City of Richmond. Report to Development Permit Panel. we Att.

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1 Cty of Rchmond Report to Development Permt Panel To: From: Re: Development Permt Panel Wayne Crag Drector of Development Date: March 8, 217 Fle: DP Applcaton by YuanHeng Seasde Developments Ltd. for a Development Permt at 331, 3211, 3231, 3291, 3311, 3331 and 3351 No. 3 Road and 8151 Capstan Way Staff Recommendaton That a Development Permt be ssued whch would permt the constructon of the frst phase of a three-phase, hgh-rse, mxed use development comprsed of 535 dwellngs (ncludng 41 affordable housng unts) and street-orented commercal uses at 331,3211,3231,3291, 3311, 3331 and 3351 No.3 Road and 8151 Capstan Way on a ste zoned "Resdental Lmted Commercal and Communty Amenty (ZMU3)- Capstan Vllage (Cty Centre)". we Att

2 March 8, DP Orgn Staff Report YuanHeng Seasde Developments Ltd. has appled to the Cty of Rchmond for permsson to construct "Seasde South", the frst phase of a three-phase, 113,132 m 2 (1,217,741 ft 2 ), hgh-rse, mxed use development, ncludng a communty centre (Phase 2 "Seasde North") and Cty park, n Capstan Vllage near the desgnated future locaton of the Capstan Canada Lne Staton (Attachments 1 & 2). Each phase wll be the subject of a separate Development Permt applcaton. The subject Phase 1 Development Permt (DP) applcaton, whch encompasses most of a cty block at the northwest comer ofno. 3 Road and Capstan Way, s a 57,16 m2 (614,686 ft 2 ) mxed use development comprsed of 535 dwellngs (ncludng 41 affordable housng unts) and 2,129 m 2 (22,912 ft 2 ) of street-orented commercal uses. The ste s beng rezoned for the purposes of ths project from "Auto-Orented Commercal (CA)'', "Marna (MA2)", and "Hotel Commercal (ZC16- Capstan Vllage (Cty Centre)" to "Resdental Lmted Commercal and Communty Amenty (ZMU3)- Capstan Vllage (Cty Centre)" and "School and nsttutonal Use (S)" under Zonng Amendment Bylaw 9594 (RZ ). The rezonng bylaw receved thrd readng on October 17, 216. All Engneerng, Transportaton, and Parks off-ste requrements n respect to the proposed threephase development have been resolved and agreed to by the developer through the rezonng. As per legal agreements regstered on ttle, the developer s responsble for the desgn and constructon, at the developer's sole cost, of upgrades across the subject ste's street frontages, together wth varous other road, utlty, and park-related works. These off-ste works wll be managed n three stages, on a lot-by-lot (phase-by-phase) bass, through three Servcng Agreements. The developer wll enter nto the frst Servcng Agreement (SA ) pror to rezonng adopton and complete the requred works pror to occupancy of Phase 1. Works requred as part of SA nclude, among other thngs, road wdenng along No.3 Road, Capstan Way, and Corvette Way, mproved vehcle access tofrom Sea sland Way at Corvette Way, a new east-west street along the north sde of the subject Phase 1 ste, water, storm, and santary servce upgrades (ncludng pump staton mprovements), and related works. No addtonal Servcng Agreement works are requred n respect to the subject Development Permt applcaton for Phase 1. Development nformaton Please refer to attached Development Applcaton Data Sheet (Attachment 1) for a comparson of the proposed development data wth the relevant Bylaw requrements. Background Development surroundng the subject ste s as follows: To the North: A new street lnkng No.3 Road and Corvette Way, to be constructed by the developer concurrently wth the subject phase, and beyond that, "Seasde North", the development's second phase. The latter wll be comprsed of an offce tower near Sea sland Way and, along the new street, two resdental towers and a 3,17 m 2 (33,439 ft 2 ) Cty-owned communty centre (the latter ofwhch shall be

3 March 8, DP To the East: constructed wth parkng and ancllary uses to a turnkey level of fnsh at the developer's sole cost). No.3 Road, beyond whch s the proposed locaton of the future Capstan Canada Lne staton, a new neghbourhood park (under constructon), and the recently completed frst phase of a fve-phase, hgh densty, hgh-rse, mxed use development (RZ and RZ Pnnacle nternatonal). To the South: Capstan Way, beyond whch are low densty, commercal propertes and marnas zoned "Auto-Orented Commercal (CA)'' and "Marna (MA2)" and desgnated under the CCAP for medum and hgh densty, md- and hgh-rse, resdental and mxed use development, park, and marna. To the West: 891 Capstan Way, a vacant lot that s currently the subject of a rezonng applcaton (RZ GBL Archtects) to permt a two-tower, mxed hotelresdental development, n complance wth Cty Centre Area Plan (CCAP) polcy (.e. 3.5 FAR and 45 m 148ft. maxmum heght). Also to the west, across Corvette Way, s an exstng three-tower, mxed hotelresdental development at 3 99, 3111, and Corvette Way (Wall Centre) zoned "ResdentalHotel (ZMU5)- Capstan Vllage (Cty Centre)", whch s smlar n heght and densty to those proposed for 891 Capstan Way. Rezonng and Publc Hearng Results The developer's proposed form of development, whch s a combnaton of artculated streetwall buldngs and towers, generally conforms to the CCAP and ts Development Permt Gudelnes and s well-suted to the demands and opportuntes of the ste. ssues dentfed through the rezonng for desgn development at Development Permt stage for Phase 1 generally ncluded: 1) The subject development wll be promnently located on No.3 Road, at a key Capstan Vllage crossroads, near the future Capstan Canada Lne Staton. Dstnctve No. 3 Road towers and an artculated, md-rse streetwall buldng wll gve defnton to the street edge and provde vsual landmarks that enhance local dentty and the publc realm. 2) The CCAP encourages small tower floorplates, together wth vared heghts and forms. Through the rezonng, t was agreed that larger floorplates and mnmal changes n heght could be supported, provded that the form s vared and vsually nterestng. Varatons n the shape and artculaton of the proposed towers, balcony and cornce treatments, claddng, and fenestraton provde for vsual nterest, whle specal tower desgns along the No.3 Road frontage ntroduce varety and contrbute towards a dstnctve overall form and character. 3) Potental lvablty mpacts (e.g., vew blockage and nose from commercal uses) arsng as a result of adjacent, on- and off-ste development must be addressed. Steps have been taken to mnmze overlook between the subject development's proposed towers and ther neghbours through buldng stng, unt orentaton, and the dstrbuton of open space areas. n addton, pror to rezonng adopton, a covenant

4 March 8, DP wll be regstered on ttle to notfy future resdents of potental vew and other mpacts that may occur as a result of on- andor off-ste development. The Publc Hearng for the rezonng of ths ste was held on October 17, 216. At the Publc Hearng, concerns were expressed regardng traffc, as proxmty to major arteral roads and the lack of a well-connected secondary road network can make access to exstng neghbourng development dffcult. Staff worked wth the applcant to address these concerns n the followng ways: A traffc study has been completed and recommendatons have been ncorporated nto Phase 1 's on- and off-ste desgns. Approved works along Corvette Way, Capstan Way, and Sea sland Way, together wth the establshment of a new street along Phase 1 's north sde, wll mprove access for exstng and future resdents and busnesses alke. Pror to Buldng Permt ssuance, the developer must submt a Constructon Parkng and Traffc Management Plan that, among other thngs, must demonstrate to the satsfacton of the Drector of Transportaton that the accessegress requrements of exstng resdentsbusnesses wll not be compromsed durng constructon. Staff Comments The proposed desgn scheme attached to ths report has satsfactorly addressed the sgnfcant urban desgn ssues and other staff comments dentfed as part ofthe revew of the subject Development Permt applcaton. n addton, t comples wth the ntent of the applcable sectons of the Offcal Communty Plan (OCP) and Cty Centre Area Plan (CCAP), and s n complance wth the proposed "Resdental Lmted Commercal and Communty Amenty (ZMU3)- Capstan Vllage (Cty Centre)" zone (No zonng varances are requested). Pror to rezonng adopton, the developer s requred to regster varous legal agreements on ttle, some of whch requre that specfc condtons are satsfed pror to Development Permt ssuance for Phase 1. The subject development addresses these requrements, generally as follows: 1) Capstan Staton Bonus (CSB): Pror to Buldng Permt ssuance, the developer shall submt a voluntary contrbuton, estmated at $4,49,73, for the fundng of staton constructon (.e. based on 535 unts and the Councl-approved contrbuton rate of $8, per unt). All publc open space requred wth respect to the CSB open space polcy (.e. 5 m 2 54 ft 2 per unt) was secured va dedcatons, land transfers, and Statutory Rght-of-Ways through the rezonng and ncludes, wthn the subject Phase 1 ste, plazas along the Capstan Way frontage and at the comer ofno. 3 Road and the new street. As part of the Phase 1 DP, the latter has been ncreased n sze to accommodate outdoor dnng assocated wth frontng commercal unts n addton to general open space publc uses. 2) Affordable Housng: Through the rezonng t was agreed that the developer would construct, at the developer's sole cost, 4,442 m 2 ( 4 7,811 ft 2 ) of clustered affordable (low-end market rental) housng unts to a turnkey level of fnsh and, as per the ste's ZMU3 zone, at least 25% of ths would be provded n the development's frst phase. Through the subsequent DP process, the developer proposed to:

5 March 8, DP ncrease Phase 1 's share of the development's total affordable housng contrbuton from 25% to 7%, from 1,111 m 2 to 3,96m 2 (11,953 ft 2 to 33,319 ft2); ncrease the number of affordable housng unts n Phase 1 from 15 to 41; and Complete the constructon of Phase 1 n three stages, such that the frst stage of affordable housng wll exceed the mnmum habtable floor area requrement under the ZMU3 zone. STAGE AFFORDABLE HOUSNG #OF PHASE 1 AFFORDABLE HOUSNG UNTS HABT ABLE FLOOR AREA CLUSTERS TOTAL BACH. 1 BR 2BR 3 BR 1 1,44. m 2 (15, 112. te) Tower B = 9 unts Tower C = 12 unts m 2 (6,49.9 te) Tower A= 7 unts 7 NL ,1.6 m 2 (11,846.8 tf) TOTAL 3,1.1 m 2 (33,368.7 te) Tower D = 8 unts Tower E = 5 unts 13 NL to 12 unts per tower cluster (1%) (12%) (19%) (54%) (15%) Staff are supportve of the developer's proposal on the bass that t: Accelerates the development's delvery of affordable housng unts; Satsfes all applcable Zonng Bylaw requrements; ncludes 71% famly-type unts (.e. wth 2 and 3 bedrooms); ncludes 1% Basc Unversal Housng (BUH) unts; Creates fve dspersed, ndependent clusters of affordable housng unts, comprsng 5 to 12 unts each (.e. each cluster shares lobbycrculaton space wth the market resdents n ts tower, but not wth the affordable housng or market resdents n any other tower); Provdes unrestrcted acces$ to Phase 1 's ndoor and outdoor amentes for all occupants of the proposed affordable housng unts; and Provdes the affordable housng occupants wth parkng, Class 1 bke storage, electrc vehcle chargng facltes, and use of ndoor and outdoor amenty spaces at no addtonal cost (.e. not n excess of the Cty's Councl-approved affordable housng unt rents). 3) Transtonal Parkng Strategy & Transportaton Demand Management (TDM): Rchmond Zonng Bylaw 85 permts parkng reductons n Capstan Vllage for projects that ncorporate TDM measures (.e. up to 1%) and are able to meet the area's parkng demands today and after the Capstan Canada Lne staton s operatonal (.e. by accommodatng a transton from Zone 1A rates to lower Zone 1 rates). n lght of ths, through the rezonng varous road network mprovements, TDM measures, and related features were secured, all of whch wll be mplemented at the developer's sole cost. Based on ths, staff are supportve of the developer's proposed comprehensve parkng plan for Phase 1, key features ofwhch wll be secured va legal agreements regstered on ttle and nclude, among other thngs: 14 commercal parkng spaces, whch shall be located on the :parkade's streetentry level and operated, as determned though the rezonng, as 5% "Publc" (7 spaces) for short-term use by the general publc and 5% "Assgnable" (7 spaces) for the exclusve use of specfc persons or busnesses (.e. leased, sold, or otherwse assgned); (

6 March 8, DP End-of-trp cyclng facltes (.e. showers, lockers, groomng statons, and washrooms) for the use of commercal tenants, co-located wth the project's Class 1 commercal bke storage and convenently stuated near the parkade's streetentry level; and Electrc vehcle chargng equpment provded at rates greater than OCP standards, ncludng: 1. 24V quck-charge servce versus the slower 12V servce requred; 11. Chargng statons for 25% of resdental parkng spaces versus 2% requred; and 111. Chargers (3) and chargng statons (16) for commercal parkng versus none requred. 4) Publc Art: Pror to rezonng, legal agreements wll be regstered on ttle requrng that, among other thngs, pror to completon of the subject Phase 1 development, the developer shall mplement the frst phase of ts Publc Art Plan. The Plan has a total estmated value of $833,887 (whch wll be updated phase-by-phase based on the Councl-approved rates n effect at the tme of Development Permt approval for the development's future two phases). The Plan's frst phase contrbuton s valued at $462,213, comprsed of$439,12 (95%) for one artwork near the corner ofno. 3 Road and Capstan Way (to be secured wth a Letter of Credt pror to DP ssuance) and $23,111 (5%) n cash to the Publc Art Operatng Provson, as per standard Cty polcy. The Rchmond Publc Art Advsory Commttee receved and endorsed the development's ste-wde, 3-phase, publc art master plan on December 2, 216 and ts detaled plan for Phase 1 on February 22, 217. mplementaton of the Phase 1 plan wll be presented for Councl consderaton, as requred, under a separate report. 5) Dstrct Energy Utlty (DEU): All Capstan Vllage developments, ncludng the subject Phase 1 development, must be desgned and constructed to facltate ther connecton to a future Cty DEU system. Pror to rezonng, legal agreements wll be regstered on ttle requrng that, among other thngs, the developer submts an energy modellng report prepared by an accredted professonal to the satsfacton of the Cty pror to Buldng Permt approval and enters nto a Servce Provder Agreement pror to occupancy. 6) Transport Canada Heght Regulatons: The developer has submtted a sgnedsealed letter prepared by a surveyor confrmng that the heght of the proposed Phase 1 development, 4 7 m (154ft.) GSC, s n complance wth Transport Canada regulatons. 7) Skylne Pump Staton Equpment Enclosure: Through the rezonng, t was determned that above-grade equpment requred for the operaton of the Skylne (santary) Pump Staton would be relocated, at the developer's sole cost, from the Cty boulevard to an on-ste enclosure wthn the south face of the Phase 1 buldng. The enclosure and related access shall be owned and mantaned by the developer and secured for the use of the Cty wth a Statutory Rght-of-Way (SRW). To ensure the coordnaton of the Cty- and developerowned works, a prelmnary desgn revew was undertaken through the subject DP process and frst submsson of the developer's ntal Servcng Agreement (SA ). (Ths resulted n a reducton n the requred sze of the SRW.) A detaled revew of the pump staton equpment and enclosure (ncludng gates or doors and ther operaton, lghtng, and related features) wll be undertaken va future submssons of SA and the approved desgn shall subsequently be ncluded for constructon purposes n the developer's Phase 1 Buldng Permt. Constructon of the pump staton equpment, enclosure, and access shall be complete pror to frst occupancy of Phase

7 March 8, DP n addton to the above, the developer wll be requred to enter nto new agreements, ncludng: 1) Occupancy Stagng Plan: Due to Phase 1 's large sze, the developer has requested that ts occupancy s permtted to proceed n three stages. To facltate ths, pror to DP ssuance, the developer shall enter nto the Phase 1Lot A Occupancy Stagng Agreement, detals of whch are ncluded n the attached Development Permt Consderatons (Attachment 6). The purpose of ths agreement s to ensure that the gradual completon and occupancy of Phase 1 wll not compromse Cty objectves wth respect to the delvery of affordable housng, resdental amentes, or any other features. More specfcally: The stagng agreement wll permt occupancy to proceed n a maxmum of three sequental stages, each of whch shall be comprsed of two resdental or mxed use towers, together wth specfed amounts of market and affordable housng, commercal uses, and related features, as specfed n Attachment 6 (Schedule A); Affordable housng (ncludng requred parkng, bke storage, and electrc vehcle chargng facltes) wll be delvered n all three stages, the frst of whch wll exceed the ZMU3 zone's mnmum requrement for the entrety ofphase 1; Commercal uses and related parkng and electrc vehcle chargng facltes wll be delvered n the project's frst two stages, ncludng all requred "Publc" short-term parkng (7 spaces) n the frst stage and all requred "Assgnable" parkng (7 spaces) desgnated for specfc persons andor busnesses n the second; End-of-trp cyclng facltes, Class 1 bke storage, and related electrc bke chargng facltes for the use of commercal tenants wll be completed n Phase 1 's frst stage; Shared ndoor and outdoor amenty spaces for the use of market and affordable housng occupants wll be delvered n all three stages, the sze of whch shall meet or exceed the applcable OCP and CCAP rates at each stage; 1% of requred loadng facltes wll be completed n Phase 1 's frst stage, whle ts resdental and commercal garbage and recyclng rooms wll be completed n three stages n coordnaton wth the waste management needs of each stage; and As per legal agreements to be regstered on ttle pror to rezonng, off-ste works requred wth respect to Phase 1 and subject to a Servcng Agreement (SA ) wll be completed to the Cty's satsfacton pror to occupancy of Phase 1. The desgn of the requred works shall nclude "nterm" and "ultmate" desgns for sdewalks and boulevards (e.g., surface treatments, landscapng, and furnshngs) n locatons where the frontng buldng wll not be occuped untl Phase 1 's second or thrd stage. 2) Shared Amenty Space for Phases 1 and 2: The CCAP encourages developers oflarge resdental projects to consoldate ndoor amenty space where ths helps provde for specal shared amentes. The subject developer proposes to apply ths approach by, n Phase 1, oversupplyng ndoor amenty space by 263 m 2 (2,831 ft 2 ) and provdng an ndoor pool faclty, at least 65m 2 (7, ft 2 ) n sze, for shared use wth the resdents of future Phase 2. (Phase 3 's amenty space requrements wll be fully satsfed on ts own ste and Phase 3 resdents wll not have shared use of the Phase 1 pool faclty.) To facltate the developer's proposal: Pror to DP ssuance, the developer shall enter nto a shared amenty space agreement for Phases 1 and 2, as descrbed n the Development Permt Consderatons (Attachment 6);

