City of Surrey PLANNING & DEVELOPMENT REPORT File: Rezoning from RF to RM-30 Development Permit Development Variance Permit

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1 City of Surrey PLNNING & DEVELOPMENT REPORT File: Planning Report Date: July 8, 2013 PROPOSL: Rezoning from RF to RM-30 Development Permit Development Variance Permit in order to permit the development of 23 townhouse units. LOCTION: OWNERS: ZONING: OCP DESIGNTION: and 10293/ Street Randall P. Dyck Ronald J. Reid Marcus raun RF Multiple Residential

2 Staff Report to Council File: Planning & Development Report Page 2 RECOMMENDTION SUMMRY y-law Introduction and set date for Public Hearing for Rezoning. pproval t0 eliminate indoor amenity space. pproval to eliminate outdoor amenity space. pproval to draft Development Permit. pproval for Development Variance Permit to proceed to Public Notification. DEVITION FROM PLNS, POLICIES OR REGULTIONS Seeking relaxations to the RM-30 Zone to permit: o o o reduced setbacks along all lot lines; visitor parking within the required setbacks; and unenclosed tandem parking spaces. RTIONLE OF RECOMMENDTION Complies with Multiple Residential designation in the OCP. The proposed density and building form are compatible with the recently approved townhouse project to the immediate west (pplication No ). The proposed variances do not impact adjoining residential properties.

3 Staff Report to Council File: Planning & Development Report Page 3 RECOMMENDTION The Planning & Development Department recommends that: 1. a y-law be introduced to rezone the subject site from "Single Family Residential Zone (RF)" (y-law No. 000) to "Multiple Residential 30 Zone (RM-30)" (y-law No. 000) and a date be set for Public Hearing. 2. Council approve the applicant's request to eliminate the required indoor amenity space. 3. Council approve the applicant's request to eliminate the required outdoor amenity space. 4. Council authorize staff to draft Development Permit No generally in accordance with the attached drawings (ppendix II). 5. Council approve Development Variance Permit No (ppendix VI) varying the following, to proceed to Public Notification: (a) (b) (c) (d) (e) to reduce the minimum west yard setback of the RM-30 Zone from 7.5 metres (25 ft.) to 7.0 metres (23 ft.); to reduce the minimum north yard setback of the RM-30 Zone from 7.5 metres (25 ft.) to 4.5 metres (15 ft.); to reduce the minimum east yard setback of the RM-30 Zone from 7.5 metres (25 ft.) to 3.7 metres ( ft.); to reduce the minimum south yard setback of the RM-30 Zone from 7.5 metres (25 ft.) to 2.8 metres (9 ft.); to vary the parking requirements of the RM-30 Zone, to allow one visitor parking space within the required setbacks; and (f) to vary the tandem parking requirements of the RM-30 Zone to allow one (1) tandem parking space to be unenclosed for each of the 11 units with tandem parking. 6. Council instruct staff to resolve the following issues prior to final adoption: (a) (b) (c) (d) ensure that all engineering requirements and issues including restrictive covenants, dedications, and rights-of-way where necessary, are addressed to the satisfaction of the General Manager, Engineering; submission of a subdivision layout to the satisfaction of the pproving Officer; submission of a finalized tree survey and a statement regarding tree preservation to the satisfaction of the City Landscape rchitect; submission of a landscaping plan and landscaping cost estimate to the specifications and satisfaction of the Planning and Development Department;

4 Staff Report to Council File: Planning & Development Report Page 4 (e) (f) (g) (h) (i) (j) (k) (l) (m) resolution of all urban design issues to the satisfaction of the Planning and Development Department; the applicant address the concern that the development will place additional pressure on existing park facilities to the satisfaction of the General Manager, Parks, Recreation and Culture; cancellation of the existing strata plan regulating the existing duplex; removal of existing buildings and structures to the satisfaction of the Planning and Development Department; registration of a Section 219 Restrictive Covenant to specifically identify the allowable tandem parking arrangement and to prohibit the conversion of the tandem parking spaces into livable space; registration of a Section 219 Restrictive Covenant to adequately address the City s needs with respect to public art, to the satisfaction of the General Manager Parks, Recreation and Culture; the applicant adequately address the impact of no indoor amenity space; the applicant adequately address the impact of no outdoor amenity space; registration of a right-of-way for public access along the west property line to accommodate a pedestrian walkway and in the northeast corner of the property to accommodate a small public corner plaza; and (n) support of Development Variance Permit No REFERRLS Engineering: School District: The Engineering Department has no objection to the project subject to the completion of Engineering servicing requirements as outlined in ppendix III. Projected number of students from this development: 5 Elementary students at Lena Shaw Elementary School 2 Secondary students at Guildford Park Secondary School (ppendix IV) The applicant has advised that the dwelling units in this project are expected to be constructed and ready for occupancy by late 2014.

5 Staff Report to Council File: Parks, Recreation & Culture: Planning & Development Report Page 5 Parks has some concerns with respect to the pressure the project will place on existing Parks, Recreation and Culture facilities in the neighbourhood. SITE CHRCTERISTICS Existing Land Use: Single family dwelling and non-conforming stratified duplex to be removed. djacent rea: Direction Existing Use OCP Designation Existing Zone North (cross 103 venue): Four-storey apartment Multiple Residential RMC-150 building. East (cross 144 Street): Single family dwellings. Multiple Residential L.U.C. 7 (underlying zone is RF) South: Single family dwelling Urban RF and duplex. West: Townhouses. Multiple Residential CD (y-law No ) DEVELOPMENT CONSIDERTIONS Proposal The 0.44-hectare (1.1 ac.) subject site consists of two lots at the southwest corner of 144 Street and 103 venue along the Whalley / Guildford border. The site is designated Multiple Residential in the Official Community Plan (OCP). The applicant proposes rezoning the site from "Single Family Residential Zone (RF)" to "Multiple Residential 30 Zone (RM-30)" in order to permit the development of a 23-unit townhouse development consisting of four buildings. The applicant proposes setback and parking relaxations (see y-law Variance section). ll other aspects of the proposed development, including the density, comply with the RM-30 Zone. The proposed project will achieve a floor area ratio (FR) of 0.81, which is less than the maximum 0.9 FR permitted in the RM-30 Zone. s part of the application, 11.0 metres (36 ft.) of road will be dedicated along the north property line to permit the construction of the remaining portion of 103 venue flanking the subject site.

6 Staff Report to Council File: Planning & Development Report Page metre (10 ft.) wide lane exists along the western half of the south property line of the subject site. s part of the subject proposal, the applicant will be required to dedicate and construct an additional 3.0 metres (10 ft.) of lane which will result in the lane achieving its ultimate 6.0-metre (20 ft.) width. stratified duplex occupies the northern subject lot. The applicant will be required to cancel the strata plan in accordance with the Strata Property ct. The duplex and the single family dwelling and all accessory buildings on the subject site will be required to be removed. PRE-NOTIFICTION Pre-notification letters were mailed on February 18, 2013 and staff received four responses: Two residents were opposed to the development, as they feel the area is too dense, there is not enough parking, and are concerned about tree retention and light pollution. One of the residents resides in a single family home to the immediate south of the proposed development, and opposes the proposed setback relaxations. (The proposed townhouse project is consistent with the Multiple Residential designation in the Official Community Plan, and complies with the density requirements of the RM-30 Zone. The proposed FR of 0.81, is less than the 1.0 FR achieved by the recently approved townhouse project immediately to the west, which was approved under development application no The proposed setback relaxations are compatible with the setbacks approved for the adjoining townhouse project to the west, including the south yard setback, which is 2.7 metres (9 ft.) for the townhouse project to the west, and 2.8 metres (9 ft.) for the subject application. The adjoining project to the west abuts single family homes along the southern property line of the development. However, the western portion of the subject townhouse development is separated from the adjoining single family lot by a 3- metre (10 ft.) wide lane which the applicant will be required to widen to 6.0 metres (20 ft.), and will provide added separation between the proposed townhouses and the single family home to the immediate south.) Two residents support the proposed development, however, one respondent is concerned about the disturbances from dust and noise caused during the construction phase. (City y-law No permits construction noise between the hours of 7:00 am and 10:00 pm, Monday through Saturday, including statutory holidays. No construction is permitted on Sunday.)

