19696 hammond rd. pitt meadows, bc · bonson tonhomes b mosaic homes 19696 hammond rd. bonson ....

BONSON TOWNHOMES BY MOSAIC HOMES

19696 Hammond Rd.

BONSON TOWNHOMES

Pitt Meadows, BC


CONTENTS

1 TABLE OF CONTENTS PAGE 1

2 PROJECT VISION PAGE 2

3 ARCHITECURAL INFLUENCES PAGE 3

4 CONTEXT PLAN PAGE 4 & 5

5 SITE PLAN & STATISTICS PAGE 6 & 7

6 SITE SECTIONS PAGE 8

7 TYPICAL FLOORPLANS PAGE 9 , 10 & 11

8 DESIGN FEATURES

SLOPE & TREE PRESERVATION PAGE 12

TRAFFIC CALMING & CIRCULATION PAGE 13

RESPECTING THE NEIGHBOURS PAGE 14

HAMMOND STREETSCAPE PAGE 15

SHADOW STUDY PAGE 16

MATERIALS & COLOURS PAGE 17

PERSPECTIVES PAGE 18

9 LANDSCAPE VISION PAGE 19

HAMMOND ENTRANCE PAGE 20

NATURAL PLAY PAGE 21

WEDGE PARK PAGE 22

NATURALIZED PARK PAGE 23

BONSON TOWNHOMES

PAGE 1


The vision for this project is to support the Pitt Meadows OCP by:

• Building infill homes on a bus route near Maple Meadows Station.

• Designing family-oriented two bed+den or three bed townhomes, with both tandem and double garages.

• Being mindful of affordability, with 30 three-bed homes under 1,130 square feet.

• Respecting the topography of the surrounding escarpment lands.

• Retaining a healthy perimeter of trees.

• Complying with the existing zoning for density, setbacks, height and parking.

PROJECT VISION

PAGE 2

The project consists of 95 three-storey townhomes nestled in the private setting of 19696 Hammond Road. The site is currently occupied with 36 townhomes built in the 1970’s. The OCP designates this property for medium density and the current zoning designation of RM-1, which allows three storey townhomes at 0.55 FAR.

BONSON TOWNHOMES BY MOSAIC HOMESPAGE 3

ARCHITECTURAL INFLUENCES

• Classic and timeless Shingle-style architecture

• An evolution of successful Mosaic projects in Surrey & Langley

• Rich brick monuments in feature locations

• Thoughtful entry gateway from Wildcrest Ave.

• Elevations enriched with detailing including strategically placed Planter boxes, Bay windows, Chimney caps, Rafter tails & Detailed trims.

MOSAIC -HILLCREST MOSAIC-YORK

MOSAIC-YORK


CONTEXT PLAN

BUS STOP

PAGE 4

Pitt MeadowsOCP2008-2028 Residential-Medium density

The proposed site is

• Five acres

• Relatively flat in the center

• Steeply sloped on the North, South

and West perimeter

• Adjacent to Single Family Homes on

the West, South and East

• North-West corner houses a

commercial building


CONTEXT PLAN

PAGE 5

BONSON ROAD SINGLE FAMILY HOMES

WILDWOOD CRESENT SINGLE FAMILY HOMES

117a AVE. SINGLE FAMLY HOMES

HAMMOND ROAD OFFICE /

DENTAL CENTRE

HAMMOND ROAD


SITE PLAN & STATISTICS

Desirable Density:

95 townhomes on 5.0 acres ( 20,260m2 ) site area

0.55 Floor space ratio ( 0.55 allowed in the zone )

210 Parking stalls ( 185 required in the zone )

7.5m setback to all lot lines ( 7.5m required in the zone )

60 of 95 homes are Three Bedrooms

33 of 95 homes are Two Bedrooms and a Den

28 have Double Garages

67 have Tandem Garages

Civic Address(es)Zoning RM‐1

( FT² ) m² ACREPROPOSED SITE AREA 218,061.7 20,258.6 5.0

R R1 R2 R‐M R2e D1 D Da De‐M De1 3028.40 1 2 2 52 2955.27 1 2 2 53 4691.91 4 2 2 84 4692.36 4 2 2 85 4756.39 4 2 2 86 4693.38 4 2 2 87 4695.25 4 2 2 88 4689.72 4 2 2 89 4962.97 4 2 2 810 5576.36 4 2 1 2 911 3732.25 3 1 2 612 3215.94 2 1 1 1 513 3155.76 1 2 1 1 514 2411.20 2 1 1 4