8 March 8, DP Phase 1 shall nclude an elevatorstar tower on the buldng's north sde, provdng access to ts pool faclty and related spaces for the use of future Phase 2 resdents; and n addton to the pool faclty, both Phase 1 and Phase 2 wll provde varous smaller socal and recreaton for the ndependent use of the resdents of each phase. 3) Canopy Encroachments: The subject development ncludes glass and metal canopes along ts retal and resdental lobby frontages. n some locatons, the proposed canopes extend across the property lne and overhang the Cty-owned sdewalk (e.g., No.3 Road). Staff are supportve of the developer's proposal because the weather protecton wll enhance the appearance and amenty of the streetscape for pedestrans. Moreover, the canopes wll not nclude sgnage or conflct wth street trees and wll be demountable to facltate access to Cty nfrastructure. Pror to Buldng Permt ssuance, the developer shall be requred to enter nto encroachment agreement(s) wth the Cty to permt the proposed canopes. (Fees wll apply.) Advsory Desgn Panel Comments The Advsory Desgn Panel (ADP) revewed the subject development (no vote was held due to the lack of a quorum). Panel members were generally supportve of the proposal and provded feedback for consderaton by the applcant. A copy of the relevant excerpt from the Advsory Desgn Panel mnutes of December 7, 216 s attached for reference (Attachment 4). The desgn responses from the applcant have been ncluded mmedately followng the related Panel comments and are dentfed n "bold talcs". Zonng ComplanceNarances No zonng varances are requested. Analyss The developer proposes to construct Phase 1 -a hgh-rse, hgh densty, mxed use development at the promnent No.3 RoadCapstan Way comer- as the frst phase of a three-phase development n the heart of Capstan Vllage. Key features n the vcnty of Phase 1 wll nclude the future (Phase 2) communty centre to ts north, No. 3 Road and the future Capstan Canada Lne Staton to ts east, and the Vllage's Capstan Way greenway connecton wth the rverfront along ts south frontage. The establshment of a new street along the north edge of Phase 1 wll contrbute to a network of smaller, better connected blocks that are more approprately scaled and confgured for pedestranand transt-orented urban development. Lkewse, the developer's proposed form of development, whch s a combnaton of artculated streetwall buldngs and towers, generally conforms to the CCAP and ts Development Permt (DP) Gudelnes and s well-suted to the demands and opportuntes of the ste. n partcular, the development has successfully demonstrated: 1) A strong urban concept provdng for a hgh-densty, pedestran-frendly envronment; 2) Varatons n buldng massng that contrbute towards local dentty, vsual nterest, solar access, usable rooftops, and upper- and md-level vews across the ste for resdents and neghbours; 3) A md-rse buldng typology that ams to break the streetwall nto a seres of coordnated, yet dstnct, buldngs, provdng for vsually engagng streetscapes, a human scale, and opportuntes for nterestng retal envronments at grade; and 4) Strong publc open space and on-ste landscape strateges

9 March 8, DP Condtons of Adjacency The subject ste s located n Capstan Vllage, an emergng, hgh-rse, mxed use area affected by arcraft nose. The developer has revewed the potental development mpacts that resdents of Phase 1 may experence wth the am of mtgatng them to the extent possble and helpng potental purchasers make nformed decsons (whch shall nclude the regstraton of legal agreements on ttle pror to rezonng adopton). Overall, t has been demonstrated that the desgn of the subject development s senstve to ts emergng urban context and has reasonably addressed on- and off-ste condtons of adjacency. n summary: 1) Vew Blockage: Ths ssue s largely a functon of tower spacng. Phase 1 's towers wll generally be separated by a dstance of at least 24m (79ft.), as per the recommended CCAP mnmum, and wll be separated from exstng and future towers on surroundng propertes by smlar or greater dstances. n addton, the ste confguraton wll provde for attractve street-end vews from Phase 1 to the rverfront along the east-west leg of Corvette Way and from the neghbourng (exstng) Wall Centre development along the new east-west street to the Canada Lne and neghbourhood park (under constructon) on the east sde ofno. 3 Road. 2) Overlook: Ths potental ssue s largely mtgated va the development's tower spacng and orentaton. n addton, at the north end of the ste where three towers are arranged n parallel and ther md-levels (.e. 5th, 6th, and h floors) face one another (wthout beneft of trees or other screenng), the fac;ades of the mddle tower have been artculated wth bay wndow-lke features to redrect vews away from facng unts. 3) Sun and Shadng: The development's proposed tower spacng, orentaton, and massng wll help to maxmze sun to resdental unts (.e. less than 1% are north-facng) and ensure that outdoor amenty spaces on the podum and md-rse rooftops receve adequate sunlght. 4) Arcraft & Ambent Nose: An acoustc study was undertaken by a regstered professonal on behalf of the developer regardng potental nose mpacts on resdental uses arsng from arcraft and ambent sources (e.g., traffc and exstng ndustral and commercal), takng nto account OCP Arcraft Nose Senstve Development polcy requrements (e.g., ar condtonng). The developer has agreed to fully ncorporate all recommendatons nto the development. 5) Ambent Nght-Tme Lght: As areas urbanze, ambent nght-tme lght ncreases, whch can be a nusance f not mtgated. To address ths, the developer proposes to () provde electrcal outlets n place of balcony sofft lghtng so that resdental tenants have drect control over ther outdoor lghtng, and () nstall wndow blnds (e.g., horzontal louver or roller) n all unts. Urban Desgn and Ste Plannng The proposed form of development s consstent wth CCAP objectves and wll contrbute towards an attractve, pedestran-frendly, hgh-densty urban envronment. More specfcally: 1) The overall development s desgned to take advantage of the ste's rregular shape and northeast-southwest axs, whch shft the relatonshps between towers and, as a result, provdes for more dynamc on-ste spaces, opens up vews across the ste, and strengthens the mportance of the No.3 RoadCapstan Way comer as a landmark locaton; 2) Streetscapes provde for a vsually engagng, pedestran-scale, urban settng, ncludng: Along the No.3 Road "hgh street" and Capstan Way greenway, vared setbacks, heghts, artculatons, weather protecton, and materals that are desgned to energze the

10 March 8, DP streetscape and break up the massng, complemented by specal landscape treatments that create opportuntes to shop and lnger; and Along Corvette Way and a porton of the new street, a row of 2-storey townhouses wth rased patos, landscapng, and entry features that complement the street desgn begun wth the exstng Wall Centre development and coordnate wth the antcpated Phase 2 development north ofthe new street (e.g., communty centre plaza); 3) Towers are desgned and located to anchor key corners, enhance vews and sun exposure, and, n the case of the No.3 Road towers, provde for landmark features that vsually strengthen the ste's poston at the emergng heart of Capstan Vllage; 4) Lower-level rooftops are landscaped to provde for recreaton spaces and enhance upperlevel vews from on-ste and neghbourng development; 5) All parkng, loadng, and waste handlng actvtes are concealed wthn the buldng; 6) Vehcle access s lmted to two drveways to mnmze streetscape and traffc mpacts (takng nto account exstng neghbourng resdents), whch drveways wll provde for: At Corvette Way, access to 57% of Phase 1 's resdental parkng (354 spaces); and At the new street along the ste's north sde, access to the balance of the development's resdental parkng (325 spaces) and the entrety of ts commercal parkng (14 spaces); 7) The maxmum proposed buldng heght, 4 7 m (154 ft.) GSC, comples wth Transport Canada regulatons (as confrmed by a surveyor); and 8) The development comples wth the Cty's flood constructon level requrements ncludng, for commercal spaces and lobbes, a mnmum elevaton of.3 m (1 ft.) above the crown of the frontng street, and, for resdental unts, a mnmum elevaton of2.9 m GSC (the Cty's standard flood constructon covenant wll be regstered on ttle pror to rezonng adopton). Archtectural Form and Character The CCAP encourages the development of a mosac of dstnctve, yet cohesve, urban vllages. The subject development ams to satsfy ths objectve by buldng on the strong streetwall vocabulary establshed elsewhere n Capstan Vllage, whle proposng dstnct tower, md-rse, and retal treatments. n bref, features nclude: 1) Strong md-rse streetwall elements, artculated wth a vared grd of wdows and balcones, solds and vods, set wthn bold horzontal frames that "float" over the development's lower floors, and together provde vsual nterest and a human scale; 2) Tower treatments that vary n response to ther locatons, ncludng: On the western part of the ste, a resdental character, acheved through the use of materals, colours, and elements found n the md-rse "grds" and generally capped wth lghter, 2-storey penthouse floors desgned to help conceal the elevator overrun and provde a skylne feature; At Capstan Way, a "landmark" tower wth a bold, curved fas:ade that commands the No.3 Road corner, vsually complementng ts role as part ofthe Cty Centre's key commercal spne and markng the mportant Capstan greenway crosroads;

11 March 8, DP At the new street, a slm tower artculated wth frames, projectng slabs and a colourful grd, desgned to enhance the approach to the future communty centre (Phase 2) and ts relatonshp wth the future transt staton and park on No.3 Road's east sde; and At the rooftop mechancal equpment (on the md-block tower frontng the new street along the ste's north sde), a perforated alumnum enclosure mprnted wth decoratve mages of clouds and llumnated at nght, desgned to provde skylne nterest and an attractve feature when vewed from frontng resdental unts; 3) At the ground floor, retal uses extend along most of the ste's No.3 Road and Capstan Way frontages, ncorporatng fayadefrontage treatments that wll contrbute towards the growth of ths area as a dstnct, hgh amenty, pedestran-orented retal envronment, ncludng: Along No.3 Road, a clean-lned, cohesve retal streetscape s defned by a bold horzontal frame that sets t apart from the resdental uses above and wll enhance ts vsblty from the street and Canada Lne; and Along Capstan Way, a south-facng restaurant-street s characterzed by smaller commercal unts wth retractable front wndow walls, weather protecton, <J-nd space for outdoor dnng frontng onto a tree-lned greenway and rverne landscape features leadng pedestrans and cyclsts to the rver; and 4) A well-consdered sgnage concept provdng for resdental and commercal sgns that coordnate wth and complement the proposed archtectural character (sgns must comply wth Sgn Bylaw No. 556 and, as applcable, wll be subject to separate permt processes). Shared ndoor Amenty Space The CCAP requres that mult-famly developments comprsng more than 2 unts provde ndoor amenty space at a rate of at least 2 m 2 (22 ft 2 ) per unt and that consderaton s gven to groupng ndoor amenty spaces to provde for specal uses. The subject Phase 1 development contans 1,333 m 2 (14,351 ft 2 ) of ndoor amenty space, whch exceeds the CCAP mnmum requrement of 1,7 m 2 (11,517 ft 2 ), and provdes for an attractve range of amenty features, ncludng a large, mult-use faclty and ndoor pool at the podum rooftop level and varous, smaller, use-specfc spaces dspersed among the towers (e.g., ftness room, meetng room, musc room, lounge), all of whch wll be avalable on an umestrctedbass to all ofphase 1 's market and affordable housng resdents. As wth other features of Phase 1, the developer proposes to complete the delvery of the ndoor amenty spaces n three stages, generally ncludng multple, small spaces n Stages 1 and 2 and a large space (e.g., ndoor pool) n Stage 3. Ths dstrbuton provdes for an attractve range of amentes, but provdes for a dsproportonately small amount of amenty space n Stage 1 and large amount n Stage 3 (relatve to the number of unts n each stage). To rectfy ths stuaton, the developer proposes to augment Stage 1 's permanent amenty space wth temporary ndoor amenty space and adjacent outdoor space at the buldng's md-rse rooftop level. That temporary space wll be mantaned for the enjoyment of resdents untl Stage 3 's amenty space s complete and t s no longer needed, at whch tme t wll be converted to resdental unts (whch unts are ncluded n the project's total proposed 535 unts). The developer's proposal s llustrated n Plan #12 of the attached Permt drawngs. Stagng ofthe ndoor amenty space wll be controlled by the Phase 1Lot A Occupancy Stagng Agreement, detals of whch are ncluded n the attached Development Permt Consderatons (Attachment 7)

12 March 8, DP Landscape Desgn and Open Space Desgn The CCAP encourages the development of Capstan Vllage wth a network of small- and medum-sze neghbourhood parks lnked by greenways, bkeways, md-block walkways, and other landscape features. n addton, Zonng Bylaw requrements n respect to the Capstan Staton Bonus requre that benefttng developments (ncludng the subject development) provde on-ste publcly-accessble open space over and above basc CCAP park standards. The concept for the developer's three-phase development locates most of ts permanent publc open space along the rverfront (to be constructed n Phase 3) and a plaza assocated wth the future communty centre (Phase 2). n addton, Phase 1 wll provde for the followng: 1) On-ste, publcly-accessble open space features, ncludng: Plaza space desgned as a seamless extenson of the Capstan Way greenway (.e. a treelned, off-street bke path and pedestran walkway) along the ste's south sde, ncludng water features, plantng, decoratve pavng, and features ntended to support ts use for outdoor restaurant dnng, to be used n coordnaton wth the frontng, south-facng commercal unts; and A small plaza at the comer ofno. 3 Road and the new street, across from the future communty centre (Phase 2), ncludng plantng, trees, decoratve pavng, seatng, and an area for outdoor dnng, to be used n coordnaton wth the adjacent commercal unt and the communty centre; 2) 5,718 m 2 (61,55 ft 2 ) of shared rooftop amenty space, the sze of whch exceeds the mnmum OCP requrement by 78% and ncludes: At the podum rooftop level: 1. A large, mult-use, landscaped outdoor space, co-located wth the development's ndoor pool faclty and desgned to provde a network of outdoor "rooms" and vewponts, connected by tree-lned pathways, for relaxng, socalzng, and dnng; 11. A 717m 2 (7,719 ft 2 ) chldren's play area ncorporatng hard and soft play areas and a varety of play equpment; and 111. A large communty garden area on the south sde of the development, ncludng rased garden plots, shelter, seatng, tool storage, hose bbs, and related features; and At the development's md-rse rooftop levels, smaller outdoor spaces provdng places to relax, BBQ, and enjoy vews to the rver on the west and No. 3 Road on the east (ncludng vews to a future neghbourhood park, chld care, and Canada Lne staton); 3) Green roofs (naccessble) on the rooftops ofthe ndoor pool faclty, the north md-block tower, and small areas on varous md-rse portons of the buldng; 4) Street front landscapng, ncludng water features, trees, plantng, terraced grade changes, street furnshng, and related features; and 5) Prvate outdoor amenty space for each resdental unt n the form of a balcony, pato, or terrace. Tree Management 1) On-Ste Tree Replacement: The nature of the subject development prevents the developer from retanng exstng on-ste trees. Thrty-three trees wll be removed, ncludng 3 that were removed n August 216 to facltate sol remedaton (Tree Removal Permt )

13 March 8, DP and 159 replacement-sze trees wll be planted. The developer's proposal exceeds the Cty's mnmum 2:1 tree replacement rato. Replacement trees wll be secured wth the developer's requred DP landscape Letter of Credt (upon recept ofwhch, the $3, tree replacement securty submtted by the developer for Tree Removal Permt shall be released). 2) Off-Ste Tree Relocaton: Through the Servcng Agreement revw process (SA ), t has been determned that road mprovements requred along No.3 Road wll mpact 15 exstng Cty street trees. The Cty Arborst has recommended that the affected trees are relocated elsewhere n Rchmond. Both the recommended tree relocaton and the plantng of new street trees along No.3 Road wll be undertaken by the developer, at the developer's sole cost and to the Cty's satsfacton, va SA Crme Preventon through Envronmental Desgn (CPTED) Measures are proposed to enhance safety and personal securty ncludng, but not lmted to: 1) The market resdental lobbes wll have clear sghtlnes to frontng sdewalks and publc pedestrans areas; 2) Outdoor amenty spaces wll be vsually open and well-lt, offer multple access optons, and be separated from publc areas; 3) The buldng desgn provdes for passve survellance of frontng streets; 4) The ground floor pedestran access routes tofrom the parkade wll be well marked, colocated wth parkng pay statons and EV chargng statons, and closed outsde of normal busness hours wth securty grlls; and 5) End-of-trp bke facltes for commercal tenants are co-located wth the commercal Class 1 bke storage at the parkade's street-level. Accessble Housng Rchmond's OCP seeks to meet the needs of the cty's agng populaton and people facng moblty challenges by encouragng the development of accessble housng that can be approached, entered, used, and occuped by persons wth physcal or sensory dsabltes. To address the Cty's polcy, the developer proposes to provde: 1) Barrer-free access to all buldng lobbes and ndoor and outdoor amenty spaces; 2) Agng n place features n all dwellngs, ncludng: Starwell hand rals; Lever-type handles for plumbng fxtures and door handles; and Sold blockng n washroom walls to facltate future grab bar nstallaton (by others) besde tolets, bathtubs, and showers; and 3) 18 Basc Unversal Housng (BUH) unts (.e. 2% oftotal Phase 1 unts), ncludng all41 affordable housng unts (1%) and 67 market housng unts (14%), ncorporatng all the accessblty provsons lsted n the BUH secton of the Cty's Zonng Bylaw so that they may be easly renovated to accommodate wheelchar use. (Note: The developer proposes to use the Zonng Bylaw densty excluson of L86 m 2 (2 ft 2 ) for each BUH unt provded.)