7 Staff Report to Council File: Planning & Development Report Page 7 DESIGN PROPOSL ND REVIEW Overall Design Considerations The proposed development contains 23, three-storey townhouses that are housed within four buildings. Exterior cladding materials include the extensive use of plank and shingle vinyl siding in green and beige tones, with white trim for all façades. The roof includes pitched roofs with gables to increase the roof line articulation and will be clad in composite asphalt shingles. Units range in size from 101 square metres (1,100 sq.ft.) to 3 square metres (1,300 sq.ft.). Sixteen (16) of the units will have three bedrooms and 7 units will have two bedrooms. The majority of the living areas are proposed on the upper floors, with the exception of a den that is proposed on the ground floor of each unit. The ground floor dens are approximately 2.5 metres (8 ft.) deep to ensure they are useable for purposes other than storage. Landscaping 7.0-metre (23 ft.) wide pedestrian pathway is proposed to provide pedestrian access from the end of the cul-de-sac bulb on 134 Street to 103 venue. 3.0 metres (10 ft.) of this 7.0-metre (23 ft.) wide pathway was provided and constructed by the developer of the townhouse project to the west. The proposed project will provide a 3.0-metre (10 ft.) statutory right-of-way along the western boundary of the site, to facilitate the development of a 7.0-metre (23 ft.) wide public pathway for pedestrians. The pedestrian pathway will consist of two separate north/south paths, that are separated by a landscaping strip. row of trees will be planted along the west property line to provide a buffer between the townhouse development and the public pathway along the west property line. On-site landscaping on the subject lot will consist of trees such as Japanese Maple, Dogwood, Locust, Cedar and Ironwood trees interspersed with shrubs such as Dogwood, zaleas, Rhodedendrons, Yew and others, and perennials such as Roses, Daylily, and Hostas. Each townhouse unit has access to a front patio, which provides private outdoor space for the residents. Units that front onto a public road or public pathway will have direct pedestrian access from the public sidewalk by way of a walkway through a wood gate. menity Space and Corner Plaza The RM-30 Zone requires that 69 square metres (743 sq.ft.) each for indoor and outdoor amenity spaces be provided (3.0 sq.m. / 32 sq.ft. per dwelling unit). However, no indoor or outdoor amenity spaces are proposed for this townhouse development.

8 Staff Report to Council File: Planning & Development Report Page 8 The applicant will be required provide amenity contributions to mitigate the elimination of required indoor and outdoor amenity spaces in accordance with Council policy. small corner feature is proposed in the northeast corner of the site. It is designed in honour of Hawthorne Park. Hawthorne Park is a large natural park with a playground, water park and nature trails, situated one block north on 104 venue. Foliage imprints are proposed in the concrete paving in recognition of the natural look and number of trees within this park. The foliage imprints are of Hawthorne and Maple leaves; Hawthorne leaves in honour of the name of the park and Maple leaves in honour of the Vine Maples and ig Leaf Maples found within the park. rborist Report and Tree Protection Norman Hol of rbortech Consulting prepared the rborist Report and Tree Preservation/Replacement Plans. They are currently under review by the City Landscape rchitect. n acceptable finalized rborist Report and Tree Preservation/Replacement Plan is required to be submitted prior to consideration of final adoption. The chart below provides a preliminary summary of the on-site tree retention and removal by species: Tree Species Total No. Trees Total Proposed for Retention Total Proposed for Removal lder Cottonwood Douglas-fir Western red cedar Western hemlock Total ll 13 trees proposed for removal are located within, or near the building envelope or road dedication areas or are hazardous. large cedar tree is proposed to be retained along the southern property line next to the lane. lthough a visitor parking space and internal pedestrian pathway encroaches slightly into the tree protection zone, the applicant s rborist has indicated that the project design will accommodate the successful retention and protection of the cedar tree. Retaining this cedar tree will provide additional screening between the proposed development and the existing single family home to the immediate south of the property. Parking and Circulation ccess to the site is proposed from 103 venue. ll units will have vehicular access from the internal driveway. ll units will have two parking spaces (i.e. side-by-side or tandem). total of 46 resident parking spaces are to be provided on-site. The parking spaces to be provided meet the minimum number and dimensional requirements in Surrey Zoning y-law No. 000.

9 Staff Report to Council File: Planning & Development Report Page 9 The off-street resident parking spaces will be provided as follows: o o For 11 of the townhouse units, tandem parking will be provided where one parking space will be located inside the garage, and the second space located outside on the driveway (See y-law Variances section); and For units, double garages will be provided, where both parking spaces are to be located side-by-side within the garage. The RM-30 Zone states that tandem parking spaces must be enclosed and attached to each unit if the units are ground-oriented. pproximately 48% of the proposed tandem parking spaces are located outside on the driveway. Therefore, a variance is required to address this unenclosed tandem parking arrangement (see y-law Variances section). total of five visitor parking spaces will be provided. One of the visitor parking spaces will be located within the north yard setback and will require a variance (see y-law Variances section). SUSTINLE DEVELOPMENT CHECKLIST The applicant prepared and submitted a sustainable development checklist for the subject site on June 5, The table below summarizes the applicable development features of the proposal based on the seven (7) criteria listed in the Surrey Sustainable Development Checklist. Sustainability Criteria 1. Site Context & Location (1-2) 2. Density & Diversity (1-7) 3. Ecology & Stewardship (C1-C4) 4. Sustainable Transport & Mobility (D1-D2) 5. ccessibility & Safety (E1-E3) 6. Green Certification (F1) 7. Education & wareness (G1-G4) Sustainable Development Features Summary Complies with Multiple Residential designation in the Official Community Plan. Contains a range of unit sizes. Proposes absorbent soil and permeable pavement / surfaces Recycling pickup will be made available. CPTED principles applied by having habitable rooms on the ground floor of each unit. Sustainable features document will be provided for new occupants. Y-LW VRINCES ND JUSTIFICTION

10 Staff Report to Council File: Planning & Development Report Page 10 (a) Requested Variances: To reduce the minimum setbacks in the RM-30 Zone from 7.5 metres (25 ft.) to: o o o o 7.0 metres (23 ft.) along the west property line; 4.5 metres (15 ft.) along the north property line; 3.7 metres ( ft.) along the east property line; and 2.8 metres (9 ft.) along the south property line. pplicant's Reasons: The subject site is the last remaining underdeveloped site in this block. Due to the road dedication requirements, the subject site is constrained and therefore variances are required in order to create a viably developable site. The reduced setbacks along north, east, and west property lines allow the buildings to engage well with the streets and public walkway by bringing them closer to the public realm, providing eyes on the street for natural CPTED surveillance. Minimal glazing is proposed along the south elevation of uilding Nos. 2 and 4 to ensure privacy for neighbouring residents. Staff Comments: The setback variances are acceptable as they allow for better public realm-oriented units along all property lines. The reduced south yard setback is for a side yard condition for uilding Nos. 2 and 4 and is appropriate for this specific context. uilding No. 3, which fronts the south property line, is set back 4.5 metres (15 ft.) and has less of an impact on the neighbouring single family home immediately to the south, across the 6.0-metre (20 ft.) wide lane. The site is significantly constrained by the amount of required road dedication and the required public pathway along the west property line. Staff support the requested variances. (b) Requested Variance: To vary the parking requirements of the RM-30 Zone to allow one visitor parking space within the required setbacks.

11 Staff Report to Council File: Planning & Development Report Page 11 pplicant's Reasons: Only one of the five required visitor parking stalls is proposed within the setback. This is consistent with the townhouse project (pplication No ) to the immediate west, which has one out of six visitor parking stalls located within the setback. Staff Comments: The visitor parking stall will be adequately screened from the adjoining street and sidewalk with a low brick wall and landscaping. Staff support the requested variance. (c) Requested Variance: To vary the enclosed tandem parking space requirements of the RM-30 Zone to allow one (1) outside parking space for each of the eleven (11) units with tandem parking. pplicant's Reasons: The proposed variance will provide future owners additional liveable space in each of the tandem units and include ground level rooms that provide better interaction with the street and public pathway. Staff Comments: The RM-30 Zone requires that tandem parking spaces for townhouse developments be enclosed and attached to each dwelling unit. In the RM-30 Zone, up to 50% of all required resident parking is permitted outside (except for tandem parking). The applicant is proposing outside tandem parking spaces for 48% of the total resident parking. ased on the geometry of the site and configuration of the proposed townhouse units, having on outside parking space for each tandem unit allows for a more efficient use of the site compared to townhouse units with fully enclosed tandem parking garages. The proposed variance does not impact adjacent properties. Staff support the requested variance.

