Slab

100mm Min. ot 19mm clear-crush free-dronr1g oggrego1e. on ARCHITECTURAL ASSEMBLY ~ Transfer 6eom/Socrificiol Slobs

ld-01 Ll .2

W DD D

Membrane Drain set-in Floating CIP C oncre1e Slob

LOOK

STO N E LOOK

NUACi ClOYf ,,,,,w ,:.,- ;, u

Porcelain Po vers on Mortar ct Pool Deck Scale: 1:10

I

I I I I I 11 I I

I I I

I I I

I

I I SLOPE All PERIMETER DECK TILES TOWARDS DRAIN CHANNEL

\': t i i I I I I I ·'· ·-:'._=-~.:

!,l!~) ~ H+ 1-fj f{{DRAINAGE TILES W/ SLOPING DRAIN CHANNEL BELOW TO C .B. :~

EE:

l'1~t r,- I I I I I I I I I I i::,:::

SLOPE All INTERIOR DECK TILES AWAY FROM POOL

I (2% MIN 14% MAX)

I I

I ....

. · --

I t -H

t I

I ·.· I 'XGRIP' TILES AT All POOL EDGES & STEPS

' ' ' - -. • ....

I ~ "'" . -- -

;;:jj;' -

i -

;;,w -

/·;.:{<. I -

- I

:::;i::: .. I ~ - ·-,__ -

/· /-;:\ 'XGRIP' TILES AT All POOL EDGES & STEPS

~ 11 I I I I I I I I

I I POOL WALL/ FLOOR TILES I I I I I

ld-o2 Trim Pieces at Pool Edge & Steps ll.2 Scale: 1:25

II

I

300X60Cmm 'AEXTERA 2Q-nrn' Porcelain Povers 'X- Grip Round Edge' of Siok & Pool Edges

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POOL WALL/ FLOOR TILES

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EXP~SIONJOINTTO ENGINEER'S DETAlLS DESIGN

DOCUMENTS

~NECESSARY TO ENSURE MINIMUM DIMENSIONS SI-IOWN ARE SUITABLE FOR EUSTING GROUND CONDITIONS. ENG/NEERING AD\' /CE MAY BE RE OU/RED.

2 ~11;1:i~~~;CRETE STRENGTH OF -.000 PSI IS RECOMMENDED CONCRETE SI-IOULD BE VIBRATED TO ELIMINATE

3 EXPANSION ANO CONTRACTION CONTRO!. JOINTS ANO REINFORCEMENT ARE RECOMMENDED TO PROTECT CH.o.NNEL AND CONCRETE SURROUND. E/VGINEERING ADl'ICE MAY BE RE OU/RED

: ~~!~~~~~A~~~EHLlg:N~~~ ~~~~~~,~~~~i:ii~~~.~!::~:s-:NRi:E~!-1~~m:J~~v~~H:ET~:o~RTEHi ;;ANNEL EDGE

DETERMINE PROPER LOAD CLASS 6 REFERTOACO"SLATESTINSTALLATION INSTRUCTIONSFORFURTHERDETAIL S

MEMBRANE DRAIN W/H100-1 0 - LOAD CLASS: A

SPECIFICATION CLAUSE

MEMBRANE DRA!N • LOAD CLASS A

~FACEDRAINAGESYSTEMSI-IALLBE POLYMERCONCRETEi-1100-10 CI-IANNELSYSTEM Will-I MEMBRAIN ORA.IN TOP ADAPTOR AS MANUFACTURED SY ACO POLYMER PRODUCTS. INC

AUTERIALS l-l\ 00·10Ct-!ANNELSSI-IALL BEMANUFACTIJREDFROM PO!. YE STER RESIN POLYMER CONCRETE. MINIMUM PROPERTIES OF PO!.YMER CONCRETE Will. BE AS FOLLOWS COMPRESSI VE STRENGTH 1-.000 PSI FLE.IIURALSTRENGTI-I - .OOO PSI TENSILESTRENGTI-I· WATCl1ABSORPTION FROSTPROOF