TOTAL 57257.16 2 28 12 3 16 16 6 2 2 8 95

TOTAL

UNIT FSR( FT²)

(EXCLUDING GARAGES) # OF UNITS TOTAL NET

AREA ( FT²)UNIT R 2 BED 1070.00 2 2140.00 534.34 1604.34 2 4UNIT R1 3 BED 1130.00 28 31640.00 462.26 1592.26 2 56UNIT R2 2 BED+DEN 1270.00 12 15240.00 400.14 1670.14 2 24UNIT R‐M 2 BED 1070.00 3 3210.00 534.34 1604.34 2 6UNIT R2e (END) 2 BED+DEN 1350.00 16 21600.00 418.30 1768.30 2 32UNIT D1 3 BED 1330.00 16 21280.00 537.30 1867.30 2 32UNIT D 3 BED 1330.00 6 7980.00 536.30 1866.30 2 12UNIT Da 2 BED 1300.00 2 2600.00 540.10 1840.10 2 4UNIT De‐M 3 BED 1390.00 2 2780.00 580.50 1970.50 2 4UNIT De (END) 3 BED 1360.00 8 10880.00 558.20 1918.20 2 16

TOTAL 12600.00 95 119933.00 5101.78 17701.78 20 190

PROPOSED 119,933.00PERMITTED 119,933.91

PARKING RESIDENCE (1.75 PER UNIT)VISITOR (0.2 PER UNIT) PR. 57379.19TOTAL REQ'D. 87224.7

112.50

SITE COVERAGE (40% MAX.)

57,379.19166

19

185

190

20

210

4695.25BUILDING 8 4689.72BUILDING 9 4962.97

REQUIRED PROPOSED TOTAL

2411.20MAIL KIOSK

AREA( FT²)

BUILDING 1 3028.40BUILDING 2 2955.27

SITE COVERAGE

4764.96BUILDING 6 4693.38


BUILDING 10 5576.36

BUILDING 7


55%55%

BUILDING 13 3155.76BUILDING 14

BUILDING 5

Legal Description DISTRICT LOT 280, GROUP 1, NEW WESTMISTER DISTRICT STRATA PLAN NWS927

19696 HAMMOND RD., PITT MEADOWS, BC

UNIT TYPETOWNHOUSE LOT

BUILDING BLOCK BUILDING AREA ( FT²)

BONSON TOWNHOMES

DOUBLE CAR GARAGE100%

UNITS UNITS/ BLDG

GARAGE AREA( FT²)

PARKING STALLS/ UNITS

PARKING STALLS TOTAL

TOTAL AREA OF UNIT W. GARAGE (FT²)

FAR

PAGE 6

BONSON TOWNHOMES BY MOSAIC HOMESPAGE 7

HA

MM

ON

D R

D.

BLDG 10

FFE:6.20M

BLDG 11

FFE:5.90M

BLDG 12

FFE:5.90M

BLDG 13

FFE:5.90M

BLDG 14

FFE:5.90M

BLDG 8

FFE:6.30M

BLDG 6

FFE:6.30M

BLDG 4

FFE:6.30M

BLDG 2

FFE:6.30M

BLDG 1

FFE:6.65M

BLDG 3

FFE:6.65M

BLDG 5

FFE:6.65M

BLDG 7

FFE:6.65M

BLDG 9

FFE:6.55M

WIL

DC

RES

T AV

E.


VIEW LOOKING SOUTH

SITE SECTIONS

SECOND FLOOR

HAMMOND RD.

GROUND FLOOR

11.60M

7.00m

SIDEWALK

EX. GRADE

THIRD FLOOR REAR YARD

SETB

ACK

NO

RTH

PR

OPE

RTY

LIN

E

PATIO

20' ROAD

BOULEVARD

CONC. STOOP GRG: 6.35m

PR. 9.19m

2% SLOPE

PR. 6.55m

8.00m

9.00m

10.00m

11.00m

PR. 9.29m

PR. 12.62m

6.00m

5.00m

4.00m

12.00m

13.00m

14.00m

15.00m

16.00m

17.00m

18.00m

19.00m

SECOND FLOOR

GROUND FLOOR

THIRD FLOOR

PR. 6.65m

PR. 9.39m

PR. 12.72m

GRG: 6.35m

BUILDING 9BUILDING 7

GROUND FLOOR6.65m

BONSON RD.