12 Staff Report to Council File: Planning & Development Report Page INFORMTION TTCHED TO THIS REPORT The following information is attached to this Report: ppendix I. Lot Owners, ction Summary and Project Data Sheets ppendix II. Proposed Site Plan, uilding Elevations and Landscape Plans ppendix III. Engineering Summary ppendix IV. School District Comments ppendix V. Summary of Tree Survey and Tree Preservation ppendix VI. Development Variance Permit No original signed by Judith Robertson Jean Lamontagne General Manager Planning and Development JD/da \\file-server1\net-data\csdc\generate\areaprod\save\ doc DRV 7/4/13 9:59 M

13 Page 1 PPENDIX I Information for City Clerk Legal Description and Owners of all lots that form part of the application: 1. (a) gent: Name: Colin Hogan Focus rchitecture Incorporated ddress: #109, McCallum Road bbotsford, C V2S 83 Tel: Work Fax 2. Properties involved in the pplication (a) Civic ddress: Street Street Street (b) Civic ddress: Street Owner: Ronald J Reid Randall P Dyck PID: Parcel "" (Explanatory Plan 16784) Lot 3 Section 25 lock 5 North Range 2 West New Westminster District Plan (c) Civic ddress: Street Owner: Marcus raun PID: Strata Lot 1 Section 25 lock 5 North Range 2 West New Westminster District Strata Plan NW1068 Together with an Interest in the Common Property in Proportion to the Unit Entitlement of the Strata Lot as Shown on Form 1 (d) Civic ddress: Street Owner: Marcus raun PID: Strata Lot 2 Section 25 lock 5 North Range 2 West New Westminster District Strata Plan NW1068 Together with an Interest in the Common Property in Proportion to the Unit Entitlement of the Strata Lot as Shown on Form 1 3. Summary of ctions for City Clerk's Office (a) (b) Introduce a y-law to rezone the property. Proceed with Public Notification for Development Variance Permit No and bring the Development Variance Permit forward for an indication of support by Council. If supported, the Development Variance Permit will be brought forward for issuance and execution by the Mayor and City Clerk in conjunction with the final adoption of the associated Rezoning y-law. \\file-server1\net-data\csdc\generate\areaprod\save\ doc DRV 7/4/13 9:59 M

14 Page 2 DEVELOPMENT DT SHEET Proposed Zoning: RM-30 Required Development Data Minimum Required / Maximum llowed Proposed LOT RE (in square metres) Gross Total 4,424 sq. m. Road Widening area 1,174 sq. m. Undevelopable area Net Total 3,250 sq. m. LOT COVERGE (in % of net lot area) uildings & Structures Paved & Hard Surfaced reas 34 Total Site Coverage 72 SETCKS ( in metres) East 7.5 m. 3.7 m.* West 7.5 m. 7.0 m.* North 7.5 m. 4.5 m.* South 7.5 m. 2.8 m.* UILDING HEIGHT (in metres/storeys) Principal 13 m m. ccessory 4.5 m. n/a NUMER OF RESIDENTIL UNITS achelor One ed Two edroom 7 Three edroom + 16 Total 23 maximum 23 FLOOR RE: Residential 2,925 sq. m. 2,674 sq. m. FLOOR RE: Commercial Retail Office Total FLOOR RE: Industrial FLOOR RE: Institutional TOTL UILDING FLOOR RE * Variance requested 3,541 sq. m. (incl. garages) \\file-server1\net-data\csdc\generate\areaprod\save\ doc DRV 7/4/13 9:59 M

15 Development Data Sheet cont'd Page 3 Required Development Data Minimum Required / Maximum llowed Proposed DENSITY # of units/ha /# units/acre (gross) 53 upha / 22 upa # of units/ha /# units/acre (net) 73 upha / 30 upa 72 upha / 29 upa FR (gross) 0.60 FR (net) MENITY SPCE (area in square metres) Indoor 69 sq. m. 0* Outdoor 69 sq. m. 0* PRKING (number of stalls) Commercial Industrial Residential achelor + 1 edroom 2-ed 14 3-ed 32 Residential Visitors 5 Institutional Total Number of Parking Spaces 51 Number of disabled stalls 1 Number of small cars 1 Tandem Parking Spaces: Number / % of 11 / 48%* Total Number of Units Size of Tandem Parking Spaces 3.3 m. / 10.8 m. width/length * Variance requested Heritage Site NO Tree Survey/ssessment Provided YES \\file-server1\net-data\csdc\generate\areaprod\save\ doc DRV 7/4/13 9:59 M

16 MULTIPLE UILDINGS DT SHEET Page 4 Proposed Zoning: RM-30 Required Development Data uilding #1 uilding #2 uilding #3 uilding #4 SETCK (in metres) East 3.7 m. West 7.0 m. North 4.5 m. 5.4 m. 4.6 m. South 2.8 m. 4.5 m. 3.1 m. UILDING HEIGHT (in metres/storeys) 9.64 m. / m. / m. / m. / 3 NUMER OF RESIDENTIL UNITS/ SIZE RNGE achelor One edroom Two edroom 3 4 Three edroom TOTL FLOOR RE (excluding garages) 610 sq. m. 740 sq. m. 610 sq. m. 664 sq. m. (including garages) 793 sq. m. 1,076 sq. m. 793 sq. m. 879 sq. m. \\file-server1\net-data\csdc\generate\areaprod\save\ doc DRV 7/4/13 9:59 M