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(\98mm) OVERALL 1-lEIGl-ll

TI-IECOMPI.ElEORAINAGESYSTEMSI-IALl. 9E8Y ACO POLYMER PROOIJCTS, INC AJ,IY DEV!ATION OR PARTIALSYSTEMDESIGNANOIORIMPROPER INSTALLATIONWILL VOIDAJ,1YAJ,1DALL WARRANTIES PROVIDED BY ACO POLYMER PROOUCTS. INC

CI-IANNEL SI-IALl. WITHSTAND LOADING TO PROPER LOADCLASSASOUTl.lNEDSYEN \433 GR ATE TYPE SHAU. 8E APPROPR!ATE TO MEET Tl-IE SYSTEM LOAD CLASSSPECIFIEO ANOINTENDEOAPPLICATION GRATES SHALL BE SECURED USING "OUICKLOK' BOL nESS LOCKING SYSTEM CHANNEL AND GRATE SHALl.BECERTIFIEOTO MEETTHESPECIFIEDEN 1433LOAOCLA S5. THESYSTEMSHAlL 8E INSTALLED IN ACCORDANCE Will-I THE MANUFACTURER"S INSTRUCTIONS AND RECOMMENDATIONS

ACO Polymer Products, Inc.

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INSTALLATION DRAWING -ACO DRAIN Fa .. ~zo.i1-9s99

9'70 Pu,..: ..... Or. Monl<><. DHU060 Tol«0--639--7230 Fo, 44[).63!!-7235

• 21 1PloHa,,l lsd Fan MM. SC2970& T• I. U o-639--7230 Fa, .803-802-1 063

Ohio Tel 800-543.4764 www.acousa.com South Carolina Tel : 600-543-4764

Ld-OJ ACO Drainage Channe l at Pool Perimeter Ll .2 Scale: 1:10

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21

11

10 09 08 07

Jul 30, 2020 Jun 19. 2020 Apr 29. 2020

Feb 21. 2020 Dec 11. 2019

Re• lssuedlorDP Re-Issued for DP Re-Issued for DP Issued for Tender Issued for SP

06 05 04 03 02

Aug 30. 2019 Moy 03. 2019 AprilOS. 2019

Jon 25. 2019

Oct 30. 2018

Issued for Tender Issued for 50% Progress

Issued for 25% Progress Re-lS5ued for DP

Issued for DP 01 Moy 03. 2016 Issued for Rezoning

no.: I dole: li1em:

Revisions

~

O. Ourante Kreuk ltd ~ 102 · 1637Wes151h Avenue :, Vancouve r BC V6J 1 N5 ii'

........ [ 1604684461 1

..., !i- t 604684 0577 w,w,d~• OC .rn

Project

LUXE No.3 Road, Richmond

Drawn by: JBT

Checked by: PK

Dote: Jutyl7. 20l7

Scale: 1:10

Drawing Ti t le:

Landscape Pool Details

DP 18-829141 City Project No.: DKLNo.:

DP 18-829 141 17060

Shee1 No.:

L-4.5.4

E E

:li

3000mm

949mm 949mm . E , __ _ LJ

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PLAN VIEW

Ld-0l Feature Tree Wood Seating Platform (of Kid's Ploy} ll .2 Scale: 1:10

Frame/Notch Curved CIP Concrete Walto a llow for 1QO,c100jois1

Outline of (Nominol 4:,,:4") 100>:lOOmm Pressure Treated Joists below (long dashed line)

(Norn. 2x6"") 38x89mm lpe EHW decking Foslened to joists from underside w/ 6mm wood screw Cut ends to match cuNe of concrete. Overhang concrete 25mm Typical

Outline o f CIP Conrete Woll below (short dashed line)

Outline of 150mm dio. Sonotube Concre1e Pier !or joist support lshor1 dashed line)