WES

T PR

OPE

RTY

LIN

E 840

THIRD FLOOR

SECOND FLOOR

SETB

ACK

7.00m

6.00m

8.00m

9.00m

10.00m

11.00m

12.00m

13.00m

14.00m

15.00m

16.00m

17.00m

18.00m

5.00m

4.00m

3.00m

9.39m

12.72m

HA

MM

ON

D R

D.

BUILDING 10BUILDING 8BUILDING 6BUILDING 4BUILDING 1

MFE6.20

MFE6.30

MFE6.30

MFE6.30

MFE6.65

PRO

PER

TY L

INE

EAST

SET

BAC

K

PRO

PER

TY L

INE

SECOND FLOOR

THIRD FLOOR

HAMMOND RD.

SIDEWALK

REAR YARD

SETB

ACK

NO

RTH

PR

OPE

RTY

LIN

EBOULEVARD

9.75m

20' ROAD

PATIO

EX. GRADECONC. STOOP

8.83m

EL. 6.00m

GRG. GROUND FLOORPR. 6.20m

6.00m

7.00m

8.00m

9.00m

10.00m

11.00m

12.00m

13.00m

14.00m

5.00m

4.00m

3.00m

PR. 8.94m

PR. 12.27m

15.00m

16.00m

17.00m

18.00m

BUILDING 10

SECOND FLOOR

20' ROADGARAGE

THIRD FLOOR

REAR YARD

EAST

PR

OPE

RTY

LIN

E

EAST

SET

BAC

K

NEIGHBOUR'SREAR YARD

CONC. STOOP EL. 5.70m

GRG.

EL. 8.49m

PATIO

2% SLOPE

5.90m

8.64m

11.97m

3/32"=1'-0"SECTION AA1

A1.03

3/32"=1'-0"SECTION CC3

A1.03

PROJECT NUMBER

DRAWN BY

CHECKED BY

DATE CHECKED

PROJECT

DRAWING TITLE

DRAWING No.

CONSULTANT

ISSUES

REVISIONS

2

DD-29

AA

MB

1. ISSUED FOR DEVELOPMENT PERMIT

O:604 685 3888 F:604 685 3869500-2609 Granville St. Vancouver, B.C., V6H 3H3

19696 HAMMOND RD,PITT MEADOWS, BC

BONSON TOWNHOMES

KEY PLAN

D

D1

D

D1

Da Da Da

R1

R1

R1

R1

R2E

R2E

R1

R1

R1

R1

R2E

R2E

R1

R1

R1R1

R1

R1

R1

R

R1

R1

R1

R

D1

D

R2E

R2E

R2E

R2E

R2E

R2E

D1De

R2E

D1 DeD1 DeD1De D1De

De

D1

De

D1

D

D1

De

D1

De

R1

R1

R2E

D

R1

R1

R2E

R2E

R1

D1 De

D1De

R1

R1

R1

R1

R2E

R2E

D1

R2 R2

R2

R2

R2

R2

R2

R2

R2

R2

R2

D1

5 UNITS

5 UNITS

5 UNITS 5 UNITS6 UNITS

9 UNITS

8 UNITS

8 UNITS

7 UNITS

8 UNITS

8 UNITS

8 UNITS

5 UNITS

8 UNITS

CHIMNEY

CHIMNEYCHIMNEY

R

Da

D1 De

2018-04-27

2. ISSUED FOR ADP 2018-09-10

SITE SECTIONS

3/32"=1'-0"SECTION BB2

A1.03

3/32"=1'-0"SECTION DD4

A1.03

3/32"=1'-0"SECTION EE5

A1.03

SECTION -THROUGH BUILDING 7 & 9 TO HAMMOND STREET CONNECTION

SECTION -THROUGH BUILDING 10 TO HAMMOND STREET CONNECTION SECTION -THROUGH BUILDING 7 TO WEST PROPERTY LINE

SECTION -THROUGH BUILDING 11 TO EAST PROPERTY LINE

PAGE 8


UNIT D-GROUND FLOOR PLAN UNIT D-MAIN FLOOR PLANUNIT D-UPPER FLOOR PLAN

PAGE 9

UNIT D

3 BEDROOM

1,300-1,330 SQ.FT

TYPICAL PLANS

39'-2" X 10'-4"

GARAGE

UP

HWTFD

14R

@ 7.