17 PPENDIX II I r I - I I -

18 Plotted: May 02, 2013 at 4:45:05pm by Vrinda Nair V E. EXISTING PROPERTY LINE SPECILTY PVING EXISTING PROPERTY LINE 22'-9 3/4" [7.0m] UNIT PVERS T SITE ENTRY 29'-0" [8.8m] 2'-6" [0.8m] 23'-0" [7.0m] PROJECT IDENTIFICTION SIGN PD MOUNT TRNSFORMER 26'-4" [8.0m] 97'-0" [29.6m] OULEVRD 42" PICKET FENCE 2'-0 1/8" [0.6m] ENCH 20'-0" 9'-6" [6.1m] [2.9m] LOW RICK WLL 38'-0" [11.6m] '-1 7/8" 9'-2 1/2" [3.7m] [2.808m] 36'-0 7/8" [11.0m] ROD DEDICTION SIDEWLK THIS DRWING IS THE PROPERTY OF FOCUS RCHITECTURE INCORPORTED ND SHOULD NOT E DUPLICTED IN NY WY WITHOUT THEIR EXPRESS WRITTEN PERMISSION. File: Z:\20 Projects\10 - Vorm Developments ve at 144 St - Surrey\DP drawings\10 Site plan.dwg - Layout: DP-01 MULTI-USE PTH OUTLINE OF EXISTING TOWNHOUSE ON DJCENT SITE 42" PICKET FENCE LINE OF ROOF LINE OF UILDING SITE RECONCILITION LEGL DESCRIPTION: 14'-11 1/4" [4.6m] 92'-0" [28.0m] 10'-2 1/4" [3.1m] PROPERTY LINE EXISTING PROPERTY LINE 9'-10 1/4" [3.0m] 1'-8" [0.5m] 23'-0" [7.0m] 13'-1 3/8" [4.0m] 11'-5 3/4" [3.5m] 4 9'-0" [2.7m] 3'-4" [1.0m] LF: m a 9'-10 1/8" [3.0m] 20'-0" [6.1m] 38'-0" [11.6m] 42" PICKET FENCE STRT PLN NW1068 ND PRCEL "" OF LOT 3 PLN 10258, OTH OF SECTION 25, LOCK 5 NORTH, RNGE 2 WEST, N.W.D CIVIC DDRESS: 10293, 10295, th St. SURREY, C ZONING INFORMTION: ZONE: EXISTING: RF : CD (SED ON RM-30) LOT RE : GROSS SITE RE = 47,627 sq.ft. (4, m²) = ac. (0.442 Ha.) ROD DEDICTION = 13,447 sq.ft. (1, m²) = ac. (0.5 Ha.) NET SITE RE = 34,180 sq.ft. (3, m²) = ac. (0.317 Ha.) SETCKS : REQUIRED: 7.5m all sides (SED ON RM-30) : SOUTH (LNE): 3.0m (UILDING 4) 4.5m (UILDING 3) 2.8m (UILDING 2) NORTH (103 ve): 4.4m (UILDING 4) 4.5m (UILDING 1) 5.4m (UILDING 2) EST (FRONT-144 St): 3.7m (UILDING 2) WEST (RER): 7.0m (UILDING 4) 18'-0" [5.5m] 4.6% LINE OF LCONY 9'-0" [2.7m] 14'-8" [4.5m] 29'-0" [8.8m] 4'-10" [1.5m] 20'-0" [6.1m] 4'-11" [1.5m] 29'-0" [8.8m] 14'-9 1/8" [4.5m] 9'-10 1/8" [3.0m] 20'-0" [6.1m] V1 8'-6" [2.6m] 2'-4 1/8" [0.7m] '-0" [3.7m] V2 ELEC ' CENTERLINE RD. FOR FIRETRUCK 17 a 4'-11" [1.5m] 2'-0" [0.6m] 3m LNE DEDICTION 3' 0" SIDEWLK 14'-7 5/8" [4.5m] 16 3 LNE 2 LINE OF LCONY LOT DENSITY : FR: LLOWLE: 0.90 (GROSS): 2, m² / 4,424.55m² = 0.58 (NET): 2, m² / 3, m² = 0.81 LINE OF ROOF 15 LF: m 97'-0" [29.6m] LF: m 3 1 LINE OF LCONY 14 42" PICKET FENCE (EXCLUDES GRGES, "PRKING WITHIN THE UILDING ENVELOPE") UPH: LLOWLE: 75 UPH (30 upa) (GROSS): 23 du / ha (1.093ac) = 52 uph (21 upa ) (NET): 23 du / ha (0.784ac) = 73 uph (29 upa) LOT COVERGE : LLOWLE: 45.0% : 1, m² / 3, m² = 38.96% UILDING HEIGHT : LLOWLE: m (43 ft.) OUTDOOR MENITY SPCE: INDOOR MENITY SPCE: : m (33.67 ft.) (UILDING 2) 9.64 m (31.63 ft.) (UILDINGS 1 & 3) 9.82 m (32.21 ft.) (UILDING 4) REQUIRED: 3m² (32 sq.ft.) / du x 23 du = 69m² ( sq.ft.) 4 : 64.10m² (690 sq.ft.) (CSH IN-LIEU TO E PROVIDED FOR MENITY SHORTFLL ) REQUIRED: 3m² (32 sq.ft.) / du x 23 du = 69m² ( sq.ft.) : 0m² (CSH IN-LIEU ) PRKING : RESIDENT: REQUIRED: 2 STLLS PER UNIT 46 STLLS PROVIDED: 46 STLLS (INCLUDES 6 SMLL CR SPCES ) VISITOR: REQUIRED: 0.2 STLLS PER UNIT 4.6 STLLS PROVIDED: 5.0 STLLS (INCLUDES 1 STLL FOR DISLED PERSONS ND 1 SMLL CR SPCE) TOTL PRKING PROVIDED: 51 STLLS 3'-4" [1.0m] 13 1 ELEC. 110 cedar 5 a OUTDOOR MENITY RE 690 sf / 64.10sm 8'-6" [2.6m] V3 V4 5'-8" 8'-6" [1.7m] [2.6m] LINE OF UILDING LINE OF LCONY 22'-0" [6.7m] 22'-0" [6.7m] 20'-0" [6.1m] V5 sc 10'-0" [3.0m] PD MOUNT TRNSFORMER 18'-0" [5.5m] 5'-6 1/2" [1.7m] TREE TO E PRESERVED 5'-11" [1.8m] C LF: m 10 C1 11 C1 Ca CURVED PTH ROUND TREE (USE PVERS) 20'-6" [6.2m] 37'-6" [11.4m] 7'-11" [2.4m] 2 6' SOLID WOOD FENCE 9'-0" [2.7m] 3'-3 1/2" [1.0m] '-1 3/8" 9'-2 1/2" [3.7m] [2.808m] ROD DEDICTION FLOOR RE SUMMRY LINE OF UILDING LINE OF ROOF PROPERTY LINE OULEVRD SIDEWLK 42" PICKET FENCE 17'-8 3/8" [5.4m] 100'-5" [30.6m] 9'-2 1/2" [2.8m] EXISTING PROPERTY LINE UNIT TYPE # of UNITS # of EDS LOWER MIN UPPER UNIT TOTLS SITE TOTLS sq.ft. 494 sq.ft. 494 sq.ft. 1,087 sq.ft m² 5,435 sq.ft m² sq.ft. 514 sq.ft. 500 sq.ft. 1,114 sq.ft m² 1,114 sq.ft m² a sq.ft. 510 sq.ft. 500 sq.ft. 1,110 sq.ft m² 1,110 sq.ft m² sq.ft. 527 sq.ft. 581 sq.ft. 1,240 sq.ft m² 8,680 sq.ft m² sq.ft. 541 sq.ft. 586 sq.ft. 1,192 sq.ft m² 2,384 sq.ft m² a sq.ft. 542 sq.ft. 586 sq.ft. 1,261 sq.ft m² 2,522 sq.ft m² sq.ft. 546 sq.ft. 587 sq.ft. 1,264 sq.ft m² 1,264 sq.ft m² C sq.ft. 559 sq.ft. 606 sq.ft. 1,3 sq.ft m² 1,3 sq.ft m² C sq.ft. 561 sq.ft. 602 sq.ft. 1,311 sq.ft m² 2,622 sq.ft m² Ca sq.ft. 565 sq.ft. 613 sq.ft. 1,327 sq.ft m² 1,327 sq.ft m² TOTL 23 EXCLUDING GRGES 27,770 sq.ft. 2, m² INCLUDING GRGES 35,959 sq.ft m² LOT COVERGE SUMMRY UILDING # # of UNITS LOT COVERGE 1 5 3,026 sq.ft m² 2 7 3,987 sq.ft m² 3 5 3,026 sq.ft m² 4 6 3,277 sq.ft m² TOTL 23 13,316 sq.ft. 1, m² S T. SITE PLN SCLE: 1/16" = 1'-0" GRGE RES UNIT # of GRGE TOTLS sq.ft. 1,370 sf 7.28 m² sq.ft. 291 sf m² a sq.ft. 277 sf m² sq.ft. 2,961 sf m² sq.ft. 854 sf m² a sq.ft. 854 sf m² sq.ft. 441 sf m² C sq.ft. 284 sf m² C sq.ft. 570 sf m² Ca sq.ft. 287 sf m² TOTL 23 8,189 sf m² REVISIONS CONSULTNTS PROJECT TOWNHOME DEVELOPMENT MRCUS RUN LOCTION DRWING TITLE SITE PLN DRWN SCLE SHEET NO. DP-01 CHECKED DTE Jan 16, 2013 FILE NO.

19 RD m RD m RD m RD m RD m RD m RD m RD m PROPERTY LINE PROPERTY LINE EXISTING PROPERTY LINE UILDING 2 UILDING 4 UILDING 3 SW m m SW m MF: m MF : m m m EXISTING SIDEWLK SOUTH PROPERTY LINE 167'-8" MF:107.25m EXISTING OUTLINE OF SOUTH PROPERTY LINE 6' SOLID WOOD FENCE DRIVEWY 20'-0" [51.10m] LNE DEDICTION R.O.W 9'-10 1/4" [3.0m] MULTI-USE PTH UILDING 2 3'-3 1/2" [1.0m] RD m OUTLINE OF 42" PICKET FENCE OUTLINE OF 6' SOLID INTERNL DRIVEWY WOOD FENCE [6.10m] PROPERTY LINE PROPERTY LINE PROPERTY LINE EXISTING PROPERTY LINE PROPERTY LINE RD RD RD RD SW m RD m m EXISTING 2 STOREY DUPLEX MF:107.25m UILDING 2 UILDING 1 UILDING 4 S I G N G E MF : m DRIVEWY 23'-0" OUTLINE OF EXISTING ROD PROJECT ID SIGN 42" PICKET FENCE [7.01m] UILDING 4 SIDEWLK OUTLINE OF 42" PICKET FENCE UILDING FCE SIDEWLK OULEVRD OULEVRD SIDEWLK OUTLINE OF 42" PICKET FENCE ROD LEVEL SIDE WLK MF : m 9'-10 1/4" [3.0m] LNE DEDICTION EXISTING PROPERTY LINE PROPERTY LINE R.O.W RD m RD m OUTLINE OF LOW RICK ENCH LOW RICK 42" PICKET FENCE SIDEWLK WLL WLL RD m 144 ST. NORTH STREETSCPE (103 VE ) SCLE: 3/32" = 1'-0" EST STREETSCPE (144 st.) WEST STREETSCPE (T MULTI-USE PTH) SCLE: 3/32" = 1'-0" SCLE: 3/32" = 1'-0" SOUTH STREETSCPE (LNE ) SCLE: 3/32" = 1'-0" 9'-10 1/4" [3.0m] MULTI-USE PTH REVISIONS CONSULTNTS PROJECT DRWING TITLE TOWNHOME DEVELOPMENT LOCTION STREETSCPES DRWN CHECKED SCLE DTE Jan 16, 2013 SHEET NO. FILE NO. DP-01b MRCUS RUN SW m File: Z:\20 Projects\10 - Vorm Developments ve at 144 St - Surrey\DP drawings\10 Streetscapes.dwg - Layout: DP-01b THIS DRWING IS THE PROPERTY OF FOCUS RCHITECTURE INCORPORTED ND SHOULD NOT E DUPLICTED IN NY WY WITHOUT THEIR EXPRESS WRITTEN PERMISSION. Plotted: May 02, 2013 at 4:45:31pm by Vrinda Nair