6mm R nosing

DETAIL OF IPE" WOOD CLIP INSTALL

9mm thk. Galvanized Brockel [1o tallow wall). fastened & epoxy set into 150mm CIP Concrete Woll w/ \2mm Threaded Anchor Bolt assembly (300mm long) c/w nut & washer countersunk in 38•89mm lpe EHW decking. and covered with wood plug

(Refer lo structural for rebor)

Clips (Refer 1o Manufocuturer Accessories & Installation Details)

9mm thk. Galvanized Brocket (to follow wall) . fastened & epoxy set into 150mm CIP Conc1ete Woll w/ 12mm Threaded Anchor Bolt assembly (300mm long) c/w nut & washer countersunk in 38x89mm lpe EHW decking. and covered with wood plug

SECTION A-A

SECTION B-B

Provide shop drawings.

WOOO NOTES: 0 (EXOTIC HAROWOOO: EHW)

1. END SEALING : All cut ends of EHW decking to be treated wilh end groin sealant within 24 hol.Jf5 of culling. Do Nol apply end gain sealon11o surface of decking. Sealant to be wiped olf surface of deck boards immediotly. 2. CUTTING AND DRILLING: Due lo the hard nature of EHW"s premium carbide tipped sow b!odes to be used for cutting. Use Brod point drill bits or fos1ner Dis 1o provide cleaner holes. 3. FASTERNERS; Use only 305 or higher grade stainless steel fos1eners to fasten EHW boards. Pre-drilling is required. Pre-driD a ll holes wi!h oppropriotly sized drill bit for your screw size.

METAL NOTES: 1. Submit Sealed / Engineered shop dawings for review and approval for all metalwork prior to fabrication and in accordance wilh specification section 05 50 00. 2. Confirm all dimensions on site. W.Odify shop drawings os requi"ed 1o maintain design intent. 3. Metal brackets ae to be galvanized mild steel. 4. A l me tal components to be cut or drilled. all weld faces ground smooth prior to galvanizing 5. Galvanized metal work Azemblies 1o be all-weld construc1ion. 8. A~ fastening hardware 1o be stainless steel unless otherwise noted.

50mm well-composted Mulch on 711 mm Min. Type Iii Growing Medium on Filterclothon 19mm rounded drain rock on ARCHITECTURAL ASSEMBLY

9mm thk. Galvanized Brocket on I 00• lOOmm Pressure Treated Joists. fastened and epoxy set into \ 50mm CIP Concre!e Sonotube Piers w/ 12mm Threaded Anchor Boll (300mm long) c/w nu1 & washer countersunk in 38x89mm lpe EHW decking and covered with wood plug

Decking foslened wilh lpe Wood Clips (os per monufoc1urers accessories & installation details) 1 OOxl 00mm Pressure Treated Joists. w/ 9mm thk. Rubber Spacer

11

JO 09 08 07

Jul 30. 2020 Jun 19. 2020 Apr 29. 2020 Feb 21. 2020 Dec 11. 2019

Re-Issued 101 OP Re-Issued lot DP Re-Issued for DP Issued for Tender Issued for SP

06 05 04

03 02

Aug 30. 2019 May03. 2019

April 05. 2019 Jon 25. 2019

Oct 30. 201B

Issued for Tender Issued for 50% Progress

Issued for 25% Progress Re-Issued for DP

Issued for DP 01 Moy 03. 2018 Issued for Rezoning

no.: I dote: I item:

Revisions:

D .. ranteKre.,;. Lid. 102 - 1637West 51hAven"e Vam;o.,ver BC V6J 1 N5

Project:

LUXE

t 604 684 46 1 l f 6046Bt.0577 ,w"·,.d~l.bc.ca

No.3 Road, Richmond

Drown by: JBT

Checked by:

Dole: July 17. 2017

Scale: 1:10

Drawing Title:

Landscape Custom Play Details

DP 18-829141 City Project No.: DKLNo.:

DP 18-829141 17060

Sheet No.:

L-4.6.1

Double-action

1#~-----~- -~j

Double -action ----~ spring door hinge

PLAN VIEW

A 2··x2s ___ -.Clllr;=======t====:::;i

Powder"Cooted aluminum post

2·· xZ'Post ----

2"x3/ 4'" Roil ----+-Hi ,4 1/Z"

13 7/8"

ld-0l 3'-6" Height Metal Fence (Woll Mounted) Ll.2 Scale: 1:10

GENERAi NOIES· 1. Submit Sealed/ Engineered shop drawings tor review and opprovol lor all metalwork:

prior to fabrication and in accordance with specification Section OS SO 00. 2. Confirm all dimensions on site. Modify as required to maintain design intent. 3. Consultant to approve oll metolworlc: o1 fabrication prior to pain! application. 4. Metal Hondrcils lo be powdercoo1 RAL ccior to match melol worl( on building. 5. Assembly to be oil-weld construction. Ensure oll weld toces ore ground smooth. 6. Metal work: other than stainless steel to be powder coated os noted. 7. Pre-fabricated fence to be installed in sections ond mechanically foslened.

Provide shop d1aw!ngs.

l

3654mm

h,-----,,-<=;,c---

2"x3/4""TopRoil

z·x 1/Z' Rcil

21/2" x3/4" Post

5/8'" sq. Piclc:ets ot 4'" o.c.

24" HI concrete planter wall

~J±',l<~~-1- 2" x 11z· Bottom Roil

SECTION A-A

GENERAL NOTES: 1. Measure on-site to determine exact dimensions of benchtop prior to fabrication. 2. Submit shop drawings for Landscape Architect review and approval prior to fabrication . 3. Wood con be eithe1 lpe or Jonah hardwood. 4. All metal componenl5 to be galvanized. All metal ports 10 be drilled prior to galvanizing. 5. Bench frames ore to be weld ond mech.connections. All we!d laces to be ground smooth. 6. All hardware 1o be galvanized unless otherwise noted. 7. Provide shop drowh g for all metal work: ond layout in pion of each segment. 8. Reinforcement drawings to be provided by Structural Engineer.

643mm

76mm wide x 9mm thick: continuous cross-frame. --t-----~­welded to steel bench angles

76mm wide x 9mm !hie:. galvanized steel bench - --,a-t-----ongles. Secured to Transfer Slob with golv. steel

hilti-bol! c/w washer and nut.

Custom Wood Cantilevered Bench

I I 38rr\m 1332mm 914mm ll32mm 3&n_m 31mm Thie: Honed Bloclc: Basalt Counter-top .

(thickness may vary based on final/ approved clodding produ7-ti"

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Ld-03 ll.2

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:: (, I ;/.-.i ' ,\ G~ -------------~ :: Ii I /J I 11 11 I I 20-nm (3/4") Ceramic Tie CloddinQ on ---+---, Ii 1 1 11 11 ,------7 II 11 I Q ! 11 Viking Professional S 11 I I 11 11 I \ 11 36"W. Built-in Grill with ProSeor I I I I 11 11 I SINGLE SINK I 11 Burner and Rotisserie I I I I OUTDO OR FRIDGE I 11 11 I (TBD) J I I #VQGl5360 I I I BELOW COUNTER I 11 11 \ '- 11 Open;ngSee 11 I I 11 LL ___ __)'>--------~,:_ -_ --:!jl Refer to Manufacturer's Specs. ~ _ _ ___ 1:- - ____ - ~- ____ ~

L 3Bmm Aluminum Subfrcme to suppor1 coun1er ond

31mm th.k Honed Block Basalt Counter-top 50mm Overhang of Countertop

PLAN VIEW

GENERAL NOTES:

19mm [3/4") Cement Boord. on 38mm (1.5"'] Aluminum Subframe

(Thickness moy vary based on final approved clodding produ':t)

ISUPPllERTILf: Ames me & Stone Burnaby Laurette Doucziech I +604.294.8453

--- VIKING Profenionol 5. 36"W. Built-in Grill w/ ProSear Burner and Rotisserie

1 Contractor lo review the BBQ Assembly Procedure prior to forming and ins!olling the BBQ base. to ensure that the installed base will meet all manufacturer specifications.