6"RU

N @

10"

W. 1

" NOS

ING

18'-0 1/2" x 9'-10"

T

18'-0 1/2" x 9'-10"

T

FOR 'D' UNITS ONTHE EAST SIDE

FOR 'D' UNITS ONTHE EAST SIDE

C.I.P CONC. STOOP

A

12

DN

14'-0" X 14'-4"

LIVING

11'-5" X 10'-11"

DINING

13'-2" X 10'-11"

KITCHEN

UP

CLOSET

14R

@ 7.

6"RU

N @

10"

W. 1

" NOS

ING

17R

@ 7.

7"RU

N @

10"

W. 1

" NOS

ING

WAL

L ABO

VE

A

1

B

2

8'-10" X 8'-5"

BEDROOM 2

11'-9" X 11'-0"

M. BEDROOM

DN

SHOW

ER2'-

8" x

3'-6''

5'-0" X 7'-7"

BATH

6'-4" X 7'-7"

ENS.

W/D

CLO

SET

CLOSETCLOSET

CLO

SET

17R

@ 7.

7"RU

N @

10"

W. 1

" NOS

ING

RAISEDFLOOR

A

1

B

2

9'-3" X 9'-0"

BEDROOM 1


UNIT R-GROUND FLOOR PLAN UNIT R-MAIN FLOOR PLAN UNIT R-UPPER FLOOR PLAN

PAGE 10

UNIT R1

3 BEDROOM

1,130 SQ.FT

TYPICAL PLANS


UNIT R2-GROUND FLOOR PLAN UNIT R2-MAIN FLOOR PLANUNIT R2-UPPER FLOOR PLAN

PAGE 11

UNIT R2

2 BEDROOM+DEN

1,250-1,270 SQ.FT

TYPICAL PLANS

10'-5" X 6'-11"

DEN

7'-11" X 6'-11"

BATH

DECK ABOVE

18'-4" X 17'-11"

GARAGE

HWTFD

WALL ABOVE

WAL

L ABO

VE

UP

14R

@ 7.

7"RU

N @

10"

W. 1

" NOS

ING

CLOSET

17'-10" x 8'-4 1/4"

R

17'-10" x 8'-4 1/4"

R

SHOWER36"x36"

A B

CLOSET

17R

@ 7.

8"RU

N @

10"

W. 1

" NOS

ING

10'-4" X 14'-4"

LIVING

10'-4" X 10'-11"

DINING

12'-3" X 10'-11"

KITCHEN

WAL

L BEL

OW

14R

@ 7.

7"RU

N @

10"

W. 1

" NOS

ING

PATIO

BAY WINDOW ABOVE

UP

DN

WALL BELOW

A

1

B

2

5'-4" X 7'-7"

SHARED ENS.

10'-5" X 10'-11"

M. BEDROOM

17R

@ 7.

8"RU

N @

10"

W. 1

" NOS

ING

9'-0" X 11'-0"

BEDROOM

5'-0" X 7'-7"

CLOSET

W/D

A

1

B

2

DN

RAISEDFLOOR


SLOPE & TREE PRESERVATION

• Sloped southern and western edges of the site are left preserved

• Retaining wall to be built at the base of the southern slope to protect against future sloughing

• Professional arborist engaged for preservation of healthy trees and clearing of trees at-risk.

LEGEND

- RETAINING WALL

- LINE OF TREE PROTECTION

ZONE

PAGE 12


- Secondary right in / right out access proposed along Hammond Road

- Additional access will reduce traffic along Wildcrest Avenue and minimize construction traffic through the single family neighbourhood

- Gateway features at both entrances mark the transition between private/public realms and act as traffic calming measures

- Pedestrian sidewalks are continued from Wildcrest and Hammond Avenue into the projects internal pedestrian circulation network

- SIDEWALK PATH

TRAFFIC CALMING & CIRCULATION

HA

MM

ON

D R

D.

WIL

DC

RES

T AV

E.