20 97'-0" UNIT '' = 19'-4" UNIT '' = 19'-4" UNIT '1' = 19'-6" UNIT '' = 19'-4" UNIT 'a' = 19'-6" 97'-0" UNIT '' = 19'-4" UNIT '' = 19'-4" UNIT '1' = 19'-6" UNIT '' = 19'-4" UNIT 'a' = 19'-6" UNIT '' = 19'-4" UNIT '' = 19'-4" UNIT '1' = 19'-6" UNIT '' = 19'-4" UNIT 'a' = 19'-6" 28'-8" 30'-8" 2'-6" 2'-6" 97'-0" UNIT '' = 19'-4" UNIT '' = 19'-4" UNIT '1' = 19'-6" UNIT '' = 19'-4" UNIT 'a' = 19'-6" REVISIONS CONSULTNTS PROJECT DRWING TITLE UILDING 1 PLN DRWN CHECKED SCLE DTE Jan 16, 2013 SHEET NO. FILE NO. DP-02 TOWNHOME DEVELOPMENT LOCTION MRCUS RUN File: Z:\20 Projects\10 - Vorm Developments ve at 144 St - Surrey\DP drawings\uilding PLNS\10 uilding 1 Plan.dwg - Layout: DP-02 THIS DRWING IS THE PROPERTY OF FOCUS RCHITECTURE INCORPORTED ND SHOULD NOT E DUPLICTED IN NY WY WITHOUT THEIR EXPRESS WRITTEN PERMISSION. Plotted: May 02, 2013 at 4:45:40pm by Vrinda Nair 28'-8"

21 Plotted: May 02, 2013 at 4:45:45pm by Vrinda Nair COMPOSITE SPHLT SHINGLES 2X10 PINTED WOOD FSCI C/W METL FLSHING 5" PREFINISHED LUMINUM GUTTER ON 2X8 PINTED WOOD FSCI DECORTIVE KNEE-RCE HORIZONTL VINYL SIDING VINYL SHINGLE SIDING SELED DOULE GLZED PVC SLIDING DOOR C/W 2X6 WOOD TRIM ROUND SELED DOULE GLZED P.V.C. WINDOW C/W 2X6 WOOD TRIM ROUND ENTRY DOOR C/W 2X6 WOOD TRIM ROUND UNIT 'a' = 19'-10" UNIT '' = 19'-8" UNIT '' = 19'-8" UNIT '' = 19'-8" UNIT '1' = 19'-10" UNIT 'a' = 30'-8" OVERHED GRGE DOORS 42" HEIGHT PREFINISHED LUMINUM RILING 2X10 PINTED WOOD TRIM C/W PREFINISHED METL FLSHING 2X8 PINTED WOOD TRIM MID. HEIGHT OF ROOF 2X6 PINTED WOOD TRIM HRDIE PNEL U/S TRUSS U/S TRUSS DECORTIVE WOOD GLE VENT. DECORTIVE WOOD SHUTTERS THIS DRWING IS THE PROPERTY OF FOCUS RCHITECTURE INCORPORTED ND SHOULD NOT E DUPLICTED IN NY WY WITHOUT THEIR EXPRESS WRITTEN PERMISSION. 9'-10 5/8" 8'-0 3/4" 8'-10 5/8" 9'-10 5/8" 8'-0 3/4" UPPER FLOOR MIN FLOOR LOWER FLOOR U/S TRUSS UPPER FLOOR MIN FLOOR UNIT '1' = 19'-10" UNIT '' = 19'-8" UNIT '' = 19'-8" UNIT '' = 19'-8" UNIT 'a' = 19'-10" UILDING HEIGHT: 31'-7 1/2" [9.64m] 8'-10 5/8" 9'-10 5/8" 8'-0 3/4" 9'-10 5/8" 8'-0 3/4" UPPER FLOOR MIN FLOOR LOWER FLOOR U/S TRUSS UPPER FLOOR MIN FLOOR UNIT '1' = 30'-8" REVISIONS CONSULTNTS PROJECT TOWNHOME DEVELOPMENT LOCTION DRWING TITLE UILDING 1 ELEVTIONS DRWN SCLE SHEET NO. DP-03 MRCUS RUN CHECKED DTE Jan 16, 2013 FILE NO. File: Z:\20 Projects\10 - Vorm Developments ve at 144 St - Surrey\DP drawings\elevations\10 uilding 1 elevations.dwg - Layout: DP-03 8'-10 5/8" LOWER FLOOR 8'-10 5/8" LOWER FLOOR

22 38'-0" 99'-4" UNIT 'C1' = 15'-0" UNIT 'C1' = 15'-0" UNIT 'C' = 15'-0" UNIT '' = 13'-0" UNIT 'Ca' = 15'-2" UNIT '' = 13'-0" UNIT '1' = 13'-2" 99'-4" UNIT 'Ca' = 15'-2" UNIT 'C1' = 15'-0" UNIT 'C1' = 15'-0" UNIT 'C' = 15'-0" UNIT '' = 13'-0" UNIT '' = 13'-0" UNIT '1' = 13'-2" 37'-6" 5'-0" 40'-6" 38'-0" 99'-4" UNIT 'Ca' = 15'-2" UNIT 'C1' = 15'-0" UNIT 'C1' = 15'-0" UNIT 'C' = 15'-0" UNIT '' = 13'-0" UNIT '' = 13'-0" UNIT '1' = 13'-2" 2'-6" 2'-6" 2'-6" 2'-6" 2'-6" 2'-6" 99'-4" UNIT 'C1' = 15'-0" UNIT 'C1' = 15'-0" UNIT 'C' = 15'-0" UNIT '' = 13'-0" UNIT 'Ca' = 15'-2" UNIT '' = 13'-0" UNIT '1' = 13'-2" REVISIONS CONSULTNTS PROJECT DRWING TITLE UILDING 2 PLN DRWN CHECKED SCLE DTE Jan 16, 2013 SHEET NO. FILE NO. DP-04 TOWNHOME DEVELOPMENT LOCTION MRCUS RUN File: Z:\20 Projects\10 - Vorm Developments ve at 144 St - Surrey\DP drawings\uilding PLNS\10 uilding 2 Plan.dwg - Layout: DP-04 THIS DRWING IS THE PROPERTY OF FOCUS RCHITECTURE INCORPORTED ND SHOULD NOT E DUPLICTED IN NY WY WITHOUT THEIR EXPRESS WRITTEN PERMISSION. Plotted: May 02, 2013 at 4:45:51pm by Vrinda Nair 37'-6" 5'-0" 38'-0" 5'-0"