VIKING 30' Flushed Mount Stainless Steel Double Access Doors (Refer to manual !or opening size)

- S!oinles:, Sleel Drop-In Single Sink c/w Stainles:, Sleel Faucet w/ neJUble ex1endoble head (Reier to manual for opening size)

Model IIBIPT600RB (Refer to manual for opening size)

VIKING 30' Flushed Mount Stainless Steel Double Acces:, Doors (Refer lo manual for opening size]

2. Submit samples of stone with specified finishes for review and approval to landscape architect. All stone supplied by Bedrock: Groni!e [or pre-approved equal! 3. Electrical & Gos work: by Others 4. Submit Shop Drawings for approval

FRAME DETAIL

870mm 20mm Ceramic Tile Clodding (colour & sizing TBD/ID) Suggested finish: AEXTERA20 Coesor Porcelain Tile, 'Cave" Stone-look (300 x 1200 x 20mm)

3 lmm Ihle:. Honed Block: Basal! Counter-top 5()nm Overhang of Countertop

VIKING 24'" Solid Door Undercounter Stainless Steel Outdoor Refrigerator (Refer lo manual for opening sizel ,:,:\ ~

I 1! I I 1LJ_ oo d I ", I L I J 1i = 0 I ' t---

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13! 266mm 566mm :

I I ~ I I I = = = = == I = == = == -FRONT ELEVATION SECTION A-A Custom Outdoor Kitchen Assembly

Scale: 1:10

UNDERCOUNTER REFRIGERATOR

AC-.fNCT. ClAT!FlfO OUTDOOR MODEL

'

11

JO 09 08 07

Jul 30, 2020 Jun 19. 2020 Apr 29. 2020 Feb 21. 2020 Dec 1 L 2019

Re-Issued 101 DP Re-Issued for DP Re-Issued for DP Issued for Tender Issued for BP

06 05 04 03

Aug 30. 2019 May03, 2019

April 05. 2019 Jon 2S. 2019

Issued for Tender Issued for SO% Progress

Issued for 25% Progress Re-ls:.uedforDP

02 Oct 30. 2018 Issued for DP 0 1 Moy 03. 2018 Issued !or Rezoning

no.: I dote: I item:

Revisions:

~ Q. Duran!e Kreu~ Ltd ~ 10:!-1637West51h Avenue :::i Vanco~ver BCV6J 1N5 • ~ J t 60~ 66~ 4611

'-" i- f 6(),16840577 w,w. dt. l. OC .c-a

Project:

LUXE No,3 Rood, Richmond

Drawn by: JBT

Checlc:ed by· PK

Dote: July 17. 2017

Scale: l:10

Drawing Title:

Landscape Custom Furnishing &

P 1e8:~~}51 4 1 City Project No.: DKLNo.:

DP 18-829141 17060

Sheet No.:

L-4.6.2

·• •· I• jj__J± jj__J± ~ •,

--

-- ----

Q. Trellis Types (Plans Only for Reference) TYPE A: TYPE B: CABANAS OPEN TRELLIS

~ Sco le:1:10 LOCATED AT POOL DECK LOCATED AT QUIET GARDEN PARENTAL SEATING

~------- ' · · --·--·-·--i@ @i : J @

l@ , -- @1 _____ _

Ld -o2 Feature Lighting Gateway Trellis Ll.2 Sca le: 1:10

0 0 0

:@'; @': 0 I+ t

________ ____ _ ;@ ___ , @ ,

PLAN VIEW (SECTION VIEW)