14 March 8, DP Sustanablty Measures- LEED "Slver" Equvalent The project's sustanablty goal s to provde a cost-effectve, hgh-value development that meets or exceeds Cty standards (.e. LEED "Slver" equvalent). The development proposal targets 54 LEED ponts and responds to Cty objectves for enhanced long-term envronmental, fscal, and socal sustanablty as per the attached LEED Checklst (Attachment 5). n bref, among other thngs the development wll nclude: 1) Green roofs and vegetated outdoor areas, the desgns of whch ncorporate drought tolerant plants to reduce relance on rrgaton; 2) Low flowflush plumbng fxtures (e.g., tolets, showers, and faucets) and a hgh effcency rrgaton system to reduce water usage; 3) A full buldng energy smulaton to optmze energy effcency measures and an enhanced commssonng process to ensure that the buldng's energy related systems are operatng effcently and as desgned; 4) Dstrct Energy Utlty (DEU) compatble buldng and mechancal system desgns; 5) Electrc vehcle (EV) chargng equpment n excess of current OCP standards; 6) End-of-trp cyclng facltes; 7) Locally sourced buldng materals, materals wth recycled content, andor materals selected to reduce greenhouse gases (e.g., cement substtutes such as fly ash); and 8) Best practces to optmze ar qualty and provde a clean and healthy buldng for occupants. Conclusons The proposed development s consstent wth Rchmond's objectves for the subject property and Capstan Vllage as set out n the OCP, Cty Centre Area Plan (CCAP), and Zonng Bylaw. The project's dstnctve form, pedestran-orented streetscapes and open spaces, affordable and accessble housng, publc art, and sustanable development measures, together wth the developer's concurrent constructon of off-ste mprovements secured through rezonng, wll enhance the establshment of Capstan Vllage as a hgh-amenty, transt-orented, urban communty. On ths bass, staff recommend that the Development Permt s endorsed and ssuance by Councl s recommended. Suzanne Carter-Huffman Senor PlannerUrban Desgn SCH:cas Attachments: 1. Locaton Map 2. Phasng Key Plan 3. Development Applcaton Data Sheet 4. Advsory Desgn Panel- Excerpt ofmeetng Mnutes ofdecember 7, LEED Checklst 6. Development Permt Consderatons (Schedule A- Phase 1Lot A Occupancy Stagng Plan)

15 ATTACHMENT 1 Locaton Map CA c HAZELBRDGE WAY... DP Orgnal Date: 1616 Revson Date: Note: Dmensons are n METRES

16 v, N v, "'... YUAN HENG SEAVEW & SEASDE DEVELOPMENt S -_ ----="'=-::;:,_, h ' -- - Sea-sland 'Way Exstng Marnas WALL CENTRE,.,..,r.,.... \ , " -.. R ve Road, SEAVEW Phase ,_ :::.=:--_:::::::::: ::.:::::::.::::.-.:::::::::.:.:.-::_-:_-::::::::::::::::::-"" --: - -- corvette-way --r:::::::::::::-_-:::=::=-=.::;- j, " \\ \, \' '. ' J ,. ' Road Future Road - -, ( '.f...:::!'"'..: c..=-7 -- ' ( ;"": NEW STREET & -, NTERSEcTON Future' Capstan Cma.da Lne Staton- NORTH -f 1}; )>... (") :: s: m z ::s-f N c._ '! \\ r

17 Cty of Rchmond Development Applcaton Data Sheet Development Applcatons Department DP ATTACHMENT 3 Address: 8151 Capstan Way and 331, 3211, 3231, 3291, 3311, 3331, and 3351 No 3 Road Applcant _Y-'---"'-'ua,_,n_,_,_H_,_,e"'-n'-"'g'--'S::.::e:.:::a:.:::.s'""'d.:::.e_,D'-"e:.:.ve::::.:l.:::.op"-'mc:=en:.::t::::..s-=Lc:.::td:.. Owner: YuanHeng Seasde Developments Plannng Area(s): Cty Centre (Capstan Vllage) Floor Area: Gross: 61,62.9 m2 (663,87.6 ft2) Net 57,16.2 m2 (614,685.8 ft2) Exstng Proposed Ste Area. 13,22. m2 (142, 15.1 ft2) 13,22. m2 (142, 15.1 ft2) 6 resdental towers Land Uses. Vacant. 13 townhouses along Corvette Way & the new street. Resdental Lmted Commercal and Communty Amenty (ZMU3) - Capstan VllaQe (Cty Centre) OCP. Mxed Use No change Desgnaton Zonng:. Ground floor retal alonq No 3 Road & Capstan Way. No change. Market unts: 494, ncludng 67 BUH unts (14%) Total Dwellngs. Nl. Affordable housng: 41, ncludng 41 BUH unts (1 %) & BUH Unts (1). TOTAL: 535, ncludng 18 BUH unts (2%) (1) BUH unts are unts desgned to comply wth Rchmond Zonng Bylaw standards for Basc Unversal Housng. Buldable Floor Area (max). Resdental: 54,977.8 m2 (591,776.1 ft2). Resdental: 54,977.6 m2 (591,774.3 ft2) Bylaw (ZMU3) Requrement Proposed Varance a) Market housng: Max. 53,867.3 m2 a) Market housng: 51,882.1 m2 (579,822.8 ft2) (558,454.9 ft2). None b) Affordable housng: Mn. 1,11.5 m2 b) Affordable housng: 3,95.5 m2 permtted (11,953.3 ft2) (33,319.4 ft2). Commercal: 2,131. m2 (22,937.9 ft2). Commercal: 2,128.6 m2 (22,911.5 ft2). TOTAL: 57,18.8 m2 (614,714. ft2) TOTAL: 57,16.2 m2 (614,685.8 ft2) Lot Coverage (max). 9%. 9%. None Lot Sze (mn) 13,. m2 (139,93.8 ft2). 13,22. m2 (142, 15.1 ft2) None No. 3 Road:.12 m (.4 ft.) mn 3. m (9.8 ft.) to lot lne or SRW secured Capstan Way: 3.8 m (1.3 ft.) mn Setback: Road (mn) for publc access, BUT may be reduced f. None Corvette Way: 1.6 m (5.2 ft.) mn proper nterfaces are provded East-West Street.3 m (.9 ft.) mn Setback: nteror Sde O.Om. O.Om None Yard (mn) Setback: Below O.Om. m (Parkng structure) None Grade (mn) Heght (max) 47. m (154.2 ft.). 47. m (154.2 ft.).. None TOTAL: 62 spaces mn, ncludng: a) Resdental: 528 mn. TOTAL: 819 spaces, ncludng: b) Non-Resdental: 92 mn Parkng: TOTAL a) Resdental: 679. None The mnmum ZMU3 rates assume that b) Non-Resdental: 14 Transportaton Demand Management (TOM) measures are secured va RZ spaces mn, ncludng: 679 spaces mn, ncludng: Parkng: Resdental a) Market Housng: 494 a) Market Housng: 645 None b) Affordable Housng: 34 b) Affordable Housng:

18 Parkng: Non-Resdental Parkng: Accessble spaces mn, ncludng: 14 spaces, ncludng: a) Commercal: 63 mn a) 5% "Publc" spaces = 75 None b) Resdental Vstors: 29 mn, operated b) 5% "Assgnable" spaces = 7 as part of the commercal parkng. 17 spaces (.e. 2% of proposed parkng), 21 spaces, ncludng: Bylaw (ZMU3) Requrement Proposed Varance ncludng: a) Market Resdental:13 b) Affordable Housng: 1 c) Non-Resdental: 3 a) Market Resdental: 16. None b) Affordable Housng: 1 c) Non-Resdental: 4 Parkng: Small Cars. 5% max.. 17 None Parkng: Tandem (Market Housng only) Loadng Class 1 Bke Storage: Permtted only where 2 spaces are assgned to 1 Market dwellng unt & the. 117 proposed tandem pars. None second space s excess to the Bylaw. Resdental: 3 medum trucks. Resdental: 3 medum trucks. Commercal: 1 medum truck Commercal: 1 medum truck. None 675 bkes mn, ncludng: 675 bkes mn, ncludng: a) Market Housng: 618 a) Market Housng: 618. None b) Affordable Housng: 52 b) Affordable Housng: 52 c) Commercal: 5 c) Commercal: 5 As per RZ : End-of-Trp (Bke). Showers, change rooms, washrooms & As requred. None Facltes lockers for commercal tenants must be Class 2 Bke Storage next to Class 1 commercal bke storage 117 bkes mn, ncludng: 117 bkes, ncludng: a) Resdental: 17 a) ndoors@ 1 51 floor parkade: 27 b) Commercal: 1 b) Outdoors (on-ste): 9. Resdental, ncludng: None a) 24V chargng statons Resdental equpment only, ncludng: EV Chargng b) 171 pre-ducted spaces a) 12V chargng statons Equpment: Vehcles Commercal, ncludng: b) 17 pre-ducted spaces a) 24V chargers. None b) 16 -@ 24V chargng statons EV Chargng Equpment: Bkes. 68 for Class 1 bkes: 96 for Class 1 bkes: a) Resdental: 67 a) Resdental: 95. None b) Commercal: 1 b) Commercal: 1 Amenty Space: 1,7. m2 (11,517.4 ft2) mn, based on 1,333.2 m2 (14,35.6 ft2). None ndoor m2 unt. TOTAL: 4,53.2 m2 (48,762.7 ft2) mn.,. TOTAL: 5,894.2 m2 (63,444.9 ft2) mn., ncludng: ncludng: Amenty Space: a) Recreaton (OCP): 3,21. m2 a) Recreaton (OCP): 5,718.2 m2 Outdoor (34,552.1 ft2) (61,55.4 ft2). None b) Other landscape (CCAP): 1,32.2 m2 b) Other landscape (CCAP): 176. m2 (14,21.5 ft2) (1,894.5 ft2) Tree Replacement: 33 bylaw-sze trees wll be removed to facltate the subject development & 159 replacement trees wll be planted on ste. n addton, 15 exstng Cty street trees wll be relocated at the developers sole cost va SA

19 ATTACHMENT 4 Advsory Desgn Panel- Excerpt of Meetng Mnutes of December 7, 216 Excerpt from the Meetng Mnutes of the Advsory Desgn Panel Wednesday, December 7, 216 Rm. M.1.3 Rchmond Cty Hall 4. DP FRST PHASE OF 3-PHASE HGH-RSE MXED USE DEVELOPMENT, COMPRSED OF 6 TOWERS, TOWNHOUSES AND GROUND FLOOR RETAL ARCHTECT: W. T. Leung Archtects PROPERTY LOCATON: 331, 3211, 3231, 3291, 3311, 3331, and 3351 No. 3 Road and 8151 Capstan Way Applcant's Presentaton Archtect W.T. Leung, W.T. Leung Archtects nc., Stefan Vogelfaenger, W.T. Leung Archtects nc., and Landscape Archtect Daryl Tyacke, ETA Landscape Archtecture, presented the project and answered queres from the Panel. Panel Dscusson Comments from the Panel were as follows: consder extendng the weather protecton structures over the food-orented commercal spaces proposed for the Capstan Way frontage to facltate the placement of outdoor tables; Weather protecton h{(s been added n ths locaton. revew unt layouts that have bathrooms located far from the bedrooms; Unt layouts have been updated and wll contnue to be refned at Buldng Permt stage. No. 3 Road elevaton s very "loomng"; Capstan Way elevaton also appears huge due to the two towers of the same heght; Whle the two towers reman the same heght, the desgn of each has been refned to make them more dstnct and the bulkness of the md-rse and south tower have been broken up through greater artculaton and changes n colour and materals. lobbes for the ndvdual buldngs could be expressed as more dstnct elements that could contrbute to the publc realm; could also assst n wayfndng and vsually break up the language that goes all the way around the buldng; ext corrdors not dstngushed from lobby entrances; also consder creatng more nterest to the publc realm, e.g. ntroducng canopes and seatng; Canopes, plantng, seatng, and related features have been added to enhance the dentty and amenty of the resdental entrances. apprecate the dea of a food-orented commercal spaces along the Capstan Way frontage; sldng doors would facltate the locaton of food outlets n the development; Foldng glass doors have been added to enhance restaurant use along ths frontage. the buldng comer at No.3 Road and Capstan Way s a focal pont of the pedestran realm; however, the base of the buldng does not address ths (e.g., blank wall and projectng resdental lobby nterrupt retal contnuty and reduce the avalable pedestran space); consder further desgn development to provde nterest to pedestrans; The resdental entrance has been recessed and plaza has been opened up to enhance retal and pedestran open space contnuty

20 -2- the scale of the project s bg for one archtect to work on; large projects such as the subject development could beneft from more archtects who could provde dfferent deas; The proposed desgn s functonally ntegrated, yet exhbts varatons n character along ts frontages that complement ts varous uses, provde vsual nterest, and contrbute to local character. overall, apprecate the proposed scheme for the project; stng of the towers n relatonshp to the proposed densty s approprate; spacng between towers s approprate; package materals crculated to the Panel are very archtectural and more helpful to constructon than revewng and understandng the project; package materals should have ncluded shadow studes, vew analyss and streetscape analyss n vew of the scale of the project; desgn ratonale submtted by the applcant should have been complemented wth graphcs; Addtonal materals have been submtted for revew by Cty staff. at No. 3 Road and Capstan Way, consder ntroducng a dfferentatng treatment at the base of the corner element to provde pedestran nterest; The desgn has been refned to enhance pedestran nterest. apprecate that food-orented commercal uses screen the parkng podum at the south elevaton; however, consderaton should be gven to pushng back the Capstan Way facade to allow more space for publc repose and outdoor dnng; a recessed courtyard framed by commercal unts would be more anmated; the proposed publc space wll provde pedestran nterest along the Capstan Way elevaton; gve vsual cues lnkng the prvate podum level wth the publc streetcourtyard; Wthout a larger, anchor-type commercal unt (whch the development does not have space to nclude), t could be dffcult to anmate a recessed courtyard. nstead, the desgn has been refned to enhance the vsblty and amenty of Capstan Way as a lnear pedestran- and bke-frendly commercal space wth weather protecton, foldng glass doors, specal sgnage, trees, and space for outdoor dnng. archtectural feature at the corner of No. 3 Road and Capstan Way needs to read stronger; applcant needs to provde a ratonale for the desgn of the corner feature that consders urban desgn factors, e.g. solar shadng; The tower desgn has been refned to enhance vsual nterest and lvablty for resdents. glass to wall rato s smlar throughout the proposed development; consder more artful facades along No. 3 Road and Capstan Way and more subdued facades along Corvette Way and New East-West Road; The artculaton of the facades has been refned to enhance the dstncton between the west sde's resdental character and No.3 Road's mxed use character. apprecate the use and dstrbuton of densty n the proposed development; consder staggerng some of the floors on Buldng J to mtgate adjacency mpacts to neghbourng towers; To address adjacencyoverlook ssues, the east and west sdes of Tower J have been artculated wth a vared pattern of recessed balcones that help to break up sght lnes and redrect vews

21 - 3 - consder desgn development to the parkade entrance along the proposed New East-West Road to make t more welcomng; A pedestran walkway, sgnage, and plantng have been added to the parkade entrance. consder desgn development to the long commercal space fac;ade along No. 3 Road; consder further artculaton and "movement" along the fac;ade other than a glazed wall to better address the expected heavy pedestran traffc; Frames around the doors of proposed commercal unts, weather protecton, specal sgnage, and setback varatons at resdental entrances are used to artculate the development's retal frontages and provde vsual nterest. reg(!.rdng landscaped areas on the podum level, consder ntegratng pockets or rooms to serve as gatherng areas; Seatng, garden plots, weather protecton, and other features have been used to gve greater defnton to the varous outdoor spaces and amenty uses on the podum rooftop. consder dspersng the affordable housng unts to other floors to promote better nteracton among resdents and enhance the lvablty n all floors; The rezonng allows for the affordable housng to be clustered together. apprecate the green roofs; apprecate the archtectural treatment at the comer of No. 3 Road and Capstan Way; consder ntroducng a smlar approach to the other comers n the proposed development; a unfyng language s needed to unfy the whole development; The tower proposed for the No.3 Road and Capstan Way corner s ntended to be a local landmark that ntentonally contrasts wth the cohesve character of the overall development to provde vsual nterest and dentty. consder varatons n colours for the buldngs n the proposed development to assst n wayfndng and provde a greater sense of dentty for resdents; and Subtle colour and materal varatons are proposed. provde more welcomng pedestran arrval spacesfeatures at the north and south ends of the proposed development's No.3 Road frontage, especally for Skytran commuters. Larger plazas wth enhanced landscapng and retal frontages are proposed at these key locatons. (The followng addtonal comments to tem No. 4 were submtted by Grant Brumpton and read by Wnston Chong durng the meetng) The pato adjacent the retal on the northeast comer of the ste may be very challengng to anmate because t has no drect sun access and s exposed to the traffc nose from No. 3 Road and the Skytran. What has been provded s adequate. Addng sgnfcant landscape features n ths area wll make the retal more successful. Support focusng project resources on the south edge publc realm. The water features and elements that have been provded n that area make sense. Addtonal landscape has been provded at the northeast plaza

22 -4- Agree wth staff comments that desgn development s requred on the level 4 landscape. The large contguous landscape area s a great opportunty to provde a broader range of program elements to mprove lvablty. Opportuntes of resdents to grow food n urban agrculture plots and prepare food and eat outdoors may add value to the project. The landscaped area should allow for multple groups to comfortably use dfferent outdoor spaces at the same tme wthout dsturbng adjacent resdents. Garden plots, BBQ, and other features have been added to ncrease the range of actvtes and number of groups potentally supported by the podum rooftop outdoor amenty space. Agree wth staff comments that more attenton should be gven to the defnton provded between prvate and publc spaces on the level 4 deck. Desgn refnement has been undertaken, ncludng the addton of prvacy screens between unts. The crculaton n the upper deck areas needs more consderaton. There are a couple of places where they may be shortcuttng and paths cut nto the landscape. Desgn refnement has been undertaken, ncludng addtonal access ponts. Agree wth staff comments that all roofs should be consdered for outdoor lvng n projects lke ths wth a large number of homes. The play area should be relocated to a place wth better sun access n the wnter months. Whle the towers shade the podum rooftop, the proposed play area s large and allows reasonable solar access. ncorporatng vewponts s postve; however, the scale of these spaces s very large and they may end up beng wndswept and uncomfortable. Agree that the detal related to the canopes requre desgn development. Desgn refnement has been undertaken regardng the canopy desgns, together wth the addton of seatng, BBQs, and other features supportng the use of these areas for outdoor dnng, recreaton, and socalzng

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24 Cty of Rchmond ATTACHMENT 6 Development Permt Consderatons Development Applcatons Department 6911 No. 3 Road, Rchmond, BC V6Y 2C1 Address: 8151 Capstan Way & No.3 Road Fle No.: DP Pror to approval of the Development Permt, the developer s requred to complete the followng: 1. OCP Bylaw: Fnal adopton of OCP Amendment Bylaw Zonng Bylaw: Fnal adopton of Zonng Amendment Bylaw Rezonng Legal Agreements: Satsfy the terms of legal agreements regstered on ttle pror to rezonng adopton (RZ ) wth respect to the subject Lot A (Seasde South) development, takng nto account addtonal requrements dentfed, to the Cty's satsfacton, va the Development Permt (DP ) revew processes ncludng, but not lmted to: 3.1. Communty Centre Plaza South Statutory Rght-of-Way (SRW): To facltate enhanced publc access to and use of the SRW area approved va RZ : Double the mnmum sze ofthe SRW area from 58. m 2 (624.3 ft 2 ) to 116. m 2 (1,248.6 ft 2 ); Requre that mantenance shall be the sole responsblty of the Owner (because through the subject Development Permt t has been determned to the Cty's satsfacton that no Cty sdewalk, utltes, streetlghts, street trees, or permanent furnshngs shall be located wthn the SRW area); and Wth pror wrtten permsson of the Cty, whch permsson may be condtonal on the Owner satsfyng varous desgn, permttng, or other requrements (whch may nclude, but may not be lmted to, restrctng the nstallaton of fences, roofs, or smlar structures), allow the Owner to close up to a maxmum of 5% ofthe SRW area to publc access to facltate use ofthe closed porton for temporary outdoor dnng and restaurant seatng conducted by the operator( s) of the development's contguous ground floor commercal unt(s) Skylne Pump Staton Equpment Statutory Rght-of-Way (SRW): To accommodate desgn drectons dentfed through the coordnated revew of Servcng Agreement # 1 (SA ) and the subject Phase 1 Development Permt (DP ): Reduce the SRW area behnd the buldng face from 4. m by 15. m (13.1 ft. by 49.2 ft.) SRW area to 6.25 m by m (2.5 ft. by 41.6 ft.); and Reduce the wdth of the SRW area extendng from the buldng face to the property lne from 15. m (49.2 ft.) to m (41.6 ft.) Affordable Housng: To accurately reflect the specfcs ofthe affordable housng unts and ancllary spaces and uses to be constructed on Lot A (Seasde South), as determned to the satsfacton of the Cty va the subject Development Permt (DP ), the Housng Covenant regstered on ttle shall requre that: The Lot A development ncludes, among other thngs, 41 unts (.e. 5 bachelor, 7 one-bedroom, 25 two-bedroom, and 4 three-bedroom), comprsng a combned total habtable area of at least 3,95.5 m 2 (33,319.4 ft 2 ), together wth 34 parkng spaces (ncludng 9 electrc vehcle 24V statons and 9 24V Pre-ducted Spaces for future electrc vehcle statons) and 52 "Class 1" bke storage spaces (ncludng 6 12V duplex outlets for chargng electrc bkes) for the exclusve use of the affordable housng unt occupants; and No Buldng Permt* shall be ssued for a buldng on Lot A, untl the developer, f so determned at the sole dscreton of the Cty, regsters a replacement covenant for the purpose of replacng the floor plans andor summary tabls and related nformaton n the covenant n order