23 Plotted: May 02, 2013 at 4:46:01pm by Vrinda Nair COMPOSITE SPHLT SHINGLES 2X10 PINTED WOOD FSCI C/W METL FLSHING 5" PREFINISHED LUMINUM GUTTER ON 2X8 PINTED WOOD FSCI DECORTIVE KNEE-RCE HORIZONTL VINYL SIDING VINYL SHINGLE SIDING SELED DOULE GLZED PVC SLIDING DOOR C/W 2X6 WOOD TRIM ROUND SELED DOULE GLZED P.V.C. WINDOW C/W 2X6 WOOD TRIM ROUND ENTRY DOOR C/W 2X6 WOOD TRIM ROUND OVERHED GRGE DOORS 42" HEIGHT PREFINISHED LUMINUM RILING 2X10 PINTED WOOD TRIM C/W PREFINISHED METL FLSHING 2X8 PINTED WOOD TRIM 2X6 PINTED WOOD TRIM UNIT 'Ca' = 40'-6" HRDIE PNEL DECORTIVE WOOD GLE VENT. DECORTIVE WOOD SHUTTERS UNIT '1' = 13'-2" UNIT '' = 13'-0" UNIT '' = 13'-0" UNIT 'C' = 1 UNIT 'C1' = 18'-6" UNIT 'C1' = 18'-6" UNIT 'Ca' = 11'-8" REVISIONS CONSULTNTS MID. HEIGHT OF ROOF THIS DRWING IS THE PROPERTY OF FOCUS RCHITECTURE INCORPORTED ND SHOULD NOT E DUPLICTED IN NY WY WITHOUT THEIR EXPRESS WRITTEN PERMISSION. 8'-10 5/8" 9'-10 5/8" 8'-0 3/4" U/S TRUSS UPPER FLOOR MIN FLOOR LOWER FLOOR U/S TRUSS UNIT 'Ca' = 18'-8" UNIT 'C1' = 1 UNIT 'C1' = 1 UNIT 'C' = 18'-6" UNIT '' = 13'-0" UNIT '' = 13'-0" UNIT '1' = 13'-2" UILDING HEIGHT: 33'-8" [10.26m] 8'-10 5/8" 9'-10 5/8" 8'-0 3/4" U/S TRUSS UPPER FLOOR MIN FLOOR LOWER FLOOR U/S TRUSS UNIT '1' = 38'-0" PROJECT TOWNHOME DEVELOPMENT LOCTION DRWING TITLE UILDING 2 ELEVTIONS DRWN SCLE SHEET NO. DP-05 MRCUS RUN CHECKED DTE Jan 16, 2013 FILE NO. File: Z:\20 Projects\10 - Vorm Developments ve at 144 St - Surrey\DP drawings\elevations\10 uilding 2 elevations.dwg - Layout: DP-05 8'-0 3/4" 9'-10 5/8" 8'-10 5/8" UPPER FLOOR MIN FLOOR LOWER FLOOR 8'-0 3/4" 9'-10 5/8" 8'-10 5/8" UPPER FLOOR MIN FLOOR LOWER FLOOR

24 UNIT 'a' = 19'-6" UNIT '' = 19'-4" 97'-0" UNIT '' = 19'-4" UNIT '' = 19'-4" UNIT '1' = 19'-6" UNIT 'a' = 19'-6" UNIT '' = 19'-4" 97'-0" UNIT '' = 19'-4" UNIT '' = 19'-4" UNIT '1' = 19'-6" 28'-8" 28'-8" 30'-8" 30'-8" UNIT 'a' = 19'-6" UNIT '' = 19'-4" 97'-0" UNIT '' = 19'-4" UNIT '' = 19'-4" UNIT '1' = 19'-6" 2'-6" 2'-6" UNIT 'a' = 19'-6" UNIT '' = 19'-4" 97'-0" UNIT '' = 19'-4" UNIT '' = 19'-4" UNIT '1' = 19'-6" REVISIONS CONSULTNTS PROJECT DRWING TITLE UILDING 3 PLN DRWN CHECKED SCLE DTE Jan 16, 2013 SHEET NO. FILE NO. DP-06 TOWNHOME DEVELOPMENT LOCTION MRCUS RUN File: Z:\20 Projects\10 - Vorm Developments ve at 144 St - Surrey\DP drawings\uilding PLNS\10 uilding 3 Plan.dwg - Layout: DP-06 THIS DRWING IS THE PROPERTY OF FOCUS RCHITECTURE INCORPORTED ND SHOULD NOT E DUPLICTED IN NY WY WITHOUT THEIR EXPRESS WRITTEN PERMISSION. Plotted: May 02, 2013 at 4:46:10pm by Vrinda Nair 28'-8" 28'-8"

25 Plotted: May 02, 2013 at 4:46:15pm by Vrinda Nair COMPOSITE SPHLT SHINGLES 2X10 PINTED WOOD FSCI C/W METL FLSHING 5" PREFINISHED LUMINUM GUTTER ON 2X8 PINTED WOOD FSCI DECORTIVE KNEE-RCE HORIZONTL VINYL SIDING VINYL SHINGLE SIDING SELED DOULE GLZED PVC SLIDING DOOR C/W 2X6 WOOD TRIM ROUND SELED DOULE GLZED P.V.C. WINDOW C/W 2X6 WOOD TRIM ROUND ENTRY DOOR C/W 2X6 WOOD TRIM ROUND OVERHED GRGE DOORS 42" HEIGHT PREFINISHED LUMINUM RILING 2X10 PINTED WOOD TRIM C/W PREFINISHED METL FLSHING 2X8 PINTED WOOD TRIM 2X6 PINTED WOOD TRIM HRDIE PNEL DECORTIVE WOOD GLE VENT. UNIT '1' = 19'-10" UNIT '' = 19'-8" UNIT '' = 19'-8" UNIT '' = 19'-8" UNIT 'a' = 19'-10" UNIT '1' = 30'-8" DECORTIVE WOOD SHUTTERS REVISIONS CONSULTNTS MID. HEIGHT OF ROOF THIS DRWING IS THE PROPERTY OF FOCUS RCHITECTURE INCORPORTED ND SHOULD NOT E DUPLICTED IN NY WY WITHOUT THEIR EXPRESS WRITTEN PERMISSION. 8'-10 5/8" 9'-10 5/8" 8'-0 3/4" U/S TRUSS UPPER FLOOR MIN FLOOR LOWER FLOOR U/S TRUSS UNIT 'a' = 19'-10" UNIT '' = 19'-8" UNIT '' = 19'-8" UNIT '' = 19'-8" UNIT '1' = 19'-10" UILDING HEIGHT: 31'-7 1/2" [9.64m] 8'-10 5/8" 9'-10 5/8" 8'-0 3/4" U/S TRUSS UPPER FLOOR MIN FLOOR LOWER FLOOR U/S TRUSS UNIT 'a' = 30'-8" PROJECT TOWNHOME DEVELOPMENT LOCTION DRWING TITLE UILDING 3 ELEVTIONS DRWN SCLE SHEET NO. DP-07 MRCUS RUN CHECKED DTE Jan 16, 2013 FILE NO. 8'-0 3/4" 8'-0 3/4" File: Z:\20 Projects\10 - Vorm Developments ve at 144 St - Surrey\DP drawings\elevations\10 uilding 3 elevations.dwg - Layout: DP-07 8'-10 5/8" 9'-10 5/8" UPPER FLOOR MIN FLOOR LOWER FLOOR 8'-10 5/8" 9'-10 5/8" UPPER FLOOR MIN FLOOR LOWER FLOOR

26 38'-0" 91'-8" 28'-8" 9'-4" 30'-8" 38'-0" 91'-0" 7'-4" 2'-6" 2'-6" 2'-6" 2'-6" 2'-6" 2'-6" 91'-0" REVISIONS CONSULTNTS PROJECT DRWING TITLE UILDING 4 PLN DRWN CHECKED SCLE DTE Jan 16, 2013 SHEET NO. FILE NO. DP-08 TOWNHOME DEVELOPMENT LOCTION MRCUS RUN File: Z:\20 Projects\10 - Vorm Developments ve at 144 St - Surrey\DP drawings\uilding PLNS\10 uilding 4 Plan.dwg - Layout: DP-08 THIS DRWING IS THE PROPERTY OF FOCUS RCHITECTURE INCORPORTED ND SHOULD NOT E DUPLICTED IN NY WY WITHOUT THEIR EXPRESS WRITTEN PERMISSION. Plotted: May 02, 2013 at 4:46:20pm by Vrinda Nair 28'-8" 9'-4" 38'-0" 5'-0"