LEGEND

PAGE 13


RESPECTING THE NEIGHBOURSTREE 625DOUGLAS FIR

11745

SECTION THROUGH BUILDING 14

TREE 625

• Proposed homes along the east property line have backyards facing east to create a “backyard to backyard” relationship, which respects the context of the adjacent single family homes.

• Tree protection zones and setbacks are provided to retain all healthy trees along the shared property line.

• Building 13 & 14 are especially designed to preserve a 0.92m diameter Douglas Fir (Tree 625)

PAGE 14


HAMMOND STREETSCAPE

• Preserve existing landscaping along Hammond Road where possible

• Shield new homes from traffic and enhance the public realm with select new planting

• Preserve tree grove at northwest corner of the site while layering down for improved visibilty at new site entrance.

SECTION THROUGH BUILDING 9

HAMMOND ROAD PLANTING

SECTION THROUGH BUILDING 10 PATIOS

HAMMOD RD. PLANTING PLAN

PAGE 15


SHADOW ANALYSIS

SUMMER SOLSTICE AT 8AM

SUMMER SOLSTICE AT 4PM

WINTER SOLSTICE AT 8AM

WINTER SOLSTICE AT4PM

PAGE 16


MATERIAL & COLOURS

FIBRE CEMENT SHINGLES

PAINTED GRAY

VINYL FIELD SIDING GENTEK

SNOW WHITE


DOVERG RAY

CHARCOAL GRAY PALETTE

LIGHT GRAY PALETTE

FIBRE CEMENT SHINGLES STONE HARBOUR

VINYL FIELD SIDING GENTEK STORM

VINYL FIELD SIDING GENTEK PEARL

FIBRE CEMENT SHINGLES

GENERAL PAINT


SNOW WHITE

VINYL PREMIUM SIDING GENTEK

WINDSWEPT SMOKE

MEDIUM GRAY PALETTE

PAGE 17


PERSPECTIVES

WILDCREST ENTRY

HAMMOND ROAD ENTRY

MAIL KIOSK NEAR WILDCREST ENTRY

INTERIOR VIEW-R BUILDINGS

PAGE 18

BONSON TOWNHOMES BY MOSAIC HOMES PAGE 19

LANDSCAPE VISION• The Landscape intent is to provide a pleasant, safe

neighborhood feel that respects and complements the existing conditions. It focuses on preserving many of the existing trees on the perimeter of the site while adding more trees between the building and along pathways.

• Many of the mature trees along Hammond Road are to maintained and protected with enhancement to the understory planting and enrichment to the landscape along the entrance at Hammond Road. A grand entryway off Wildcrest Avenue with a tree-lined boulevard, brick monument, and a pocket wedge park featuring seating opportunities and tree canopy.

• Furthermore the landscape is designed to allow for chance encounters, small gather spaces in addition to the Kids play, Wedge park, an the naturalized park area creating a strong sense of community.

• Moreover, the design incorporates storm water management best practices with swales and rain collection in select areas of the site near the bottom of the slope.

• In addition to the provided amenity areas, each unit has access to outdoor yards, which are private and responsive to the units solar orientation. The yards are designed to comfortably accommodate different uses and are planted in a way that insures privacy and comfort for the users.


HAMMOND ROAD ENTRANCE• In addition to the grand entrance at Wildcrest

Avenue, Similar Strategy is applied at Hammond Road entrance. New signage and row of trees lines the entrance creating a pleasant introduction to the site.

• Many of the trees on Hammond Road are to be retained and protected with the addition of an extensive landscape enhancement at Hammond Road entrance.

PAGE 20


NATURAL PLAY • Kids Play is safely and strategically located away

from vehicle traffic but still visible and in close proximity to homes. It incorporates natural play elements such as logs and boulders encouraging creativity and curiosity.

• The design incorporates a lawn area allowing for different activities with seating and benches for the residents to sit and enjoy the space.

PAGE 21


WEDGE PARK

The Central area between the buildings provides the residents with a large lawn area with seating and a picnic table. The Wedge Park is conveniently located near the kids play area.

PAGE 22


NATURALIZED PARKA naturalized park is proposed on the south side of the site to complement, enhance and blend in with the existing vegetation. A looping path with benches is proposed providing the residents with a place to sit, run or walk in an accessible naturalized setting.

PAGE 23

19696 hammond rd. pitt meadows, bc · bonson tonhomes b mosaic homes 19696 hammond rd. bonson ....

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