HSS aluminum tube (Condui1 kv Lighting to run within) Powdetcooled w/ RAl coloUf to match architecture

I I I 20mm Ceramic Tile Cladding jcolot.lf & sizing TSO/ID) \

Suggested Anish; AEXTI:RA20 Co esor Porc:eloin me, I 'Cove' Stone-Lor (JOO x 1200 x 20mr

SECTION A-A

TYPE E: GATEWA YTRELLIS

\

LOCATED AT QUIET GARDEN ENTRIES

rr=-1

I I I I I I I I

Stainless steel rope. 4mm / 6)(7+SE dio .. - -+->+---->I no. 10820-0400

Swoged radius head end stop. no. 30869-0400

TYPE C: OPEN TRELLIS LOCATED AT OFFICE OUTDOOR WORKSPACE

PLAN VIEW (TOP VIEW)

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... ,.

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TYPE D: OPERABLE FABRIC CANOPY LOCATED AT SOUTH-EAST OUTDOOR KITCHEN

GENER AL METAL WORKS NOTES 1. Submit signed ond sealed / Engineered shop drawings !or review ond approval

for all metalwork priOI" to fabrication. 2. Confi"m all dimensions on site. /v\odlty os required to maintain design intent. 3. An metal to be hot dip galvanized. 4. Assembly to be oll-we\d construction. Ensure all weld faces ore ground smooth. 5. Consulton11o approve all metolwO((c at fobricalion prior to pain! opplicolion. 6. Finish to be powder cooled block.

11 Jul JO. 2020 10 Jun 19. 2020 09 Apr 29. 2020 08 Feb 21 . 2020 07 Dec 11 , 2019

06 Aug 30, 2019

05 Moy 03 , 2019 o, April05 . 2019

03 Jon 25. 2019

02 Oct 30. 2018 01 Moy 03. 2018

no.: I dote:

Revisions:

Project:

LUXE

Re-Issued for DP Re-Issued for DP Re-Issued for DP Issued for Tender Issued for BP Issued for Tender Issued for 50% Progress

Issued for 25% Progress Re-ls5Ued for DP

Issued for DP Issued for Rezoning

I item:

Duran1eK,euk L1d 102-1637Wes15thAvenue Vancouver BC V6J 1 N5

t 604 684 4611 I 604 68'l 0577 V/\VW.dl<l.b::: ,(3

No.3 Road, Richmond

Drown by: JBT

Checked by: p~

Dote: Jvty 17, 2017

Scale: 1:10

Drawing Title·

Landscape Custom Structure & Metalworks Details

DP 18-829141 City Project No.: DKLNo.:

DP 18-8291 41 17060

Shee t No.:

SECTION B-B L-4.6.3

METAL NOTES: 1 • Provide shop drawings for review ond approval prior to fabrication 2. Confirm all si1e dimensions and verify field condi!iom prior to fabrication. 3. All metal components ta be powdercooted to match (block). 4. Pre-drill al holes IOI tas lenings/connections prior to powdercoo1ing

Domoge to ony powdercooting will result in the metalwork: being rejected.

39W x 39L aluminum 1eclongular tube welded to -----~ 203W x 89L x 12mm Thk. plate

4. All weld carntruction urJe55 olherwise specified. All welds to be ground smooth. 5. AH fastening hardware to be stainless steel unle55 othe,wise noted

LOCATIONS OF METAL STRUCTURES REFER TO L406.3

TYPE A: CABANAS LOCATED AT POOL DECK

TYPE B: OPEN TRELLIS

Fastened lo 89W x 89L x 3650m aluminum square Beom

39W x 89L x 12mm Thk. tab welded to 39x39mm aluminum rectangular tube powdercaoted cok:lur to match RAL as noled in