27 U/S TRUSS UPPER FLOOR MIN FLOOR LOWER FLOOR Plotted: May 02, 2013 at 4:46:26pm by Vrinda Nair COMPOSITE SPHLT SHINGLES 2X10 PINTED WOOD FSCI C/W METL FLSHING 5" PREFINISHED LUMINUM GUTTER ON 2X8 PINTED WOOD FSCI DECORTIVE KNEE-RCE HORIZONTL VINYL SIDING VINYL SHINGLE SIDING SELED DOULE GLZED PVC SLIDING DOOR C/W 2X6 WOOD TRIM ROUND SELED DOULE GLZED P.V.C. WINDOW C/W 2X6 WOOD TRIM ROUND ENTRY DOOR C/W 2X6 WOOD TRIM ROUND OVERHED GRGE DOORS 42" HEIGHT PREFINISHED LUMINUM RILING 2X10 PINTED WOOD TRIM C/W PREFINISHED METL FLSHING 2X8 PINTED WOOD TRIM 2X6 PINTED WOOD TRIM UNIT '1' = 13'-2" UNIT '' = 13'-0" UNIT '' = 13'-0" UNIT '1' = 13'-0" UNIT '' = 19'-8" UNIT 'a' = 19'-10" UNIT '1' = 38'-0" HRDIE PNEL DECORTIVE WOOD GLE VENT. DECORTIVE WOOD SHUTTERS MID. HEIGHT OF ROOF REVISIONS CONSULTNTS U/S TRUSS U/S TRUSS THIS DRWING IS THE PROPERTY OF FOCUS RCHITECTURE INCORPORTED ND SHOULD NOT E DUPLICTED IN NY WY WITHOUT THEIR EXPRESS WRITTEN PERMISSION. 8'-10 5/8" 9'-10 5/8" 8'-0 3/4" UPPER FLOOR MIN FLOOR LOWER FLOOR UNIT 'a' = 19'-10" UNIT '' = 19'-8" UNIT '' = 13'-0" UNIT '' = 13'-0" UNIT '' = 13'-0" UNIT 'a' = 13'-2" UILDING HEIGHT: 32'-2 1/2" [9.82m] 8'-10 5/8" 9'-10 5/8" 8'-0 3/4" UPPER FLOOR MIN FLOOR LOWER FLOOR U/S TRUSS UNIT 'a' = 30'-8" PROJECT TOWNHOME DEVELOPMENT LOCTION DRWING TITLE UILDING 4 ELEVTIONS DRWN SCLE SHEET NO. DP-09 MRCUS RUN CHECKED DTE Jan 16, 2013 FILE NO. 8'-0 3/4" 8'-0 3/4" File: Z:\20 Projects\10 - Vorm Developments ve at 144 St - Surrey\DP drawings\elevations\10 uilding 4 elevations.dwg - Layout: DP-09 8'-10 5/8" 9'-10 5/8" 8'-10 5/8" 9'-10 5/8" UPPER FLOOR MIN FLOOR LOWER FLOOR

28 PROPERTY LINE c Copyright reserved. This drawing and design is the property of PMG Landscape rchitects and may not be reproduced or used for other projects without their permission V E. EXISTING PROPERTY LINE Suite C Still Creek Drive urnaby, ritish Columbia, V5C 6G9 p: ; f: SEL: OULEVRD SOD LWN LEF IMPRINT IN SW CUT CONCRETE ROD DEDICTION SIDEWLK PROPERTY LINE PL LINE OF ROOF SOD LWN V5 sc SOD LWN 4 SOD LWN LF: m a EXISTING PROPERTY LINE 4.6% LINE OF LCONY 3' SIDEWLK V1 V2 17 a ELEC m LNE DEDICTION 16 3 LNE 2 LINE OF LCONY 15 LF: m LF: m 3 1 LINE OF LCONY ELEC. OUTDOOR MENITY RE 690 sf / 64.10sm 110 cedar 5 a V3 V4 LINE OF UILDING LINE OF LCONY C LF: m 10 C1 11 C1 Ca 2 SOD LWN PROPERTY LINE EXISTING PROPERTY LINE S T MY.14 NEW SITE PLN RH 1 13.JN.16 DDED SIGNGE ND RICK WLL RH NO. DTE REVISION DESCRIPTION DR. CLIENT: TREE 4 CER PLMTUM 'LOODGOOD' JPNESE MPLE 2.5M HT; &; UPRIGHT FORM 2 CEDRUS DEODR USH'S ELECTR USH'S ELECTR CEDR #10 POT 5 CERCIS CNDENSIS 'FOREST PNSY' FOREST PNSY REDUD 4CM CL; & 2 CHMECYPRIS NOOTKTENSIS 'PENDUL' WEEPING NOOTK CYPRESS 2M HT; & 2 CORNUS NUTTLLII 'EDDIEII' PCIFIC DOGWOOD 5CM CL; & 2 FICUS CONDRI CONDRI FIG #7 POT 5 GLEDITSI T. INERMIS 'SUNURST' SUNURST HONEY LOCUST 6CM CL; 1.8M STD; & 9 PRROTI PERSIC PERSIN IRONWOOD 2.5M HT; TREE FORM; &; 5CM CL 4 QUERCUS PLUSTRIS 'GREEN PILLR' GREEN PILLR PIN K 6CM CL; 1.8M STD; & 9 STREET TREES SHRU 6 ZLE 'VISCOSUM RPEGE' ZLE; FRGRNT DEEP YELLOW #2 POT; 25CM 27 ZLE JPONIC 'PURPLE SPLENDOUR' ZLE; RED-VIOLET #2 POT; 25CM 39 ERERIS THUNERGII 'URE' URE RERRY; YELLOW #2 POT; 25CM 109 UXUS MICROPHYLL 'WINTER GEM' LITTLE-LEF OX #3 POT; 40CM CLLICRP ODINIER EUTYERRY #3 POT; 60CM 7 CENOTHUS THYRSIFLORUS 'VICTORI' CLIFORNI LILC #3 POT; 50CM 6 CHOISY TERNT SUNDNCE SUNDNCE CHOISY #3 POT 1 COTINUS COGGYGRI 'GOLDEN SPIRIT' YELLOW SMOKE USH #5 POT 53 HEE CLEDONI CLEDONI HEE #2 POT; 40CM 54 HEE RED EDGE RED EDGE HEE #2 POT HYDRNGE PNICULT 'LIME LIGHT' LIME LIGHT HYDRNGE; LIMEGREEN-PINK #3 POT; 80CM 22 NNDIN DOMESTIC HEVENLY MOO #3 POT; 50CM 6 PHYSOCRPUS OPULIFOLIUS MONLO DIOLO PURPLE NINERK #3 POT; 60CM 10 RHODODENDRON 'PURPLE GEM' RHODODENDRON; PURPLE #3 POT; & 25 ROS PERSIN YELLOW SHRU ROSE #2 POT; 40CM 38 SKIMMI CHMELEON CHMELEON SKIMMI #3 POT; 50CM 21 SPIRE X JPONIC 'CNDLE LIGHT' CNDLE LIGHT SPIRE #2 POT; 40CM 8 SYMPHORICRPOS MGIC ERRY SNOWERRY; PINK ERRIES #2 POT; 30CM 14 SYRING PRESTONIE MISS CND MISS CND SYRING #3 POT 42 TXUS X MEDI 'HICKSII' HICK'S YEW #3 POT; 80CM 1.5M & 14 VIURNUM DVIDII DVID'S VIURNUM #3 POT; 50CM 3 VIURNUM P.T. 'SUMMER SNOWFLKE' SUMMER SNOWFLKE VIURNUM #7 POT 11 VIURNUM TINUS 'ROUSTUM' ROUND LEF LURISTINUS #3 POT; 60CM GRSS 43 CREX 'PRIRIE FIRE' PRIRIE FIRE #1 POT 74 PENNISETUM LOPECUROIDES 'HMELIN' DWRF FOUNTIN GRSS #1 POT 5 STIP TENUISSIM MEXICN FETHER GRSS #1 POT PERENNIL 16 DICENTR SPECTILIS LEEDING HERT #2 POT; 5 EYE OR LRGER 61 HELLEORUS LENTEN ROSE #1 POT 28 HEMEROCLLIS DYLILY #1 POT; 1-2 FN 52 HEUCHER X LCK CURRENT LCK CURRENT FOMY ELLS #1 POT 28 HOST FORTUNEII VRIEGT `UREO-MRGINT' GOLD VRIEGTED HOST #1 POT 45 RUDECKI FULGID VR SULLIVNTII `GOLDSTURM'RUDECKI #1 POT 20 SEDUM UTUMN JOY UTUMN JOY SEDUM #1 POT GC 40 LECHNUM SPICNT DEERFERN #1 POT; 20CM 45 RUNNER MCROPHYLL 'JCK FROST' HERTLEF RUNNER #1 POT 82 CLLUN VULGRIS 'RED FRED' RED FRED HETHER #1 POT 17 ERIC CRNE HETHER; YELLOW FOLIGE #1 POT 111 LONICER PILET PRIVET HONEYSUCKLE #2 POT NOTES: * PLNT SIZES IN THIS LIST RE SPECIFIED CCORDING TO THE C LNDSCPE STNDRD, LTEST EDITION. CONTINER SIZES SPECIFIED S PER CNT STNDRDS. OTH PLNT SIZE ND CONTINER SIZE RE THE MINIMUM CCEPTLE SIZES. * REFER TO SPECIFICTIONS FOR DEFINED CONTINER MESUREMENTS ND OTHER PLNT MTERIL REQUIREMENTS. * SERCH ND REVIEW: MKE PLNT MTERIL VILLE FOR OPTIONL REVIEW Y LNDSCPE RCHITECT T SOURCE OF SUPPLY. RE OF SERCH TO INCLUDE LOWER MINLND ND FRSER VLLEY. * SUSTITUTIONS: OTIN WRITTEN PPROVL FROM THE LNDSCPE RCHITECT PRIOR TO MKING NY SUSTITUTIONS TO THE SPECIFIED MTERIL. UNPPROVED SUSTITUTIONS WILL E REJECTED. LLOW MINIMUM OF FIVE DYS PRIOR TO DELIVERY FOR REQUEST TO SUSTITUTE. SUSTITUTIONS RE SUJECT TO C LNDSCPE STNDRD - DEFINITION OF CONDITIONS OF VILILITY. LL PLNT MTERIL MUST E PROVIDED FROM CERTIFIED DISESE FREE NURSERY. PROVIDE CERTIFICTION UPON REQUEST. PROJECT: TOWNHOUSE DEVELOPMENT 103 VENUE & 144TH STREET SURREY DRWING TITLE: LNDSCPE PLN DTE: SCLE: DRWN: DESIGN: CHK'D: 13.JN.09 1/16"=1'-0" RH RH MCY L1 DRWING NUMER: OF ZIP PMG PROJECT NUMER: -221