25 - 2 - that the nformaton contaned n the covenant accurately reflects the approved buldng desgn at the tme of Buldng Permt* ssuance. For clarty, affordable housng features that shall NOT be changed va the Lot A replacement covenant shall nclude the: Total habtable floor area of affordable housng on Lot A (.e. 3,95.5 m 2 33,319.4 ft 2 ) and the mnmum habtable floor area of affordable housng n Stage 1, as requred to satsfy the ZMU3 zone and set out n the Phase 11Lot A Occupancy Stagng Agreement (.e. at least 1,11.5 m 2 11,953.3 ft 2 ); Total number of affordable housng unts on Lot A (.e. 41 unts) and the number of affordable housng unts n each occupancy stage, as set out n the Phase 1Lot A Occupancy Stagng Agreement (.e. 21 n Stage 1; 7 n Stage 2; 13 n Stage 3); Affordable housng unt mx on Lot A (.e. 5 bachelor, 7 one-bedroom, 25 two-bedroom, and 4 three-bedroom); and Mnmum permtted affordable housng unt szes as approved by Councl and set out n the Cty's Affordable Housng Strategy "No occupancy" shall be permtted for the frst buldng on Lot A (Seasde South), restrctng fnal Buldng Permt* nspecton grantng occupancy for Lot A, n whole or n part, untl the affordable housng and ancllary spaces and uses on Lot A have receved fnal Buldng Permt* nspecton grantng occupancy, EXCEPT as expressly provded for n the Phase 1Lot A Occupancy Stagng Agreement Publc Art: Delver to the Cty: The Detaled Publc Art Plan for Seasde South (Phase 1 Lot A), whch Plan must be attached to the Publc Art agreement regstered on ttle for Lot A to satsfy the rezonng; and As securty for the performance of the developer's oblgatons n the Publc Art Agreement (regstered on ttle pror to rezonng adopton) wth respect to Phase 1 and the Detaled Publc Art Plan for Seasde South (Phase 1 Lot A), a voluntary developer contrbuton n the amount of$462,213 (based on the table below), ncludng: $439,12 (95%) n the form of a Letter of Credt to secure the developer's mplementaton of publc art n coordnaton wth the desgn and constructon ofphase 1; and $23,111 (5%) n the form of a cash contrbuton to the Publc Art Operatng Provson to support and sustan the management, admnstraton, and promoton of the Publc Art Program, as per standard Cty polcy. Phase Maxmum Permtted Floor Area Publc Art Floor Area Mnmum Developer Mn. Voluntary Developer as per ZMU3 Zone Exemptons (1) Contrbuton Rate Contrbutons (2) (R) 54,977.8 m2 (591,776.1 ft2) (R) $.81ft 2 (R) 3,95.5 m2 (33,319.4 ft2) $462,213 (NR) 2,131. m2 (22,937.9 ft2) (NR) $.43ft TOTAL NOTE: (R) 21,15. m2 (226,23.6 ft2) (R) 1,346.3 m2 (14,491.7 ft2) The greater of the (NR) 22,164.8 m2 (238,58.1 ft2) (NR) 3,16.6 m2 ( ft2) Phase1 rate or the Cty rate n effect at (R) 12,843.2 (138,243.2 ft2) Development Permt Nl (NR) Nl Approval (R) 88,836. m2 (956,222.4 ft2) (NR) 24,295.8 m2 (261,518.4 ft2) (R) 4,441.8 m2 (47,811.1 ft2) (NR) 3,16.6 m2 ( ft2) (R) means resdental and (NR) means non-resdental. $259,697(3) $111,977(5) Vares $833,887 (1) Rates do not apply to affordable housng (Phases 1 & 2) or Communty Centre (Phase 2) uses. (2) Estmated mnmum contrbutons are based on the maxmum permtted floor area under the ZMU3 zone, adjusted for the approved dstrbuton of Affordable Housng determned through the Phase 1 Development Permt, and the contrbuton rates n effect at the tme of Rezonng. Actual contrbutons may be greater, as determned based on the rates n effect pror to Development Permt ssuance on a phase-by-phase bass. (3) As per RZ & the Master Plan, the developer shall allocate a porton of the publc art budget, equal to at least 1% of the Communty Centre constructon budget on Lot B (.e. $217, estmated publc art value, to be adjusted based on actual constructon costs), towards publc art that shall be desgned and mplemented n coordnaton wth the Communty Centre, all to the satsfacton of the Cty. ntal: ---

26 Servcng Agreement #1 (SA ): To address ssues arsng through the frst submsson of SA #1 and facltate the coordnaton of the desgn and constructon of on- and off-ste works, SA #1 shall nclude, among other thngs, the followng requrement, as determned to the sole satsfacton of the Cty: Staged Occupancy: Both nterm and ultmate desgns for sdewalks and landscaped areas behnd the curb (excludng streetlghts) along those portons of Lot A's frontages that are dentfed as "Stage 2" or "Stage 3" n the Cty-approved "Lot A Occupancy Stagng Agreement" (the regstraton of whch agreement s a DP Consderaton wth respect to the subject Lot A Development Permt); Sgnal Upgrade: A change to Rezonng Consderaton (a) (RZ ), such that the pedestran traffc sgnal requred to be nstalled at the ntersecton of No. 3 Road and the new east-west street shall be upgraded as a full2-phase traffc sgnal that can be trggered by both pedestrans and vehcles (and the ncremental ncrease n cost arsng from the upgrade shall be treated as an elgble tem for Roads Development Cost Charge credt purposes); and Pump Staton Equpment Enclosure: The detaled desgn revew and approval process for the Skylne Pump Staton equpment enclosure and related features, whch mprovements shall (as agreed through the rezonng) be owned and mantaned at the sole cost of the developerowner and secured for the unrestrcted use of the Cty va a Statutory Rght-of-Way. More specfcally, pror to Buldng Permt* ssuance for Phase 1, n whole or n part, the detaled desgn, confguraton, and locaton of on-ste features requred to satsfy the rezonng (RZ ) wth respect to mprovements to and the operaton of the Skylne Pump Staton (ncludng wthout lmtaton the pump staton equpment, equpment enclosure, servce vehcle access, and treatment of the area between the enclosure and the exstng and ultmate pump statons), together wth related buldng and landscape features, shall be subject to the revew and approval of the Drector of Engneerng, Drector of Development, Drector of Transportaton, and Senor Manager, Parks through the Phase 1 Servcng Agreement process (SA #1). The approved desgn of the equpment enclosure and servce access shall be ncluded for constructon purposes n the developer's Lot A (Seasde South) Buldng Permt* (.e. not n SA #1 and not secured va the SA #1 Letter of Credt). NOTE: The pump staton equpment enclosure must be desgned and constructed to: Be attractve and complement the qualty and character of the streetscape; Exhaust the generator; Not obstruct any equpment access doors (e.g., doors on all sdes of the kosk); Exclude fxed structures (.e. walls, columns, etc.); Enable a sngle operator to easly access and use all the equpment wthn the enclosure under all condtons (ncludng durng power outages); Enable an equpment operator to mantan a lne of sght wth the pump staton from every porton of the pump staton equpment; Be durable and low-mantenance; and Provde for the convenent, cost-effectve removal, repar, replacement, and nstallaton of equpment (e.g., PMT, generator, and kosk) and related features wthn the enclosure Street Tree Relocaton: Cty-owned street trees mpacted by road mprovements requred along No.3 Road (as per RZ ) shall be relocated by the developer, at the developer's sole cost, to locatons elsewhere n Rchmond, to the Cty's specfcatons and satsfacton. NOTE: The requred tree relocaton wll be undertaken by the developer, at the developer's sole cost, n addton to the developer's plantng of new street trees wthn then o. 3 Road road mprovement area, also at the developer's sole cost. ntal: ---

27 4. Landscape Securty: Submsson of a Letter of Credt for landscapng n the amount of $2,913,21.93, based on the cost estmate provded by a CSLA regstered landscape Archtect, ncludng 1% contngency (REDMS #52786, updated as per REDMS # ) NOTE: A Tree Removal Permt (Rezonng n Process- T3) was ssued on August 12, 216, for the removal of 3 trees from the subject ste to facltate sol contamnant removal (Permt ). Tree replacement securty n the amount of $3, held by the Cty wth respect to ths permt shall be released to the developer upon the Cty's recept ofthe landscape Letter of Credt for DP Phase 1Lot A Occupancy Stagng Agreement: Regstraton of a restrctve covenant andor alternatve legal agreement on ttle to Lot A (Seasde South), to the satsfacton of the Cty, ensurng that: 5.1. The Lot A (Seasde South) development subject to DP shall be comprsed of a maxmum of three stages, as generally descrbed n the Phase 1Lot A Occupancy Stagng Plan (SCHEDULE A), the constructon of whch shall proceed n order from Stage 1 through Stage 2 to Stage 3; 5.2. Fnal Buldng Permt* nspecton grantng occupancy of sequental phases (e.g., Stages 1 and 2) may proceed concurrently, but a later stage may not advance, n whole or n part, ahead of an earler stage (e.g., Stage 2 shall not receve fnal Buldng Permt* nspecton grantng occupancy ahead of Stage 1 ); and 5.3. As per legal agreement(s) regstered on ttle pror to rezonng adopton, all off-ste works requred wth respect to Lot A (Seasde South) shall be addressed by one Servcng Agreement (SA ), whch the developer must enter nto pror to rezonng adopton, and whch works shall be complete to the Cty's satsfacton pror to fnal Buldng Permt* nspecton grantng occupancy for Lot A (Seasde South), n whole or n part. To facltate the stagng of buldng occupancy, the SA shall nclude "nterm" and "ultmate" desgns for works behnd the curb and streetlghts n areas that wll not be occuped untl Stages 2 and 3, whch works may nclude, but may not be lmted to, temporary sdewalks andor boulevard treatments, as determned to the Cty's satsfacton. 6. Shared Resdental Amenty Space for Lot A & Lot B: Regstraton of a restrctve covenant(s) andor alternatve legal agreement(s) on ttle to Lot A (Seasde South) and Lot B (Seasde North), to the satsfacton of the Cty, specfyng the amount and dstrbuton of common ndoor and outdoor amenty space on Lots A and B, and ensurng that a porton of the resdental ndoor and outdoor amenty space constructed on Lot A, as specfed n the subject Development Permt, s secured, together wth related access, spaces, and uses, for the unrestrcted future use of the resdents of Lot B (ncludng the Affordable Housng occupants of Lot B, whch occupants shall have use of the applcable porton of the Lot A amentes on the same terms that apply to ther use of Lot B amentes). More specfcally: 6.1. Resdents of Lot B shall have unrestrcted: Shared use, wth the resdents of Lot A, of common ndoor and outdoor amenty spaces n the Lot A buldng, ncludng: One outdoor space, comprsng 1% of the common outdoor amenty space located at the podum roof level as per the Development Permt; and One ndoor space, at least 65.3 m 2 (7,. ft 2 ) n sze, contguous wth and drectly accessble from the common outdoor space, whch ndoor space shall be located on one level and nclude an ndoor pool and related amentes; Exclusve use of weather protected vertcal crculaton provdng secure access for the Lot B resdents between ground level along the Lot A frontage of the proposed east-west street and Lot A's podum rooflevel va elevator and star; EXCEPT that the star may be used by the occupants of Lot A for emergency extng purposes from Lot A's podum rooflevel. (NOTE: Vertcal crculaton shall not be consdered to be amenty space for the purpose of floor area rato calculatons.) 6.2. On the bass that the resdents of Lot B have use of Lot A's amenty spaces and related features as descrbed above, the requred amount and dstrbuton of resdental common outdoor and ndoor amenty space on Lots A and B shall be as follows: ntal: ---

28 For common outdoor amenty space, the space provded shall meet or exceed the Rchmond Offcal Communty Plan (OCP) rates n effect at the tme of Development Permt ssuance on a lot-by-lot bass; and For common ndoor amenty space, the combned total floor area of common ndoor amenty space on Lots A and B shall not exceed.1 floor area rato, as permtted under the ZMU3 zone, based on the combned total lot area of Lots A and B, and the requred common ndoor amenty space shall be dstrbuted such that the developer shall provde at least: 1,333.2 m2 (14,35.6 ft2) on Lot A; and m2 (2,656.5 ft2) on Lot B. NOTE: Wth respect to the rezonng, the developer shall be requred to regster a "Unt Allocaton Covenant" on Lots A, B, and C, whch covenant shall restrct the maxmum permtted number of unts on Lot A to 535 (as per DP ) and on Lot B to 255. Based on ths and the OCP mnmum common ndoor amenty space rate of2. m 2 (21.5 ft 2 ) per dwellng, the mnmum common ndoor amenty space requrement for Lot A would be 1,7. m 2 (11,517.4 ft 2 ) and for Lot B would be 51. m 2 (5,489.7 ft 2 ). Under the subject "Shared Resdental Amenty Space for Lot A & Lot B" agreement, the developer's proposed over-buldng of amenty space on Lot A shall allow for a reducton n the future amount of common ndoor amenty space provded on Lot B; HOWEVER, regardless for the actual floor area of common ndoor amenty space overbult on Lot A, the developer shall be requred to construct at least m 2 (2,656.5 ft 2 ) of common ndoor amenty space on Lot B "No development" shall be permtted for resdental uses on Lot A or Lot B, restrctng Development Permt ssuance wth respect to resdental uses, untl, on a lot-by-lot bass, the developer provdes for the requred common ndoor and outdoor amenty spaces and related access, spaces, and uses to the satsfacton of the Cty No Buldng Permt* shall be ssued for resdental uses on Lot A or Lot B, untl, on a lot-by-lot bass, the developer provdes for the requred common ndoor and outdoor amenty spaces and related access, spaces, and uses to the satsfacton of the Cty and a letter of assurance s submtted by the archtect confrmng that the facltes satsfy the Cty's objectves "No occupancy" shall be permtted for resdental uses on Lot A or Lot B, restrctng fnal Buldng Permt* nspecton grantng occupancy, untl: For Lot A, the requred common ndoor and outdoor amenty spaces and related access, spaces, and uses are completed to the satsfacton of the Cty and have receved fnal Buldng Permt* nspecton grantng occupancy n accordance wth the Phase 1Lot A Occupancy Stagng Agreement; and For Lot B, the requred common ndoor and outdoor amenty spaces and related access, spaces, and uses: On Lot A are 1% completed to the satsfacton ofthe Cty and have receved fnal Buldng Pennt* nspecton grantng occupancy; and On Lot Bare completed as determned to the sole satsfacton of the Cty (e.g., staged) va an approved Development Permt for Lot B. Pror to Buldng Permt* ssuance, the developer must complete varous requrements that shall nclude, but shall not be lmted to, the followng: 1. Encroachment Agreement(s): Any and all pedestran weather protecton features extendng beyond the property lne nto a Cty-owned road rght-of-way (.e. overhangng the Cty sdewalk) shall be subject to an encroachment agreement, to the satsfacton of the Cty. The affected weather protecton shall not nclude sgnage and wll take the form of demountable, glass and metal canopes supported by the buldng (.e. no columns) and desgned to mnmze potental conflcts wth Cty street trees, nfrastructure, and related operatons, to the satsfacton of the Drector of Development, Drector of Engneerng, Senor Manager, Parks, and Manager, Transportaton. (Fees shall apply.) ntal: ---

29 2. Legal Agreements: Satsfy all legal agreements regstered on ttle pror to rezonng adopton (RZ ) andor Development Permt (DP ) ssuance wth respect to Lot A (Seasde South), ncludng, but not lmted to: Capstan Staton Reserve: Submsson of the voluntary developer contrbuton needed to satsfy Zonng Bylaw requrements, based on the actual number of dwellng unts n the phase and the Cty-approved Capstan Staton Reserve Voluntary Contrbuton rate n effect at the date of Buldng Permt* approval; and 2.2. Dstrct Energy Utlty (DEU): Submsson of an energy modellng report for Lot A (Seasde South) and desgn the subject ste wth the capablty to connect to and be servced by a DEU, to the satsfacton of the Drector of Engneerng. 3. Constmcton Traffc Management Plan: Submsson of a Constructon Parkng and Traffc Management Plan to the Transportaton Department. Management Plan shall nclude locaton for parkng for servces, delveres, workers, loadng, applcaton for any lane closures, and proper constmcton traffc controls as per Traffc Control Manual for works on Roadways (by Mnstry of Transportaton) and MMCD Traffc Regulaton Secton Accessblty: ncorporaton of accessblty measures n Buldng Permt* (BP) plans as determned va the Rezonng andor Development Permt processes. 5. Constmcton Hoardng: Obtan a Buldng Permt* (BP) for any constmcton hoardng. f constructon hoardng s requred to temporarly occupy a publc street, the ar space above a publc street, or any part thereof, addtonal Cty approvals and assocated fees may be requred as part ofthe Buldng Permt*. For addtonal nformaton, contact the Buldng Approvals Department at NOTE: tems marked wth an astersk(*) requre a separate applcaton. Where the Drector of Development deems approprate, the precedng agreements are to be drawn not only as personal covenants of the property owner but also as covenants pursuant to Secton 219 of the Land Ttle Act. All agreements to be regstered n the Land Ttle Offce shall have prorty over all such lens, charges and encumbrances as s consdered advsable by the Drector of Development. All agreements to be regstered n the Land Ttle Offce shall, unless the Drector of Development determnes otherwse, be fully regstered n the Land Ttle Offce pror to enactment of the approprate bylaw. The precedng agreements shall provde securty to the Cty ncludng ndemntes, warrantes, equtablerent charges, letters of credt and wthholdng permts, as deemed necessary or advsable by the Drector of Development. All agreements shall be n a form and content satsfactory to the Drector of Development. Addtonalega agreements, as determned va the subject development's Servcng Agreement(s) andor Development Permt(s), andor Buldng Permt(s) to the satsfacton of the Drector of Engneerng may be requred ncludng, but not lmted to, ste nvestgaton, testng, montorng, ste preparaton, de"waterng, drllng, underpnnng, anchorng, shorng, plng, pre-loadng, ground densfcaton or other actvtes that may result n settlement, dsplacement, subsdence, damage or nusance to Cty and prvate utlty nfrastructure. Applcants for all Cty Permts are requred to comply at all tmes wth the condtons of the Provncal Wldlfe Act and Federal Mgratory Brds Conventon Act, whch contan prohbtons on the.removal or dsturbance of both brds and ther nests. ssuance of Muncpal permts does not gve an ndvdual authorty to contravene these legslatons. The Cty of Rchmond recommends that where sgnfcant trees or vegetaton exsts on ste, the servces of a Qualfed Envronmental Professonal (QEP) be secured to perform a survey and ensure that development actvtes are n complance wth all relevant legslaton. SGNED COPY ON FLE (REDMS # ) Sgned Date