Meto~ork:s Notes

89H x 548l x 38mm Thk. lpe wood s!ots Fastened to welded lob with 12mm dio

counte11unk through•boll

LOCATED AT QUIET GARDEN PARENTAL SEATING

TYPE C: OPEN TRELLIS LOCATED AT OFFICE OUTDOOR WORKSPACE

TYPED: OPERABLE FABRIC CANOPY LOCATED AT SOUTH-EAST OUTDOOR KITCHEN

TYPE E: GATEWAY TRELLIS LOCATED AT QUIET GARDEN ENTRIES

Ld•Ol Trellis Types (Dimensions for Scale Reference Only) Ll.2 Sca le:1:10

.o

--~ -:c:i·

.o

-~ _+:-,c1~conoe1e_won. • :c:J ·

25~• 25~~ 12mm1n~. metol i::>ole bOl!ect!OHOUlekeepingsJobbebw (Ctimoctot lo~tovlde Shop 0.owlng,. ~UUCTUU.l 10 Vf.lfYJ

12rrmdio. ~nc:hor6ol!

89~89mm1leelrec!ongi..fo'tube weldedto!oolini.plote Powdercooted10cone1ponding R"lcolovt(fino1Coktvt15DI

filOpeni-1gwiln8ird1-EyeG<o•el& Stobolizew/PermeobleRO MEX "RorT"f!o•D70XIG<ov9&Grit Slobolizer"

I Uf"fl pove111o becut oround stee1100,ngplote.MOrto, po•eatoH1>1ne~eeping Slob

,--,....~-----------'-f--lOost-.edlinel

Enlargement A - Typical Trellis Post & Footing Scole 1:4

- - _,

Ld·02 Trestlis Footings, Joints & Lighting Integratio n (For Reference) Ll .2 Scale: 1:10

Section 8-8 - Section al Trellis Post & Footing Scole 1:4

SEAMS:I~ ~=~t~i~:~:~;g:o~;

11:m,,gementAJ Powdercooledloconespond,ng

R.0, LColovt(MoolC()jOU<IBD)

PURUNS jQl:ob Rope S)'ltem1 10810-1600' 16mm

SiogleS trondSloirl~Sleel.o,,cnHeCl"'a! Rope c/w" I0666'Covn1e1ivn~90"€nd-Slop

Threod trro.,g!lpre-dnlednolesinjon 1,. (Reler!oMOnufoct,...er"1 Speci!1colion1&

!ns!ollotionin11rvctioo1)

an"'"''"' EOl.poc,ng

Enlargement C - Pion View ol Beams Meeting · ScoleU

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+ ±

+ ±

+ ±

+ ±

+ ±

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PURllNS jQl:ob Rope Systems ' IO!l\0-1600" 16mm

SingleSt1ondS1oinle,sSteelArcni1ecl'r.Jrol

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Rope c/w"I0666Covntersunk90"End-Slop lhreodl..-oug!l pre-drillednolesinjoi!ts

l·1.0/Ld•4SISIEJ~.O,LUX'~een "diu,toble Spo!/ Down-ti!;lMIIOrP,e-ApprovedEq.,;voleo!I

movn ledtopost Elec trkolConct\Jit!oe•1tBeombelowMnimectG<o de

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Aug 30. 2019 Moy 03, 2019

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Jan 25. 2019

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no.: I dote: I item:

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Durante Kreul< lid. 102· 1637West51hAveoue Vancouver BC V6J 1N5

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No.3 Road, Richmond

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Landscape Custom Structure & Metalworks Details

DP 18-829141 City Project No.: OKLNo.

DP 18-829141 17060

Sheet No.:

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RICHMOND, BC

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DP 18-829141

NO 3 ROAD

RICHMOND, BC

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RICHMOND, BC

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NO 3 ROAD DP 18-829141

RICHMO ND, BC

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NO 3 ROAD DP 18-829141

RICH M OND, BC

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DP 18-829141

RICHMOND, BC

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No. 3 Road

DP 18-829141

NO 3 ROAD

RICHMOND, BC

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RICHMOND, BC

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RICHMOND, BC

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DP 18-8291 41

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RICH M OND. BC

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