29 1 0 3 V E. c Copyright reserved. This drawing and design is the property of PMG Landscape rchitects and may not be reproduced or used for other projects without their permission. Suite C Still Creek Drive urnaby, ritish Columbia, V5C 6G9 p: ; f: SEL: LF: m a 4.6% LINE OF LCONY V1 V2 17 a ELEC LINE OF LCONY LINE OF ROOF 15 LF: m LF: m 3 1 LINE OF LCONY ELEC. 5 a V3 V4 LINE OF UILDING LINE OF LCONY V5 sc C LF: m 10 C1 11 C MY.14 NEW SITE PLN RH 1 13.JN.16 DDED SIGNGE ND RICK WLL RH NO. DTE REVISION DESCRIPTION DR. CLIENT: OUTDOOR MENITY RE 690 sf / 64.10sm Ca 3m LNE DEDICTION PROJECT: LNE 110 cedar TOWNHOUSE DEVELOPMENT 103 VENUE & 144TH STREET SURREY DRWING TITLE: SHRU PLN DTE: SCLE: DRWN: DESIGN: CHK'D: 13.JN.09 1"=10'-0" RH RH MCY L2 DRWING NUMER: OF ZIP PMG PROJECT NUMER: -221

30 5" c Copyright reserved. This drawing and design is the property of PMG Landscape rchitects and may not be reproduced or used for other projects without their permission. 4x4 POST POST CP 2x4 NILER 8' O.C. MX 1x2 PICKETS 2" GTE Suite C Still Creek Drive urnaby, ritish Columbia, V5C 6G9 p: ; f: " GP 2" GP TYP SEL: 2x4 FRME 1/3 POST HEIGHT IN CONCRETE FOOTING ON 3" DRIN ROCK 2'-5" PICKET END DETIL NOTE COMPCTED SUGRDE 1. LL POSTS PRESSURE TRETED TO CS STNDRD ND END CUTS TRETED WITH PRESERVITIVE. 3' METL GTE SUPPORT GTE DETIL 2. LL OTHER MEMERS TO E CEDR. #2 (CONSTRUCTION) GRDE MINIMUM. 3. LL HRDWRE HOT DIPPED GLVNIZED. 4. PPLY 2 COTS EXTERIOR STIN TO MNUFCTURERS SPECIFICTION. FINISH SELECTION S PPROVED Y PROJECT RCHITECT. 5. LL FENCES TO E LEVEL. CHNGES IN GRDE TO E IN "-18" STEPS (MX.). GPS TO GRDE TO FOLLOW FINISH GRDE. GP TO E 3-6". SCLE: 1/2"=1'-0" TYPICL FENCE NOTES: 1. LL WOOD P.T. HEM/FIR. 2. STIN TWO COTS EXTERIOR STIN, TO MTCH RCHITECTURL TRIM (COLOUR TO E PREPPROVED Y OWNER) 3. LL HRDWRE HOT DIPPED GLVNIZED. 4. GTE HRDWRE TO E PREPPROVED Y OWNER MY.14 NEW SITE PLN RH 1 13.JN.16 DDED SIGNGE ND RICK WLL RH NO. DTE REVISION DESCRIPTION DR. CLIENT: SW CUT CONCRETE LEF IMPRINT PROJECT: OULEVRD SOD TOWNHOUSE DEVELOPMENT DECORTIVE WLL 103 VENUE & 144TH STREET SURREY DRWING TITLE: LNDSCPE DETILS DTE: SCLE: DRWN: DESIGN: CHK'D: 13.JN.09 S SHOWN RH RH MCY L3 DRWING NUMER: OF ZIP PMG PROJECT NUMER: -221

31 l.tsurrey ~ the future lives here. INTER-OFFICE MEMO PPENDIX III TO: FROM: Manager, rea Planning & Development -North Surrey Division Planning and Development Department Development Services Manager, Engineering Department DTE: July3, 2013 PROJECT FILE: RE: Engineering Requirements Location: St REZONE/SUDIVISION Property and Right-of-Way Requirements Dedicate 2.8o8 metres on 144 Street for a total of3o.ooo metres (arterial standard). Dedicate n.ooo metres on 103 venue for a total of 22.ooo metres (previous collector std). Dedicate 5.0 metre x s.o metre corner cut at the intersection of 144 Street and 103 venue. Dedicate 3.ooo metres wide lane. Dedicate metre radius for portion of 143 Street cul-de-sac. Provide o.soo metre wide SROW along 144 Street and 103 venue. Provide 3.ooo metre wide SROW along west property line. Works and Services Construct south side of103 venue to Collector standard. Construct portion of 143 Street cul-de-sac bulb. Construct east-west lane to full standard along south property line. Construct 3.o-metre wide walkway along west property line. Construct portion of 143 Street cul-de-sac and road under Development Coordinated Works (DCW). Construct 3oomm water main on 144 Street. Provide restrictive covenant for water quality/sediment control facility. Servicing greement is required prior to Rezone/Subdivision. DEVELOPMENT PERMIT/DEVELOPMENT VRINCE PERMIT There are no engineering requirements relative to issuance of the Development Permit/ Development Variance Permit. Remi Dube, P.Eng. Development Services Manager H NOTE: Detailed Land Development Engineering Review available on file

32 PPENDIX IV Planning Friday, May 03, 2013 THE IMPCT ON SCHOOLS PPLICTION #: School Enrolment Projections and Planning Update: The following tables illustrate the enrolment projections (with current/approved ministry capacity) for the elementary and secondary schools serving the proposed development. There are no capital projects proposed for Lena Shaw Elementary or to Guildford Park Secondary. Enrolment move considerations are being reviewed in the North region of the district to help reduce overcrowding at some schools while reducing surplus space at other schools. Capacity at Lena Shaw Elementary has been adjusted for full day Kindergarten implementation and a "Strongstart" program oriented to preschool children and their parents. The proposed application in this report will not have an impact on these projections. lthough there is current space surplus at Lena Shaw Elementary, the schools catchment is in an area with a densification with numerous applications in process for higher residential densities (including low rise and high rise apartments) and other residential infill development, which are projected in the graph below to result in enrolment growth at Lena Shaw Elementary. The timing of enrolment growth is dependent upon the rate of migration of new residents to the catchment, which may be impacted by housing market factors. SUMMRY The proposed 23 townhouse units Lena Shaw Elementary are estimated to have the following impact on the following schools: 620 Projected # of students for this development: Elementary Students: 5 Secondary Students: Enrolment Capacity 520 September 20 Enrolment/School Capacity 500 Lena Shaw Elementary Enrolment (K/1-7): 72 K Capacity (K/1-7): 60 K Guildford Park Secondary Enrolment (8-): 82 Guildford Park Secondary Nominal Capacity (8-): 1050 Functional Capacity*(8-); Projected cumulative impact of development Nominal Capacity (8-): subject project) in the subject catchment areas: Elementary Students: 11 Secondary Students: 8 Total New Students: Enrolment Capacity Functional Capacity *Functional Capacity at secondary schools is based on space utilization estimate of 27 students per instructional space. The number of instructional spaces is estimated by dividing nominal facility capacity (Ministry capacity) by 25.