30 YUANHENG Phase 1Lot A Occupancy Stagng Plan (March 8, 217) SCHEDULE A 1. Commercal Entre No. 3 Road frontage None requred Entre Capstan Way frontage Max. 2,128.6 m2 (22,911.5 ft2) 2. Market Housng Max. 169 unts Max. 161 unts Max. 164 unts Max. 51,882.1 m2 (558,454.9 ft2) Max. 494 unts 3. Affordable Housng Mn. 1,11.5 m2 (11,953.3 ft2) 7 unts 13 unts 3,95.5 m2 (33,319.4 ft2) 41 unts, ncludng: 5 bachelor unts 21 unts - 7 one-bedroom unts - 25 two-bedroom unts - 4 three-bedroom unts 4 Basc Unversal Housng No. of Market Housng unts may vary No. of Market Housng unts may vary (BUH) Unts 21 Affordable Housng unts 7 Affordable Housng unts 1 Addtonal Market Housng unts as requred to acheve a total of Affordable Housng unts 67 Market Housng unts 41 Affordable Housng unts Addtonal rooftop outdoor recreaton space as requred to acheve a total of 5, m2 (61,55.4 ft2) on Lot A OCP Outdoor Amenty 176. m2 (1,894.5 ft2) of planted area 5, m2 (61,55.4 ft2) of rooftop outdoor recreaton space 176. m2 (1,894.5 ft2) of planted area 5 Space - For Shared Mn. 1,14. m2 (1,914.6 ft2) of Mn m2 (1,397.9 ft2) of rooftop atnear ground level atnear ground level 1 Market & Affordable rooftop outdoor recreaton space outdoor recreaton space 1% of features requred for future Housng Occupant Use shared use wth resdents of Phase 2 & to satsfy the terms of the Shared Resdental Amen t}! Sgace for Lot A & Lot B agreement 1% of features requred for future shared use wth resdents of Phase 2 & to satsfy the terms of the Shared Resdental Amentv Soace for Lot A & Lot B agreement Removal of any and all Temporary 1,333.2 m2 (14,35.6 ft2), ncludng an Amenty Space constructed n Stage 1 ndoor pool faclty at least 65.3 m2 andor Stage 2 (7,. ft2) n sze, BUT excludng Addtonal permanent amenty space OCP ndoor Amenty any Temporary Amenty Space 6 Space- For Shared At least 338. m2 (3,638.2 ft2), whch At least 322. m2 (3,466. ft2), whch as requred to acheve a total of requred to be removed n Stage 3 1 may nclude Temporary Amenty may nclude Temporary Amenty 1,333.2 m2 (14,35.6 ft2) on Lot A Market & Affordable 1% of features requred for future Space Space 1% of features requred for future Housng Occupant Use shared use wth resdents of Phase 2 shared use wth resdents of Phase 2 & to satsfy the terms of the Shared & to satsfy the terms of the Shared Resdental Amenty Soace for Lot A & Resdental Amen t Sgace for Lot A & Lot B agreement Lot B agreement Parkng - Commercal 7 spaces 7 spaces 7. None requred None requred "Publc" Spaces 3 EV 24V Chargers 3 EV 24V Chargers 8 1 Parkng - Commercal 7 spaces 7 spaces None requred None requred "Assgnable" Spaces 16 EV Chargng 24V Statons 16 EV Chargng 24V Statons

31 Parkng- 9. For Market Housng Resdent Use Parkng- 1.1 For Exclusve Affordable Housng Resdent Use Class 1 Bke Storage For Commercal Use End-of-Trp Facltes For Non-Resdental Tenant Use Class 1 Bke Storage For Market Housng Resdent Use Class 1 Bke Storqge For Exclusve Affordable Housng Resdent Use Class 2 Bke Storage For Publc Use Servcng Agreement Works (SA ) 17. Pump Staton Enclosure 22 spaces, excludng tandem spaces Addtonal spaces at the developer's dscreton, whch may nclude tandem spaces Based on total parkng provded: 25% EV Chargng 24V Statons 25% EV 24V Pre-ducted Spaces 19 spaces 5 EV Chargng 24V Statons 5 EV 24V Pre-ducted Spaces 5 spaces 1 Electrc Bke Chargng Staton 1% of the requred facltes (must be co-located wth the requred Class 1 Bke Storage for Commercal Use) 212 spaces Greater of 22 Electrc Bke Chargng Statons or as requred to provde 1 per 1 or less bkes n each bke storage room 27 spaces Greater of 3 Electrc Bke Chargng Statons or as requred to provde 1 per 1 or less bkes n each bke storage room 27 spaces clustered ndoors at the parkade street level 12 spaces dspersed outdoors 1% of requred works, EXCEPT that nterm frontage treatments (approved va SA ) may be nstalled along: New street west of parkade entrance Corvette Way Capstan Way west of the corner, ncludng the nterm treatment of the access to the pump staton equpment enclosure 1% of requred facltes spaces, excludng tandem spaces Addtonal spaces at the developer's dscreton, whch may nclude tandem spaces Based on total parkng provded: 25% EV Chargng 24V Statons 25% EV 24V Pre-ducted Spaces 7 spaces 2 EV Chargng 24V Statons 2 EV 24V Pre-ducted Spaces None requred None requred 22 spaces Greater of 21 Electrc Bke Chargng Statons or as requred to provde 1 per 1 or less bkes n each bke storage room 9 spaces Greater of 1 Electrc Bke Chargng Statons or as requred to provde 1 per 1 or less bkes n each bke storage room 39 spaces dspersed outdoors Removal & replacement of nterm frontage works wth ultmate frontage works, ncludng: Completon of the new street Corvette Way parkadedrveway to the new street None requred 98 spaces, excludng tandem spaces Addtonal spaces at the developer's dscreton, whch may nclude tandem spaces Based on total parkng provded: 25% EV Chargng 24V Statons 25% EV 24V Pre-ducted Spaces 8 spaces 2 EV Chargng 24V Statons 2 EV 24V Pre-ducted Spaces None requred None requred 24 spaces Greater of 21 Electrc Bke Chargng Statons or as requred to provde 1 per 1 or less bkes n each bke storage room 16 spaces Greater of 2 Electrc Bke Chargng Staton s or as requred to provde 1 per 1 or less bkes n each bke storage room 39 spaces dspersed outdoors Removal & replacement of nterm frontage works wth ultmate frontage works, ncludng: Completon of Corvette Way Completon of Capstan Way, ncludng the ultmate treatment of the access to the pump staton equpment enclosure None requred ntal: --- Approxmately 645 spaces, ncludng: 494 spaces, excludng tandem spaces Addtonal spaces at the developer's dscreton, whch may nclude tandem spaces Based on total parkng provded: 25% EV Chargng 24V Statons (.e. 162 based on 645 spaces) 25% EV 24V Pre-ducted Spaces (.e. 162 based on 645 spaces) 34 spaces 9 EV Chargng 24V Statons 9 EV 24V Pre-ducted Spaces 5 spaces 1 Electrc Bke Chargng Staton 1% of the requred facltes (must be co-located wth the requred Class 1 Bke Storage for Commercal Use) 618 spaces Greater of 64 Electrc Bke Chargng Statons or as requred to provde 1 per 1 or less bkes n each bke storage room 52 spaces Greater of 6 Electrc Bke Chargng Staton s or as requred to provde 1 per 1 or less bkes n each bke storage room 27 spaces clustered ndoors at the parkade street level 9 spaces dspersed outdoors 1% of requred Servcng Agreement works, ncludng the replacement of all nterm frontage works wth ultmate frontage works (as approved va SA ) 1% of requred facltes

32 Publc Art None requred None requred 1% of artwork(s) & related requrements 1% of artwork(s) & related requrements 19 _ 1 Loadng & Waste Management 1% of requred loadng facltes 1 % of garbage & recyclng facltes requred for resdental uses n Buldngs B & C 1 % of garbage & recyclng facltes requred for No. 3 Road commercal uses 1% of garbage & recyclng facltes requred for resdental uses n Buldngs A & J 1% of garbage & recyclng facltes requred for resdental uses n Buldngs D & E 1 % of garbage & recyclng facltes requred for Capstan Way commercal uses 1% of requred loadng facltes 1 % of garbage & recyclng facltes requred for all resdental uses 1 % of garbage & recyclng facltes requred for all commercal uses 2 1 Dstrct Energy Utlty. (DEU) f DEU s avalable for Buldngs B & C: Buldng s connected DEU Agreements & related requrements satsfed f no DEU avalable for Buldngs B & C: Engneer's certfcaton, DEU Agreements, Letter of Credt & related requrements satsfed to facltate future servce hook-up f DEU s avalable for Buldngs A & J: Buldng s connected DEU Agreements & related requrements satsfed f no DEU avalable for Buldngs A & J: Engneer's certfcaton, DEU Agreements, Letter of Credt & related requrements satsfed to facltate future servce hook-up f DEU s avalable for Buldngs D & E: Buldng s connected DEU Agreements & related requrements satsfed f no DEU avalable for Buldngs D & E: Engneer's certfcaton, DEU Agreements, Letter of Credt & related requrements satsfed to facltate future servce hook-up 1% of DEU requrements satsfed, as applcable (1) Development requred over and above that of Stage 1 (2) Development requred over and above that of Stages 1 and 2 to complete the entrety of the permtted development (as ndcated n the "Total" column) ntal:

33 Cty of Rchmond Development Permt To the Holder: YuanHeng Seasde Developments Ltd. No. DP Property Address: Address: 331, 3211, 3231, 3291, 3311, 3331 and 3351 No. 3 Road and 8151 Capstan Way #2F West Broadway, Vancouver, BC V6H 1 G6 1. Ths Development Permt s ssued subject to complance wth all of the Bylaws of the Cty applcable thereto, except as specfcally vared or supplemented by ths Permt. 2. Ths Development Permt apples to and only to those lands shown cross-hatched on the attached Schedule "A" and any and all buldngs, structures and other development thereon. 3. Subject to Secton 692 of the Local Government Act, R.S.B.C.: buldngs and structures; off-street parkng and loadng facltes; roads and parkng areas; and landscapng and screenng shall be constructed generally n accordance wth Plans #1 to #14 attached hereto. 4. Santary sewers, water, dranage, hghways, street lghtng, underground wrng, and sdewalks, shall be provded as requred. 5. As a condton of the ssuance ofths Permt, the Cty s holdng the securty n the amount of $2,913,21.93 to ensure that development s carred out n accordance wth the terms and condtons of ths Permt. Should any nterest be earned upon the securty, t shall accrue to the Holder f the securty s returned. The condton of the postng of the securty s that should the Holder fal to carry out the development hereby authorzed, accordng to the terms and condtons of ths Permt wthn the tme provded, the Cty may use the securty to carry out the work by ts servants, agents or contractors, and any surplus shall be pad over to the Holder. Should the Holder carry out the development permtted by ths permt wthn the tme set out heren, the securty shall be returned to the Holder. The Cty may retan the securty for up to one year after nspecton of the completed landscapng n order to ensure that plant materal has survved. 6. f the Holder does not commence the constructon permtted by ths Permt wthn 24 months of the date of ths Permt, ths Permt shall lapse and the securty shall be returned n full

34 To the Holder: Property Address: Address: YuanHeng Seasde Developments Ltd. Development Permt No. DP , 3211, 3231, 3291, 3311, 3331 and 3351 No. 3 Road and 8151 Capstan Way #2F West Broadway, Vancouver, BC V6H 1 G6 7. The land descrbed heren shall be developed generally n accordance wth the terms and condtons and provsons of ths Permt and any plans and specfcatons attached to ths Permt whch shall form a part hereof. Ths Permt s not a Buldng Permt. AUTHORZNG RESOLUTON NO. DAY OF SSUED BY THE COUNCL THE DELVERED THS DAY OF MAYOR

35 Cty of Rchmond c.t'\.2 HAZELBRDGE WAY DP SCHEDULE "A" Orgnal Date: 1616 Revson Date: Note: Dmensons are n METRES

36 - W. T. LEUNG ARCHTECTS l N C. Sute 3, 973 West Broadway, vancouver, Brtsh Columba canada V5Z 11<3 Telephone ,Facsmle Yuanheng Seasde Development LOTA No. 3 Road 8151 Capstan Way DP Buldng Areas 113 LLRBSV May 28,215 N.T,S. WTL QC...,oht'"'""""Th-ondd""""toood>l>l->r.mo""""' '"'""''""'""''''W.T.Louno-d>loo...,""""'tbouooo"""""' PLAN #1a YUANHENG Seasde South Phase 1 (Lot A): Development Summary PERMTTED REQURED PROPOSED Net Ste Area Mn. 13,. m2 13,22. m2 (142,15.1 ft2) Total: 61,62.9 m2 (662,525.5 ft2) Gross Floor Area Not defned Resdental: 59,474.3 m2 (639,614. ft2) Commercal: 2,128.5 m2 (22,911.5ft2) Net Floor Area Total 57,18.8 m2 (614,714. ft2) 57,16.2 m2 (614,685.8 ft2) Total: 54,977.8 m2 (591,776.1 ft2) Resdental Affordable Hsg.: Mn.1,11.5 m2 (11,953.3ft2) Market Hsg.: Max. 53,867.3 m2 (579,822.8 ft2) Total: 54,959. m2 (591,574.2 ft2) Affordable Housng: 3,95.5 m2 (33,319.4 ft2) Market Housng: 51,863.6 m2 (558,254.8 ft2) Commercal 2,131. m2 (22,937.9 ft2) 2,128.6 m2 (22,911.5 ft2) Lot Coverage Max. 9% 9% Total: 535 Affordable Housng: Mn. 15 Dwellng Unts Affordable Housng: 41 Market Housng: Not defned Market Housng: 494 Basc Unversal Housng (BUH) Market unts: 67 Not defned Affordable Housng unts: 41 Total: 18 Amenty Space 535 unts@ 2. m2 (21.5 ft2) unt (mn) ndoor Mn. 1,7. m2 (11,517.4 ft2) 1,333.2 m2 (14,35.6 ft2) Total: 4,53.2 m2 (48,762.7 ft2) Total: 5,894.2 m2 (63,444.9 ft2) OCP: Mn. 3,21. m2 (34,552.1 ft2), ncludng Recreaton Space: 5,718.2 m2 (61,55.4 ft2), Amenty Space- at least 6. m2 (6,459. ft2) of play space ncludng m2 (7,718.7 ft2) of play Outdoor (OCP) based on m2 (64.6 ft2) unt space CCAP: Mn. 1,32.2 m2 (14,21.5 ft2) based Addtonal landscaped space: 176 m2 on 1% Net Ste Area (1,894.5 ft2) Mn. 3. m (9.8 ft.) to lot lne or SRW secured Setback: Road for publc access, BUT may be reduced f proper nterfaces are provded Setback: nteror & Below Grade. m. m Heght Max. 47. m (154.2 ft.) 47. m (154.2 ft.) No. 3 Road:.12 m (.4 ft) mn Capstan Way:.38 m (1.26 ft) mn Corvette Way: 1.59 m (5.23 ft) mn East-West Street:.27 m (.9 ft) mn Loadng Mn. 4 medum trucks Mn. 4 medum trucks KEY PLAN NOTES: 1. Varances: None. 2. Canopy Encroachments: All pedestran weather protecton features extendng beyond the property lne nto a Cty-owned road rght-of-way (.e. overhangng the Cty sdewalk), n whole or n part, shall be subject to an encroachment agreement, to the satsfacton of the Cty. The affected weather protecton shall NOT nclude sgnage and wll take the form of demountable, glass and metal canopes supported by the buldng (.e. no columns) and be desgned to mnmze potental conflcts wth Cty street trees, nfrastructure, and related operatons, to the satsfacton of the Drector of Development, Drector of Engneerng, Senor Manager, Parks, and Manager, Transportaton. (Fees shall apply.) 3. Statutory Rght-of-Ways (SRWs): Shown on the Ste Plan. (PLAN #2a) 4. Occupancy Stagng: Pror to DP ssuance, legal agreements wll be regstered on ttle to permt occupancy to proceed n a maxmum of three sequental Stages, generally as per the Occupancy Stagng Plan. (PLAN #3) 5. Affordable Housng: Pror to RZ adopton, a Housng Agreement and Covenant wll be regstered on ttle. Pror to Buldng Permt ssuance, a replacement Covenant shall be regstered for the purpose of replacng the floor plans andor summary tables and related nformaton so that the nformaton n the Covenant accurately reflects the approved buldng desgn. Affordable housng unts are located on the 3rd and 4th floors only and are dentfed on the floor plans. 1% of affordable unts are ntended to be Basc Unversal Housng (BUH) unts and must satsfy Zonng Bylaw requrements. For more nformaton, see the Affordable Housng Plan. (PLAN #1 ) 6. Accessblty: 1% of unts are equpped wth Agng-n-Place features, as per PLAN #11. Basc Unversal Housng (BUH) affordable housng and market unts are marked on the floor plans and the number of BUH unts s on PLAN #1a. BUH unts must satsfy Zonng Bylaw requrements, as per PLAN #11, and the BUH Zonng Bylaw floor area exempton s appled as per the Resdental Summary table on PLAN #1 b. For more nformaton, see the BUH Housng and Agng-n-Place Plan. (PLAN #11) 7. Shared Outdoor Amenty Space for Resdents: 1 % of spaces shall be for the shared use of market and affordable housng resdents. Spaces and features (e.g., BBQ, shelters) are marked on the plans at the podum roof and two md-rse roofs (on the ste's east and west sdes) and wll be constructed n three Stages. (See PLAN #3) Chldren's Play Space: Ths s located entrely on the podum roof and wll be constructed n three Stages. Garden Plots: Rased garden plots, together wth pottng benches, harvest table, hose bbs, tool shed, and compost storage, are located on the south sde of the podum roof and wll be constructed n Stages 1 and Shared ndoor Amenty Space for Resdents: Amenty space permtted wth respect to ZMU3 (.1 FAR) shall be dstrbuted across the subject ste and the zone's other two lots as per the maxmum amenty space floor areas permtted by covenant(s) regstered on ttle pror to Phase 1 DP ssuance. The requre floor area of ndoor amenty space on the subject Phase 1 ste shall be as ndcated n the summary table on PLAN #12. 1% of amenty spaces shall be for the shared use of market and affordable housng resdents. Amenty spaces are marked on the plans and ndcated on the ndoor Amenty Space Plan. (PLAN #12) Amenty spaces shall be constructed n three Stages. (See PLAN #3) Temporary ndoor Space: The Occupancy Stagng Plan (PLAN #3) and ndoor Amenty Space Plan (PLAN #12) requre that the developer provdes Temporary Amenty space on Level 9 of Buldng Bn Stage 1. Ths Temporary Amenty space must be mantaned by the developer for the use of resdents untl1% of the permanent Stage 1, 2 and 3 ndoor amenty spaces have receved fnal Buldng Permt nspecton grantng occupancy. Once the Temporary Amenty space s no longer requred, the developer s permtted to remove and replace t wth market resdental unts (whch market unts are ncluded n the subject Development Permt's proposed total dwellng unt count ndcated on PLAN #1 a). 9. Shared Lot A & Lot B ndooroutdoor Amenty Spaces for Resdents: Amenty spaces ntended for the shared use of Lot A and future Lot B resdents (as per legal agreements regstered on ttle pror to DP ssuance) shall nclude m2 (7,517. ft2) of ndoor space on Level9 (podum roof) between Buldngs D and E (.e. pool, steam, sauna and change rooms) and the entrety of the common outdoor amenty space at the same level. Future Lot B resdents shall access these shared amenty spaces ONLY va the elevatorstar on the north sde of Lot A (.e. NOT va any Lot A resdental tower lobbescores). 1. Parkng & Bke Storage: Commercal Parkng: As per legal agreements regstered on ttle pror to rezonng adopton, 14 spaces shall be located n the parkade at street level, ncludng 7 "Publc" spaces (e.g., short-term pay parkng) to be constructed n Stage 1 and 7 "Assgnable" spaces (e.g., leased to to specfc busnesses or persons) to be constructed n Stage 2. Vstor Parkng: Not requred. (At the dscreton of the developer. some "Assgnable" commercal spaces may be assgned for vstors.) Commercal Bke Storage and End-of-Trp Facltes: Class 1 bke storage and end-of-trp facltes (e.g., change rooms) are consoldated n one locaton near the parkade's street level entrance and are marked on the floor plans and secured va a legal agreement. Affordable Housng: Parkng and Class 1 bke storage spaces are requred for the exclusve use of the affordable unt occupants. Parkng spaces and bke storage may be grouped andor dspersed among the market resdental parkng and bke storage spaces. Tandem Parkng: Only permtted for market resdental parkng and must be provded n excess of the mnmum bylaw requrement (as ndcated n the Parkng Spaces summary table on PLAN #1b). Class 2 Bke Storage: Bke rack locatons are shown on the plans, ncludng one ndoor locaton near the parkade's street level entrance and multple outdoor (on-ste) locatons around the permeter of the development. 11. Electrc Vehcle (EV) Chargng Equpment for Vehcles and Class 1 Bke Storage (Resdental & Commercal): Requred equpment s marked on the floor plans and summarzed n the EV Chargng Equpment Table on PLAN #1 b. As per legal agreements, the fnal locatons of all chargng equpment must be confrmed pror to Buldng Permt ssuance. ";, 12. Loadng: ndcated on plans at the street-level of the parkade. ""''. 13. Waste Management: Requrements are ndcated on the plans, ncludng, among other thngs, the extent of over-heght space requred for truck operatons (.e. clear of ALL structures, equpment and projectons), the clear heght of the parkade vehcle gate, and the maxmum slope for ramps used for movng carts (.e. 5% max.). For more nformaton, see the Waste Management Plan. (PLAN #13) 14. Heat Pump FAR Exempton: Pror to Buldng Permt ssuance, based on detaled desgn, f the developer wshes to pursue any floor area exempton over and above the standard exempton permtted under the Zonng Bylaw, a report must be submtted by an accredted mechancal engneer, demonstratng and certfyng to the satsfacton of the Drector of Engneerng, that a larger floor area exempton s warranted to facltate green nfrastructure. 15. Dstrct Energy Utlty (DEU): DEU Agreements must be entered nto and related requrements must be satsfed pror to occupancy of each of the three (3) occupancy Stages provded for by the Occupancy Stagng Plan (PLAN #3). 16. DaylghtNghtlght Control: To address potental lght polluton ssues, the developer wll: Provde electrcal outlets n place of sofft lghtng on the buldng's balcones; and nstall wndow coverngs (e.g., horzontal louver wndow blnds andor roller blnds) n all market and affordable housng unts. 17. Capstan Staton Bonus: Pror to Buldng Permt ssuance, the developer must submt a cash contrbuton to the Capstan Staton Reserve, as per Zonng Bylaw amenty bonus requrements and the maxmum number of unts approved at Buldng Permt ssuance (to a maxmum of 535, as per a legal agreement regstered on ttle pror to DP ssuance). 18. Skylne Pump Staton: Pror to Buldng Permt ssuance for Phase 1, n whole or n part, the detaled desgn, confguraton, and locaton of on-ste features requred to satsfy the rezonng (RZ ) wth respect to mprovements to and the operaton of the Skylne Pump Staton (ncludng wthout lmtaton the pump staton equpment, equpment enclosure, servce vehcle access, and treatment of the area between the enclosure and the exstng and ultmate pump statons), together wth related buldng and landscape features, shall be subject to the revew and approval of the Drector of Engneerng, Drector of Development, Drector of Transportaton, and Senor Manager, Parks through the Phase 1 Servcng Agreement process (SA 16-7"r -

37 capable of chargng as defned by the SAE J1772 standard (e.g. nomnal supply voltage of 28 to 24 vac, 1-phase) and ncludng all wrng and electrcal equpment necessary to supply the requred electrcty for such outlet and permanent sgnage. (2) "EV 24V Pre-dueled Space" means a confguraton that ncludes condut and related electrcal equpment to facltate the cost-effectve future nstallaton of "EV 24V Staton" or "EV 24V Charger", ncludng chargng equpment, suffcent physcal space n the electrcal room to accommodate addtonal electrc nfrastructure n the future to supply electrc servce to the parkng spaces, adequate room at the parkng space to accommodate future nstallaton of an EV chargng statons, and an electrc servce connecton condut from the electrc grd to the buldng (szed to accommodate future electrc servce upgrades suffcent to servce "EV 24V Statons" and "EV 24V Chargers" n all the applcable parkng spaces n the future). (3) "EV 24V Charger'' means an operatng AC Level 2 (24V) electrcal vehcle chargng staton nstalled wth an operatng "EV 24V Staton". (4) "Electrc Bke Chargng Staton" means an operatng 12V duplex electrcal outlet electrcty (ncludng all wrng and electrcal equpment necessary to supply the requred electrcty for such an outlet). W. T. LEUNG ARCHTECTS N C. Sute 3,973 West Broadway, Vancouver, Brtsh Columba Canada VSZ 1K3 Telephone ,Facsmle Yuanheng Seasde Development LOTA No, 3 Road 8151 Capstan Way DP Parkng 11-3 LURBSV May28, 215 N.T.S. CHECKED WTL ceop,...,.,.,...,, ""''""'"'""""'""""'"''"tm""''"''"' "'""''"""""""'w.r.'--'_.._.,'"'""""'"'"... "'"""' PLAN #1b YUANHENG Seasde South Phase 1 (Lot A): Development Summary PARKNG SPACES Mnmum Bylaw Requrement@ Buld-Out: 62 spaces, ncludng - Market Housng : space per unt= 494 spaces (excludng Tandem) Affordable Housng: 41 unts@.81 spaces per unt= 34 spaces (Tandem not permtted) Commercal: 1,845. m2 GLA@ m2 GLA = 63 spaces (Tandem not permtted) COMMERCAL SUMMARY STAGE TOWERS GROSS COMMERCAL NET COMMERCAL GLA COMMERCAL EXEMPTONS FLOOR AREA FLOOR AREA FLOOR AREA 1 B&C 1,313.6 m2 Om2 1,313.6 m2 1,171.9m2 (14,139.2 ft2) ( ft2) (14,139.2 ft2) (12,613.9 ft2) 2 A&J NL NL NL NL 3 D&E TOTAL RESDENTAL SUMMARY B&C 2 A&J 3 D&E TOTAL 815. m2 Om m m2 {8,772.3 ft2) (Oft2) (8, ft2) {7,245.4 ft2) 2,128.6 m2 Om2 2,128.6 m2 1,845. m2 (22,911.5 ft2) ( ft2) (22,911.5 ft2) (19,859.3 ft2) 18,691.5 m2 1,26.3 m2 42.7m m2 17,447.5 m2 NL (21 '193.2 ft2) (11,47.4 ft2) (46. ft2) (1,882.3 ft2) (187,83.5 ft2) 18,794.1 m m2 5.2 m m2 17,544.8 m2 NL (22,298.1 ft2) (9, 156. ft2) (54. ft2) (3,751.3 ft2) (188,85.8 ft2) 21,936.5 m2 1, m m2 19,966.7 m2 NL (236,122.7 ft2) (12, ft2) (34. ft2) (8,717. ft2) (214,919.9 ft2) 59,474.3 m2 3,5.3 m m2 1,333.2 m2 54,959. m2 NL (639,614. ft2) (32,349.2 ft2) (1,34. ft2) (14,35.6 ft2) (591,574.2 ft2) (1) BUH (Basc Unversal Housng) exempton comples wth the standard Zonng Bylaw exempton of 1.86 m2 (2. ft2) per BUH unt & may be dstrbuted through the development at the developer's dscreton. AFFORDABLE HOUSNG SUMMARY STAGE TOWER #UNTS (%OF TOTAL PHASE 1 AFFORDABLE HOUSNG UNTS) FLOOR AREA CLUSTERS TOTAL BACHELOR 1 BR 2BR 3 BR (Resdental Total, ncludng Addtonal Tandem spaces)+ 14 (Commercal)= 819 space means a space & confgured n a tandem arrangement wth a Bylaw-requred Standard space (2) ncludes 34 Affordable Housng spaces (1 Accessble space, 33 Standard spaces & no Addtonal Tandem spaces) BKE STORAGE LEVEL Mnmum Bylaw Requrement for Class 1 Bke Storage: 675 bkes, ncludng - Market Housng : space per unt= 618 bkes Affordable Housng: spaces per unt= 52 bkes C GLA 2 11 GLA. CLASS 1 (SECURED) SPACES CLASS2(UNSECURED)SPACES Market Resdental Affordable Housng Commercal nsde Parkade Outsde P-L Mn. Bylaw Requrement= 117 TOTAL 5 (1) 67 Proposed = 117 (1) Commerctal Class 1 btke storage shall be enttrely co-located wtth the commerctal tenants End-of-Tnp Fact!tttes on Level1 EV EQUPMENT Mnmum Requrement (based on the proposed number of parkng & Class 1 bke storage spaces): Market Housng: 25% EV Chargng 24V Staton, 25% EV Pre-Dueled Spaces & 1% Bkes Affordable Housng: 25% EV Chargng 24V Staton, 25% EV Pre-Dueled Spaces & 1% Bkes Commercal: 3 EV 24V for Publc & 16 EV 24V Statons for & 1% Bkes 1 B&C 2 A{&J) 3 D&E TOTAL 1,47.1 m2 (15,145.7 ft2) 59.8 m2 (6,359.8 ft2) 1,97.5 m2 (11,813.9ft2) 3,95.5 m2 (33,319.4 ft2) NL NL (1%) 5 (12%) 7 (17%) 25 (61%) 4(1%)

38 ,;, New Road South S.R.W sq ft." - '. ) -! -, ';}:..:r -,,., j!(,' L W. T. LEUNG ARCH TECTS N C. Sue 3, 973 West Broadway, Vancouver, Brtsh Columba Canada VSZ 1K3 Telephone , Facsmle Yuanheng Seasde Development LOTA No.3 Road 8151 Capstan Way Ste Areas 1st Floor 11-3 sv May 28, 215 DP : 25 WTL ,..._.,w.;.l...,..._....._.._ ,...,. PLAN #2a l ---- OLD PROPERTY LNE NEW PROPERTY LNE SETBACK LNE STE AREA DEDCATON STATUTORY RGHT OF WAY (SRW) CAPSTAN STATON BONUS (CSB) OPEN SPACE Ste Area Dedcaton Capstan Way E CstanWayW CorvetteWa N Corvette WayS New East West Road No. 3 Road Sea sland Way Total 7 STE AREA DEDCATON STE AREA DEDCATON STE AREA DEDCATON STE AREA DEDCATON STE AREA DEDCATON STE AREA DEDCATON STE AREA DEDCATON 55,181.3sf 9,64.4sf 3,913.sf sf 6,271.3sf 21,224.5 sf 13,73.9 sf 84.6sf sf 5,126.5S m 892.3sgm 363.5sgm 32.8s 582.6sqm 1,97 1.8sgm 1,275.6 sgm 7.9sqm 5, sqm Statutory Rght of Way (S.R.W.) -...._ta n Wa New Road South Pump StatOn Total S.R.W. S.R.W. S.R.W. 4,41.9 sf 48.9 s m 1,4. _f- j -q 1,248.6sf 116.sgm 1,689.5 sf 157. sg sf sgm Capstan Staton Bonus Open Space (C.S.B.) New Road South C8.f,stan WayE Total 2 C.S.B. OPEN SPACE SSS C.S.B. OPEN SPACE SSS 8,869.6sf 1,248.6sf 7,621.sf 8,869.6 sf 824.s m !!2_ 78. sgm 624. sqm ; ; ' ASSG<AELE P<RK JG SPACES r--.l.._===========-'-"'==== cc " c.c' :C ''-'> '. 71P.VBL!.::.sPACES "Pror to Buldng Permt ssuance for Phase 1, n whole or n part, the detaled desgn, confguraton, and locaton of on-ste features requred to satsfy the rezonng (RZ ) wth respect to mprovements to and the operaton of the Skylne Pump Staton (ncludng wthout lmtaton the pump staton equpment, equpment enclosure, servce vehcle access, and treatment of the area between the enclosure and the exstng and ultmate pump statons), together wth related buldng and landscape features, shall be subject to the revew and approval of the Drector of Engneerng, Drector of Development, Drector of Transportaton, and Senor Manager, Parks through the Phase 1 Servcng Agreement process (SA )." ; :""' L T A :g;:g;1 42, 15.2 sqft [1 3,22. sqm] PUMP STN. PLAN DETAL, 332 = 1'-" PUMP STN. ELECTRCAL ROOM, SECTON

39 \- 3 Storey Podtum V;<., ; ;, ; W. T.LEUNG ARCH TE CTS N C. Sute 3, 973 West Broadway, Vancouver, Brtsh Columba Canada V5Z 1K3 Telephone ,Facsmle Yuanheng Seasde Development LOTA No.3 Road 8151 Capstan Way Ste Plan w. Landscape 11-3 LURBSV May 28, "= 1'-" CHEC>W WTL """""- "' ' PLAN #2b _... (Hotel LOTB 2 Storey (Seasde North) T nwnhntt!';f!!'; Future Mxed Use Development G Storey [J - 1 [].. 8 Storey '..

40 Max. 2,128.6 m2 (22,911.5 ft2) Max. 51,882.1 m2 (558,454.9 ft2) Max. 494 unts 3,95.5 m2 (33,319.4 ft2) 41 unts, ncludng: - 5 bachelor unts - 7 one-bedroom unts - 25 two-bedroom unts - 4 three-bedroom unts 67 Market Housng unts 41 Affordable Housng unts 5,718.2 m2 (61,55.4 ft2) of rooftop outdoor recreaton space 176. m2 (1,894.5 ft2) of planted area avnear ground level 1% of features requred for future shared use wth resdents of Phase 2 & to satsfy the terms of the Shared Resdental Amenty SQace for Lot A & Lot B agreement 1,333.2 m2 (14,35.6 ft2), ncludng an ndoor pool faclty at least 65.3 m2 (7,.ft2) n sze, BUT excludng any Temporary Amenty Space requred to be removed n Stage 3 1% of features requred for future shared use wth resdents of Phase 2 & to satsfy the terms of the Shared Resdental Amenty SQace for Lot A & Lot B agreement 7 spaces 3 EV 24V Chargers 7 spaces 16 EV Chargng 24V Statons W. T.LEUNG ARCHTECTS N C. Sute 3, 973 West Broadway, Vancouver, Brtsh Columba Canada V5Z 1 K3 Telephone ,Facsmle Yuanheng Seasde Development LOTA No.3 Road 8151 Capstan Way OCCUPANCY STAGNG PLAN 11-3 DRAWN SV JAN 25,216 NA CHECKED WTL PLAN #3a YUANHENG Phase 1Lot A Occupancy Stagng Plan 1. Commercal Entre No. 3 Road frontage None requred Entre Capstan Way frontage 2. Market Housng Max. 169 unts Max. 161 unts Max. 164 unts 3. Affordable Housng Mn. 1,11.5 m2 (11,953.3 ft2) 21 unts 7 unts 13 unts 4. Basc Unversal Housng No. of Market Housng unts may vary No. of Market Housng unts may vary (BUH) Unts 21 Affordable Housng unts 7 Affordable Housng unts Addtonal Market Housng unts as requred to acheve a total of Affordable Housng unts 5. Addtonal rooftop outdoor recreaton space as requred to acheve a total of Resdental Amenty SQace for Lot A & 5, m2 (61,55.4 ft2) on Lot A OCP Outdoor Amenty 176. m2 (1,894.5 ft2) of planted area Space - For Shared Mn. 1,14. m2 (1,914.6 ft2) of Mn m2 (1,397.9 ft2) of rooftop avnear ground level Market & Affordable rooftop outdoor recreaton space outdoor recreaton space 1% of features requred for future Housng Occupant Use shared use wth resdents of Phase 2 & to satsfy the terms of the Shared Lot B agreement 6. OCP ndoor Amenty Space - For Shared Market & Affordable Housng Occupant Use Removal of any and all Temporary Amenty Space constructed n Stage 1 shared use wth resdents of Phase 2 Resdental Amenty SQace for Lot A & andor Stage 2 7 Addtonal permanent amenty space At least 338. m2 (3,638.2 ft2), At least 322. m2 (3,466. ft2), as requred to acheve a total of whch may nclude Temporary whch may nclude Temporary 1,333.2 m2 (14,35.6 ft2) on Lot A Amenty Space Amenty Space 1% of features requred for future & to satsfy the terms of the Shared Lot B agreement 7. Parkng - Commercal 7 spaces "Publc" Spaces 3 EV 24V Chargers None requred None requred 8. Parkng - Commercal 7 spaces None requred "Assgnable" Spaces 16 EV Chargng 24V Statons None requred

41 TOTAL Buldngs A, B, C, D, E & J Approxmately 645 spaces, ncludng: 494 spaces, excludng tandem spaces Addtonal spaces at the developer's dscreton, whch may nclude tandem spaces Based on total parkng provded: 25% EV Chargng 24V Statons (.e. 162 based on 645 spaces) 25% EV 24V Pre-ducted Spaces (.e. 162 based on 645 spaces) 34 spaces 9 EV Chargng 24V Statons 9 EV 24V Pre-ducted Spaces 5 spaces 1 Electrc Bke Chargng Staton 1% of the requred facltes (must be co-located wth the requred Class 1 Bke Storage for Commercal Use) 618 spaces Greater of 64 Electrc Bke Chargng Statons or as requred to provde 1 per 1 or less bkes n each bke storage room 52 spaces Greater of 6 Electrc Bke Chargng Staton s or as requred to provde 1 per 1 or less bkes n each bke storage room 27 spaces clustered ndoors at the parkade street level 9 spaces dspersed outdoors 1% of requred Servcng Agreement works, ncludng the replacement of all nterm frontage works wth ultmate frontage works (as approved va SA ) 1% of requred facltes - MAR W. T. LEUNG ARCHTECTS 1 N C. Sute 3,973 West Broadway, Vancouver, Brtsh Columba Canada VSZ 1K3 Telephone , Facsmlle Yuanheng Seasde Development LOTA No.3 Road 8151 Capstan Way OCCUPANCY STAGNG PLAN 11-3 sv JAN 25,216 NA CHECKED WTL ec.;ry"'"''"""""''n-"'"""'"'"'-"""""'"""'''"m'"'""" "'"'" "''"""'' o< w T co NcN"' re orr."""""'"""""""'"''"" PLAN #3b YUANHENG Phase 1Lot A Occupancy Stagng Plan (FNAL March 3, 217) STAGED FEATURES STAGE 1 STAGE 2 (1) Buldngs B & C Buldngs A & J STAGE 3 (2) Buldngs D & E 22 spaces, excludng tandem spaces 194 spaces, excludng tandem spaces Addtonal spaces at the developer's Addtonal spaces at the developer's Parkng- dscreton, whch may nclude tandem dscreton, whch may nclude tandem 9. For Market Housng spaces spaces Resdent Use Based on total parkng provded: Based on total parkng provded: 25% EV Chargng 24V Statons 25% EV Chargng 24V Statons 25% EV 24V Pre-ducted Spaces 25% EV 24V Pre-ducted Spaces 98 spaces, excludng tandem spaces Addtonal spaces at the developer's dscreton, whch may nclude tandem spaces Based on total parkng provded: 25% EV Chargng 24V Statons 25% EV 24V Pre-ducted Spaces Parkng- 19 spaces 7 spaces 1. For Exclusve Affordable 5 EV Chargng 24V Statons 2 EV Chargng 24V Statons Housng Resdent Use 5 EV 24V Pre-ducted Spaces 2 EV 24V Pre-ducted Spaces 8 spaces 2 EV Chargng 24V Statons 2 EV 24V Pre-ducted Spaces 11. Class 1 Bke Storage - 5 spaces For Commercal Use 1 Electrc Bke Chargng Staton None requred None requred End-of-Trp Facltes- 1% of the requred facltes (must 12. For Non-Resdental be co-located wth the requred Class None requred Tenant Use 1 Bke Storage for Commercal Use) 212 spaces 22 spaces Class 1 Bke Storage - Greater of 22 Electrc Bke Chargng Greater of 21 Electrc Bke Chargng 13. For Market Housng Statons or as requred to provde 1 Statons or as requred to provde 1 Resdent Use per 1 or less bkes n each bke per 1 or less bkes n each bke storage room storage room 27 spaces 9 spaces Class 1 Bke Storage - Greater of 3 Electrc Bke Chargng Greater of 1 Electrc Bke Chargng 14. For Exclusve Affordable Statons or as requred to provde 1 Staton s or as requred to provde 1 Housng Resdent Use per 1 or less bkes n each bke per 1 or less bkes n each bke storage room storage room None requred 24 spaces Greater of 21 Electrc Bke Chargng Statons or as requred to provde 1 per 1 or less bkes n each bke storage room 16 spaces Greater of 2 Electrc Bke Chargng Staton s or as requred to provde 1 per 1 or less bkes n each bke storage room 15. Class 2 Bke Storage - For Publc Use 27 spaces clustered ndoors at the parkade street level 39 spaces dspersed outdoors 12 spaces dspersed outdoors 39 spaces dspersed outdoors 16. 1% of requred works, EXCEPT that nterm frontage treatments (approved va SA ) may be nstalled Removal & replacement of nterm along: frontage works wth ultmate frontage Servcng Agreement New street west of parkade entrance works, ncludng: Works (SA ) Corvette Way Completon of the new street Capstan Way west of the corner, Corvette Way parkadedrveway to the ncludng the nterm treatment of the new street access to the pump staton equpment enclosure Removal & replacement of nterm frontage works wth ultmate frontage works, ncludng: Completon of Corvette Way Completon of Capstan Way, ncludng the ultmate treatment of the access to the pump staton equpment enclosure 17. Pump Staton Enclosure 1% of requred facltes None requred None requred

42 1% of artwork(s) & related requrements 1% of requred loadng facltes 1 % of garbage & recyclng facltes requred for all resdental uses 1 % of garbage & recyclng facltes requred for all commercal uses 1% of DEU requrements satsfed, as applcable (1) Development requred over and above that of Stage 1 (2) Development requred over and above that of Stages 1 and 2 to complete the entrety of the permtted development (as ndcated n the "Total" column) W. T. LEUNG ARCHTECTS N C. Sue 3, 973 West Broadway, Vancouver, Bntsh Columba Canada V5Z 1K3 Telephone , Facsmle Yuanheng Seasde Development LOTA No. 3 Road 8151 Capstan Way OCCUPANCY STAGNG PLAN 11-3 DRAWN SV JAN 25,216 PLAN #3c YUANHENG Phase 1Lot A Occupancy Stagng Plan (FNAL March 3, 217) 18. Publc Art None requred None requred 1% of artwork(s) & related requrements Loadng & Waste 19. M t anagemen 1% of requred loadng facltes 1% of garbage & recyclng facltes requred for resdental uses n Buldngs B & C 1% of garbage & recyclng facltes requred for No. 3 Road commercal uses 1 % of garbage & recyclng facltes requred for resdental uses n Buldngs A & J 1% of garbage & recyclng facltes requred for resdental uses n Buldngs D & E 1 % of garbage & recyclng facltes requred for Capstan Way commercal uses Dstrct Energy Utlty 2 (DEU) f DEU s avalable for Buldngs B & C: Buldng s connected DEU Agreements & related requrements satsfed f no DEU avalable for Buldngs B & C: Engneer's certfcaton, DEU Agreements, Letter of Credt & related requrements satsfed to facltate future servce hook-up f DEU s avalable for Buldngs A & J: Buldng s connected DEU Agreements & related requrements satsfed f no DEU avalable for Buldngs A & J: Engneer's certfcaton, DEU Agreements, Letter of Credt & related requrements satsfed to facltate future servce hook-up f DEU s avalable for Buldngs D & E: Buldng s connected DEU Agreements & related requrements satsfed f no DEU avalable for Buldngs D & E: Engneer's certfcaton, DEU Agreements, Letter of Credt & related requrements satsfed to facltate future servce hook-up

43 ._:_J PARKADE AREAS NCLUDED N STAGE 1, * BUT NOT OPEN TO THE PUBLC UNTL r TDol AEG 1 ;gt;ge 3, TEMP. FRE RATED - - CONSTRUCTON HOARDNG STAGE 3. L j STAGE 1.., --. STAGE 1 ' ----, STAGE 21 :=====: STAGE 31 W. T. LEUNG ARC H TE C T S N C. Sulle 3, 973 West Broadway, Vancouver, Brtsh Columba Canada VSZ 1K3 Telephone , F;c;smle Yuanheng Seasde Development LOTA No.3 Road 8151 Capstan Way STAGNG CONCEPTUAL DAGRAMS 11-3 sv JAN 25,216 NTS CHECKED WTL oec,., n...,...,...,., -""'-...,.""',...,._.,.,w, T_._...,...,...,_..,,_..., PLAN #3d DP l STAGE 2 8 Parkng Plan, Resdental Parkng RP-L 3rd Floor Plan, Resdental Parkn RP-3 8 4th Floor Plan, Courtyard Level

44 ... ', TowerS, ' _.lf. \ -".. W. T.LEUNG A R C H TE C T S N C Sute 3, 973 West Broadway, VallCOlNer, Brtsh Columba Canada VSZ 1K3 Telephone ,Fac:smle Yuanheng Seasde Development LOTA No. 3 Road 8151 Capstan Way Resdental Parkng Level P-L 11-3 LURBSV May 28,215 1:25 WTL o"""""""' ,.,-,.,._,.,..-_,.otw. t. l...,..._..._...,... _ PLAN #4a OP _[ ', ', CORVETE WAY Tower E' ' 217 1V '' '... '... ' "'t! '... '... \)..... ' ' 1 1_! ',"', ',,,, ""', "', "AH" " 34 SPACES ASSGNED TO AFFORDABLE HOUSNG UNTS "SC".. SMALL CAR "T" "' TANDEM PARKNG "EVS" = ELECTRC VEHCLE 24V CHARGNG STATON "EVP" = ELECTRC VEHCLE 24V PRE-OUCTED EVP EVP s 1 s EVP EVP EVS EVP EVP -c rvs1 EVP Q.,,,,,.... ; ' ,!!....., "Pror to Buldng Permt ssuance for Phase 1, n whole or n part, the detaled desgn, confguraton, and locaton of on-ste features requred to satsfy the rezonng (RZ ) wth respect to mprovements to and the operaton of the Skylne Pump Staton (ncludng wthout lmtaton the pump staton equpment, equpment enclosure, servce vehcle access, and treatment of the area between the enclosure and the exstng and ultmate pump statons), together wth related buldng and landscape features, shall be subject to the revew and approval of the Drector of Engneerng, Drector of Development, Drector of Transportaton, and Senor Manager, Parks through the Phase 1 Servcng Agreement process (SA )." EVS EVS EVS EVS EV - - EVS 1 _EVS _ \ \ \ \ \ \ \ 'u... - n _,.,_,_..._-. - "'""'' ;>"',.,.,.. Tower C.,y

45 END-OF-TRP FACLTES 332"= 1'-" W. T. LEUNG ARC H T E C T S N C. Sute 3, 973 West Broadway, Varcouver, Brtsh Columba Canada VSZ 1K3 Telephone , Facsmle647J N ( \ '. Yuanheng Seasde Development LOTA No. 3 Road 8151 Capstan Way 1st Floor Plan Commercal P LURBSV May 28,215 1:25 WTL ,..., ,..._o(W.....,.--.,..._...,"'""""""...,.._... PLAN #4b DP =-' LEGEND AFFORDABLE RENTAL BACHELOR SUTE AFFORDABLE RENTAL 1-BEDROOM UNT AFFORDABLE RENTAL 2-BEDROOM UNT AFFORDABLE RENTAL 3-BEDROOM UNT MARKET UNT WTH BASC UNVERSAL HOUSNG FEATURES MARKET UNT OCP NDOOR AMENTY SPACE FOR SHARED MARKET & AFFORDABLE HOUSNG OCCUPANCY USE OCP TEMPORARY NDOOR AMENTY SPACE (TO BE CONVERTED NTO MARKET HOUSNG N STAGE 3) End-of-trp Cyclng Facltes (14.1.2) The developerowner shall, at ts sole cost, desgn, nstall, and mantan on each lot: a) One end-of-trp cyclng faclty for each gender for the shared use of the development's non-resdental tenants and, as applcable, affordable housng buldng staff (.e. not resdents of market or affordable housng unts); and b) Tlass 1n bke storage spaces for non-resdental tenants of the buldng and, as applcable, affordable housng buldng (.e. not resdents of market or affordable housng unts), as per the Zonng Bylaw, whch storage must nclude 12V electrc vehcle (EV) chargng statons (.e. duplex outlets) for the shared use of cyclsts at a rate of 1 chargng staton for each 1 bke storage spaces or as per the Zonng Bylaw and Offcal Communty Plan rates n effect at the tme of Development Permt approval, whchever s greater; An end-of-trp cyclng faclty shall mean a handcapped-accessble sute of rooms contanng a change room, tolet, wash basn, shower, lockers, and groomng staton {.e. mrror, counter, and electrcal outlets) desgned to accommodate use by two or more people at one tme; 4.1.4) For ease of use and securty, the requ red end-of-trp cyclng facltes shall be located mmedately adjacent to the buldng's non-resdental class 1" bke storage and the buldng's elevatorstar core, as determned to the satsfacton of the Cty va an approved Development Permt*; --STAGE 3- <. - ASSGNABLE PARKNG SPACES MN. 7 PUBUC SPACES "SC" SMALLCAR 'T" TANDEM PARKNG ELECTRC VEHCLE 24V CHARGNG STAnON ELECTRC VEHCLE 24V PRE..OUCTED ELfCTRC VEHCLE 24f' CHARGER ( f.., TEMeO;-.Rv ! C l -...

46 Tower C.,. 1 --, \. W. T. LEUNG ARC H T EC T S N C. Sute 3, 973 West Broadway, Vancouver, Brtsh CoYmba Clnsda VSZ 1K3 Telephone6473S.9711.Facsmle647J N ( 1', ',,. Yuanheng Seasde Development LOTA No. 3 Road 8151 Capstan Way 2nd Floor Plan Resdental P LURB!SV May 28,215 1:25 WTL..., ow; T, (-.,_.... PLAN #4c OP LEGEND AFFORDABLE RENTAL BAC HELOR SUTE AFFORDABLE RENTAL 1-BEDROOM UNT AFFORDABLE RENTAL 2-BEDROOM UNT AFFORDABLE RENTAL 3-BEDROOM UNT - FOR MARKET UNT WTH BASC UNVERSAL HOUSNG FEATURES MARKET UNT OCP NDOOR AMENTY SPACE SHARED MARKET & AFFORDABLE HOUSNG OCCUPANCY USE OCP TEMPORARY NDOOR AMENTY SPACE (TO BE CONVERTED NTO MARKET HOUSNG N STAGE 3) - "' CORVETTE WAY.._, " ' ' ' 1""1 11_1 "SC" SMAUCAR "T" TANDEM PARKNG SPACE "EVS" ELECTRC VEHCLE 24V CHARGNG STATON "EVP" ElECTRC VEHCLE 24V PRE-OUCTED ().... '- -::;.,." EVS EVS EVS EVS EVS - l EVS EVS EVP 1- EVS EVP EVP EVP EVP EVP EVP EVP EVP EVP J EVP 1 - evp 1 l' - ' MPror to Buldng Permt ssuance for Phase 1, n whole or n part, the detaled desgn, confguraton, and locaton of on ste features requred to satsfy the rezonng (RZ ) wth respect to mprovements to and the operaton of the Skylne Pump Staton (ncludng wthout lmtaton the pump staton equpment, equpment enclosure, sevce vehcle access, and treatment of the area between the enclosure and the exstng and ultmate pump statons), together wth related buldng and landscape features, shall be subject to the revew and approval of the Drector of Engneerng, Drector of Development, Drector of Transportaton, and Senor Manager, Parks through the Phase 1 Servcng Agreement process (SA )." \ \ \ \ \

47 - Tower B ; DP W. T. LEUNG ARCH T EC T S N C. Sute 3, 973 West Broadway, Vancouver, Br1sh Columba Canada VSZ 1K3 Telephone , Facsmle Yuanheng Seasde Development LOTA No.3 Road 8151 Capstan Way 3rd Floor Plan Resdental P LURBSV May 28,215 1:25 WTL oeq,,..,...-n.o,...,.,...,..,..,.,_, w.t.c_...,...,..._...,'"""" "" -..._ PLAN #4d LEGEND AFFORDABLE RENTAL BACHELOR SUTE AFFORDABLE RENTAL 1-BEDROOM UNT AFFORDABLE RENTAL 2-BEDROOM UNT AFFORDABLE RENTAL 3-BEDROOM UNT Tower A ; ', - STA<3E,2 ' ' ',t -,Tower J MARKET UNT WTH BASC UNVERSAL HOUSNG FEATURES MARKET UNT OCP NDOOR AMENTY SPACE FOR SHARED MARKET & AFFORDABLE HOUSNG OCCUPANCY USE OCP TEMPORARY NDOOR AMENTY SPACE (TO BE CONVERTED NTO MARKET HOUSNG N STAGE 3) TowerE r - - t _. -===r"' STAGE CLASS 1 BCYCLE SPACES (MARKET RESDENTAL) ' EVS EVS r- l!_t...,,., "SC" " SMALL CAR = TANDEM PARKNG SPACE "EVS" = ELECTRC VEHCLE 24V CHARGNG STATON "EVP" = ELECTRC VEHCLE 24V PRE-DUCTED...,,,.... \ _ ---ON TO '-- LOADNGZOEBE LOW \.. \ EVP EVP EVS 1-- ["', c. evs evs EVS EVS Tower D Tower C

48 '...,, '..., '..., ', -SHEL TER'Eo AREA ', REFER TO landsc. ' DWGS. FOR DETALS ', ' ',,'',,, '-'...,..., ' ; Tower B ' ' ' ' 1 '' ' ' W. T. LEUNG ARCH T E C T S N C Sulle 3, 973 West Broadway, VanCOlNer, Brtsh Columba Canada V5Z 1K3 Telephone ,Facsmle Yuanheng Seasde Development LOTA No. 3 Road 8151 Capstan Way 4th Floor Plan (Lot A Courtyard) 11..{)3 LURBSV May 28,215 1:25 OP WTL o""""""' ,.,-,,..._....,.,,...,.,._.,... w.t_.._--....,...-.." PLAN #4e LEGEND [=:::=:::J AFFORDABLE RENTAL BACHELOR SUTE [=:::=:::J AFFORDABLE RENTAL 1-BEDROOM UNT - AFFORDABLE RENTAL 2-BEDROOM UNT AFFORDABLE RENTAL 3-BEDROOM UNT MARKET UNT WTH BASC UNVERSAL HOUSNG FEATURES MARKET UNT OCP NDOOR AMENTY SPACE FOR SHARED MARKET & AFFORDABLE HOUSNG OCCUPANCY USE OCP TEMPORARY NDOOR AMENTY SPACE (TO BE CONVERTED NTO MARKET HOUSNG N STAGE 3) Tower A, ' ' FOR MORE DETALS ON COURTYARD, PLEASE REFER TO LANDSCAPE DRAWNGS (PLAN #5). Tower E 7,275sqftAME'mfY' Tower D '.-#'. -.) Tower C ---- _.:-..>-

49 ',. cl< '., ' ',, Tower B j ' W. T. LEUNG ARC H TE C T S N C. Sue 3, 973 West Broadway, vancouver, Brtsh Columba Canada V5Z 1K3 Telephone ,Facsmle Yuanheng Seasde Development LOTA No. 3 Road 8151 Capstan Way 5th Floor Plan 11-3 LURBSV May 28,215 1 : 25 WTL PLAN #4f DP LEGEND AFFORDABLE RENTAL BACHELOR SUTE AFFORDABLE RENTAL 1-BEDROOM UNT AFFORDABLE RENTAL 2-BEDROOM UNT AFFORDABLE RENTAL 3-BEDROOM UNT ' ' r -, rower J -C==:J MARKET UNT WTH BASC UNVERSAL HOUSNG FEATURES -c::=::j MARKET UNT OCP NDOOR AMENTY SPACE FOR SHARED MARKET & AFFORDABLE HOUSNG OCCUPANCY USE OCP TEMPORARY NDOOR AMENTY SPACE (TO BE CONVERTED NTO MARKET HOUSNG N STAGE 3) TowerE \ \ \ \,, \ \ : \ \,,,,,,,,, l:,, J: 1\ :, STAGE 3 L.. J ; : STAGE ' Tower D L - - rr- - j Tower C

50 l ''- : ' '"' ',:''( -..._,' 1 ',, ; '!' ' ' W. T.LEUNG A R C H TE C T S N C. Sute 3, 973 West Broadway, Vancouver, Brtsh Columba Canada VSZ 1K3 Telephone , Facsmle N ('l ).... Yuanheng Seasde Development LOTA No.3 Road 8151 Capstan Way 6th Floor Plan 11-3 LURBSV May 28,215 1:25 WTL -- "-.. W.f, -,... -<1_"'<..,...,..... _,... PLAN #4g OP t LEGEND AFFORDABLE RENTAL BACHELOR SUTE '- '' AFFORDABLE RENTAL 1-BEDROOM UNT AFFORDABLE RENTAL 2-BEDROOM UNT AFFORDABLE RENTAL 3-BEDROOM UNT - MARKET UNT WTH BASC UNVERSAL HOUSNG FEATURES MARKET UNT OCP NDOOR AMENTY SPACE FOR SHARED MARKET & AFFORDABLE HOUSNG OCCUPANCY USE OCP TEMPORARY NDOOR AMENTY SPACE (TO BE CONVERTED NTO MARKET HOUSNG N STAGE 3) Tower E... j j j j j j,.,.. ' '" -.;... ', ', ', STAGE 3 '---,!!._,._,. """"! STAGE 1 Tower D TowerC

51 DP 16-7 W. T.LEUNG ARC H T E C T S N C. SSUEllFOR Bl)[)GE"T'ftCNG SSUEDFORAD.P. RS SUEDFORDP Yuanheng Seasde Development LOTA No.3 Road 8151 Capstan Way 7th Floor Plan 11-3 LURBSV May 28,215 1 : 25 CHECKED WTL PLAN #4h LEGEND AFFORDABLE RENTAL BACHELOR SUTE AFFORDABLE RENTAL 1-BEDROOM UNT AFFORDABLE RENTAL 2-BEDROOM UNT AFFORDABLE RENTAL 3-BEDROOM UNT MARKET UNT WTH BASC UNVERSAL HOUSNG FEATURES Tower A ' <z!l -- Tower J MARKET UNT?2 knt7a RDABLE HOUSNG OCCUPANCY USE MPORARY NDOOR AMENTY SPACE '6sE CONVERTED NTO MARKET HOUSNG N STAGE 3) Tower E ,! _ STAGE 3 L : ' Tower D TowerC

52 - - ' _[ ' W. T. LEUNG ARC HTECTS N C. Sulle 3, 973 West Broadway, Vancouver, Bltsh Columba Canada VSZ 11<3 Telephone , Facsmle Yuanheng Seasde Development LOTA No. 3 Road 8151 Capstan Way 8th Floor Plan 11-3 LURBSV May 28,215 1:25 WTL DCqo _,.,.,,_,_.._ ::=:... ' '- -.r.e.-.,.._.. PLAN#4 OP LEGEND AFFORDABLE RENTAL BACHELOR SUTE AFFORDABLE RENTAL 1-BEDROOM UNT AFFORDABLE RENTAL 2-BEDROOM UNT AFFORDABLE RENTAL 3-BEDROOM UNT Tower A ',,: '._, 'Tower J - MARKET UNT WTH BASC UNVERSAL HOUSNG FEATURES MARKET UNT OCP NDOOR AMENTY SPACE FOR SHARED MARKET & AFFORDABLE HOUSNG OCCUPANCY USE OCP TEMPORARY NDOOR AMENTY SPACE (TO BE CONVERTED NTO MARKET HOUSNG N STAGE 3) TowerE., _... >! -! _ STAGE 3 Tower D '- ---! '-- - -, -- STAGE Tower C

53 TowerS l 1 W. T.LEUNG ARC H T E C T S N C. Sulle 3, 973 West Broadway, vancouver, Brtsh Columba Canada VSZ 11<3 Telephone ,Facsmle N ( T l. Yuanheng Seasde Development LOTA No. 3 Road 8151 Capstan Way 9th Floor Plan 11-3 LURBSV May 28,215 1 : 25 WTL oc.,,..., ,.,_..,.,_.,_,.....,....._.. W. T.L... - PLAN #4j OP l LEGEND AFFORDABLE RENTAL BACHELOR SUTE AFFORDABLE RENTAL 1-BEDROOM UNT AFFORDABLE RENTAL 2-BEDROOM UNT AFFORDABLE RENTAL 3-BEDROOM UNT MARKET UNT WTH BASC UNVERSAL HOUS NG FEATURES Tower A '-Tower J MARKET UNT OCP NDOOR AMENTY SPACE FOR SHARED MARKET & AFFORDABLE HOUSNG OCCUPANCY USE OCP TEMPORARY NDOOR AMENTY SPACE (TO BE CONVERTED NTO MARKET HOUSNG N STAGE 3} TowerE " '>., _ j j _!!! j l STAGE 3 l -!-!- c...= l Tower D! STAGE :! Tower C

54 ' "-..,_... '' : OP.. W. T. LEUNG A R C H T E C T S N C. Sute 3, 973 West Broadway, Vancouver. Brtsh Columba Canada VSZ 11<3 Telephone Facsmle Yuanheng Seasde Development LOTA No. 3 Road 8151 Capstan Way 1th Floor Plan 11-3 LURBSV May 28,215 1:25 WTL.. D"-""" --dw,t C_..., ,...,..,. PLAN #4k LEGEND AFFORDABLE RENTAL BACHELOR SUTE AFFORDABLE RENTAL 1-BEDROOM UNT AFFORDABLE RENTAL 2-BEDROOM UNT AFFORDABLE RENTAL 3-BEDROOM UNT -,Tower J - MARKET UNT WTH BASC UNVERSAL HOUSNG FEATURES MARKET UNT OCP NDOOR AMENTY SPACE FOR SHARED MARKET & AFFORDABLE HOUSNG OCCUPANCY USE OCP TEMPORARY NDOOR AMENTY SPACE (TO BE CONVERTED NTO MARKET HOUSNG N STAGE 3) Tower E...:..'..,......,') j ị j vc l , -- ' STAGE 3 L.! STAGE 1 '- --- l -: Tower D TowerC

55 ,, '- _ '! TowerS W. T. LEUNG A R C HTE C T S 1 N c_ Sue 3, 973 West Broadway, Vancouver, Brtsh Columba Canada V5Z 1 K3 Telephone , Facsmle Yuanheng Seasde Development LOTA No.3 Road 8151 Capstan Way 11th Floor Plan 11-3 LURBSV May 28,215 1:25 WTL o"""""""..,..-n.o,... -.,.,..,.,,,, _,,,,...,..,...,...aw_ f_ c...,..., ""' PLAN #41 OP l ) LEGEND AFFORDABLE RENTAL BACHELOR SUTE AFFORDABLE RENTAL 1-BEDROOM UNT AFFORDABLE RENTAL 2-BEDROOM UNT AFFORDABLE RENTAL 3-BEDROOM UNT Tower A --Tower J MARKET UNT WTH BASC UNVERSAL HOUSNG FEATURES MARKET UNT OCP NDOOR AMENTY SPACE FOR SHARED MARKET & AFFORDABLE HOUSNG OCCUPANCY USE OCP TEMPORARY NDOOR AMENTY SPACE (TO BE CONVERTED NTO MARKET HOUSNG N STAGE 3) Tower E, _ STAGE Tower D l l [ [...,, _,,..., [ [ [ --u tj STAGE 1

56 '...,, '',,,.. '.,, ', ',! TowerS 11 ' W. T. LEUNG ARC H T EC T S l N C Sute 3, 973 West Broadway, Vancouver, Brtsh Columba Canada V5Z 1K3 Telephone ,Facsmle N ( f \ _,. Yuanheng Seasde Development LOTA No. 3 Road 8151 Capstan Way 12th Floor Plan 11-3 LURBSV May 28,215 1:25 WTL o"""""""'...,.._.,.. _...,.,. -=_ ; _...,......_...,.... _... PLAN #4m OP LEGEND AFFORDABLE RENTAL BACHELOR SUTE AFFORDABLE RENTAL 1-BEDROOM UNT AFFORDABLE RENTAL 2-BEDROOM UNT AFFORDABLE RENTAL 3-BEDROOM UNT Tower A MARKET UNT WTH BASC UNVERSAL HOUSNG FEATURES - MARKET UNT OCP NDOOR AMENTY SPACE FOR SHARED MARKET & AFFORDABLE HOUSNG OCCUPANCY USE OCP TEMPORARY NDOOR AMENTY SPACE (TO BE CONVERTED NTO MARKET HOUSNG N STAGE 3) :; : ; TowerE 1 1 ',.,., STAGE 3 '- --, STAGE 1 '-- - : l _ l Tower D Tower C

57 '',, ', '- '-,, ' - Tower B ' W. T. LEUNG ARCH T E C T S N C. SuHe 3, 973 West Broadway, VancotNer, Brtsh Columba Canada V5Z 1K3 Telephone ,Facsmle Yuanheng Seasde Development LOTA No.3 Road 8151 Capstan Way 13th Floor Plan 11-3 LURBSV May 28,215 1:25 WTL PLAN #4n LEGEND C=:J AFFORDABLE RENTAL BACHELOR SUTE C=:J AFFORDABLE RENTAL 1-BEDROOM UNT AFFORDABLE RENTAL 2-BEDROOM UNT AFFORDABLE RENTAL 3-BEDROOM UNT Tower A ',, ',, -<:(., -rower J - MARKET UNT WTH BASC UNVERSAL HOUSNG FEATURES MARKET UNT OCP NDOOR AMENTY SPACE FOR SHARED MARKET & AFFORDABLE HOUSNG OCCUPANCY USE OCP TEMPORARY NDOOR AMENTY SPACE (TO BE CONVERTED NTO MARKET HOUSNG N STAGE 3) ',,;,:'"' ', ', ', ' ---::\, ', TowerE. -:.'... _ -,_.," (_ - MECHANCAL ENCLOSURE. REFER TOTOWERJ ELEVATONS FOR DETAJLS. ' j j j,_- j j j j j j j _ STAGE 3 l l '- - : STAGE ' Tower D Tower C

58 ', - ', ' ', -.., """ :., ' 1 DP! W. T. LEUNG A R C H T E C T S N C. Sute 3, 973 West Broadway, VallCOlNer, Brtsh Columba Canoda V5Z 1K3 Telephone ,Facsmle N ( 1-) ". Yuanheng Seasde Development LOTA No.3 Road 8151 Capstan Way 14th Floor Plan 11-3 LURBSV May 28,215 1 :25 WTL '""-"""" <W,!,,_ ""' PLAN #4o LEGEND AFFORDABLE RENTAL BACHELOR SUTE AFFORDABLE RENTAL 1-BEDROOM UNT AFFORDABLE RENTAL 2-BEDROOM UNT AFFORDABLE RENTAL 3-BEDROOM UNT '-Tower J MARKET UNT WTH BASC UNVERSAL HOUSNG FEATURES MARKET UNT OCP NDOOR AMENTY SPACE FOR SHARED MARKET & AFFORDABLE HOUSNG OCCUPANCY USE OCP TEMPORARY NDOOR AMENTY SPACE (TO BE CONVERTED NTO MARKET HOUSNG N STAGE 3) STAGE 2 Tower E r ' l : r '!.,.,.,_.,. '......, -, -, -,.,. ' j j STAGE 3 '- --!! ;_,, _,,..., STAGE 1!! Tower D TowerC

59 '. OP 1 W. T. LEUNG ARC H TE C T S l N C. Sute 3, 973 West Broadway, Vancouver, Brtsh Columba Canada VSZ 11<3 Telephone , Facsmle N 'l 1. ) Yuanheng Seasde Development LOTA No.3 Road 8151 Capstan Way 15th Floor Plan 11-3 LURBfSV May 28,215 1:25 A WTL oc.o,...,...,..,_n.o...,..,..._...,.,.,_...,._,-.,_.,, w.f. l...,.""""""'""-...,...,....,.. _ PLAN #4p LEGEND AFFORDABLE RENTAL BACHELOR SUTE - AFFORDABLE RENTAL 1-BEDROOM UNT AFFORDABLE RENTAL 2-BEDROOM UNT AFFORDABLE RENTAL 3-BEDROOM UNT MARKET UNT WTH BASC UNVERSAL HOUSNG FEATURES MARKET UNT OCP NDOOR AMENTY SPACE FOR SHARED MARKET & AFFORDABLE HOUSNG OCCUPANCY USE OCP TEMPORARY NDOOR AMENTY SPACE (TO BE CONVERTED NTO MARKET HOUSNG N STAGE 3) Tower E Tower A ;:;-:.. ; STAGE 2 ' ' ị! ' ' -, STAGE 3! '- - -, STAGE ;;::;:; ' Tower D Tower C

60 [ J ' ' ' ' ' ' ' ' ' l ' ' '',, l! \ ft ''"'"' "' )... >! '>' TowerS W. T.LEUNG A R C HTECT S N C. Sulte 3, 973 West Broadway, Vancouver, Brtsh Columba Canada V5Z 1K3 Telephone , Facsmle Yuanheng Seasde Development LOTA No. 3 Road 8151 Capstan Way (16th Floor) Roof Plan 11-3 LURBSV May 28,215 1:25 WTL o.,_,.,..._..._---.,.,..,.,,_.,..,.._, ow.y. '--'-... PLAN#4q OP ,_ --. _._ _[ TowerE - = " "':::::;-: > ) STAGE 3 ', ) l -,_ ==- = - t; ::;;;;;;;;;::;;;;;;;;;::::::::::;,::;;;;;;;;;::;;;;;;;;;::;;;;;;;;;;rr c=; TowerD -.,_ -... STAGE 2 t.._.._.._.._.._ "_.._.._.._.. '- ---! STAGE :. ' ----; ' - ' - ' ' ;' ;J "?-.J 1.{.... ';, ::: ';k = Tower C

61 ---'- CLASS 2 BKE PARKNG KEY PLAN ndcates the number and locaton of bke parkng spaces, 117 n total. LEGEND,f ELEVATON MARKER ; EG EXSTNG GRADE FG FNSHED GRADE G NTERPOLATED GRADE FFE FNSHED FLOOR ELEVATON TS BS TOPBOTTOM OF STAR TW TOP OF WALL BW BOTTOM OF WALL TP TOP PARAPET BP BOTTOM OF POOL Re s on No. Date Revson Notes ssue No. Date Professonal Seal SSUED FOR DSCUSSON SSUED FOR DSCUSSON SSUED FOR REZONNG SSUED FOR ADP SSUED FOR RE-DP PER CTY COMMENTS eta "'"""" "'"""" 169West 2ndAvenue Vancouver. BC. Canada. VSJ 1H3 ] f w AR;gtobbyetallondscaparch!Kturelnc. _,.,.,.._..., llportofll>leon.ultant'l -ot...toe,..,d>co-oflel--p -...r.sucl\-ncrtlmdlar...,. for!l>lec-dlonotlhoo..-ptojod..anoj '3dlllcetlonolll>ld...,.._wlltlou>Co-'lp!lor '-.tt"-...:lplon._oo. olland-lllaatlllltj.,.,..;jo._...1:1>t"-. Project Yuanheng Seasde Development Lot A No.3 Road, 8151 Capstan Way, Rchmond, BC Drawng Ttle Ground Floor Landscape Plan Legal F>rnjec! M"""V"' f>rojec D GO 2169 GO 1:3 Rovewe<l8y DT FT L ro-1,, 5a PRVATE TERRACES B ROUND TREE GRATES F...---SAW CUT CONCRETE SDEWALK G LONG WOOD BENCH AT RESDENTAL LOBBY D ACCENT GREY PAVERS AT RESDENTAL LOBBY o G ALUMNUM FENCE ON CONCRETE WALL ACCENT GREY PAVERS AT RESDENTAL LOBBY MM CONCRETE BAND, FLUSH WTH GRADE B CLAY PAVERS------,.----POLSHED STONE SEATNG ELEMENTS B 12MM HGH CONCRETE WALL DSPLAYNG UNT NUMBER ON STREET FACE, STEP LGHT FACNG STAR, TYP. MODULAR CLAY PAVERS N COLOURS AROUND RETAL FOR VSUAL NTEREST ACCENT PAVERS AT RESDENTAL.! RETAL "' DO -. "" "'-,o c "" a c c c """ "k) "); "' - PARKNG.(!,_ -' c ; & "'-- J "' "" "' "' "'."" ""' ""' "" "' "' "" "' ). ( : <f "-' o- 1 o : 1 1--f..L.-j SMALL ROUND TREE GRATES B CAPSTAN WAY

62 JUNE 12PM JUNE 2PM --- SAW CUT CONCRETE CONNECTOR PATH JUNE 4PM OP Revson No. Revson Notes ssue MAR 1 Z17 No, Date ssue Notes Professonal Seal SSUED FOR DSCUSSON SSUED FOR DSCUSSON SSUED FOR REZONNG SSUED FOR DP SSUED FOR AD P SSUED FOR RE-OP PER CTY COMMENTS eta,.,,".,. "'"""""" 169West 2ndAvenue Vancouver. BC. Canada. V6J 1H3 t f w ARglrlsReservwlby blpelnc:. -onoo_on_do...,_,..lo!*lolthe'l Mftot.SUdl-..,_notMuMdforlrl)l --ol---l!le ""thoooorw!r\ldlonoll!le...-.c.dprclect.,.,_,_,_o modlft...tonolthedoc:u"*'lll-.tthoo'lprlor wllt..atthoorwdplonl'l&<>lerl&k--ooblltt"orlegllll _... the Project Yuanheng Seasde Development Lot A No.3 Road, 8151 Capstan Way, Rchmond, BC Drawng Ttle Level4 Landscape Plan Le gat GO -" GO OT 11 f>rt>jkd :3 5b 19 PRVATE TERRACES WTH GATE AND CONNECTON TO AMENTY SPACE PRVACY SCREEN BETWEEN RESDENTAL PATOS--, NOTE: PATOS WTHOUT SCREENS WLL BE PLANTED FOR PRVACY. VEW NORTH 1 O WATER FEATURE LNED WTH BASALT Tl LES SAW CUT CONCRETE PAD BELOW CANOPY c VEW EAST w z WEATHER PROTECTON- ::J REFER TO ARCH w ll g: ="'-lf"'""9 NON-SLP BOARDWALK, ROUGH CUT HEAVY TMBER (GRANVLLE SLAND PRECEDENT) CONCRETE UNT PAVERS ON PRVATE -----TERRACES, TYP B BOARDWALK, CONTNUOUS CRCUTWALKNG PATH L:_j 8 ) 81 J SEATNG NODE WTH BENCH AND CHAR (J VEW SOUTH Ba LOUNGE SEATNG ELEVATON MARKER EG EXSTNG GRADE FG FNSHED GRADE G NTERPOLATED GRADE FFE FNSHED FLOOR ELEVATON TSBS TOPBOTTOM OF STAR lw TOP OF WALL BW BOTTOM OF WALL TP TOP PARAPET BP BOTTOM OF POOL CHLDREN'S PLAY 719M2(7,739FT2) M - TOTAL OUTDOOR AMENTY AREA 3689M2 (39,78FT2)

63 .- UP LGHTNG LLUMNATNG TREE C ANOPES L.: j l;;"l LEGEND Uw T STEPWALL LG HT SW L NEAR LGHT UP LGHT M UPLGHTS STEP LGHTS ADDRESS LGHTS DP 16- re> ssue No. Date ssue Notes SSUED FOR DSCUSSON SSUED FOR DSCUSSON SSUED FOR REZONNG D SSUED FOR DP E Professonal Seat SSUED FOR ADP PER CTY SSUED FOR RE-DP COMMENTS eta ''"d""' " '"'"""" 169Wes t 2;A=da. V6J 1H3 Vancouver. S f l w :nheng Seasde Development Lot A 3351 No. 3 Road, Rchmond, BC 8151 Capstan Way, Drawng l me Ground Floor Lghtng Plan Legal?rcfo<:!O Projecl Manogor 2169 GD Sea, Or;own!ly 1:3 GO Rov OW<!<l!ly DT 5c : - s:"2. 7 : l;, TER18: 2 pst;j "":J fl (! <:, (! <:, (! Sl j: "' "' "' "' "' J "' "" "" "' L ""

64 GHTNG LLUMNATES WALL MOL ANOPES - --BE LEGEND T UNDERWATER LGHT Uw SW c...j ---- STEPWALL LGHT LNEAR LGHT Up. UP LGHT LNEAR STRP LGHT UNDER BENCHES UNDERWATER LGHT UPLGHTS STEP LGHTS OP t6 - Revson SS.B No. Date Revson Notes Date :s:;:R DSCUSSON SSUED FOR DSCUSSON SSUED FOR REZONNG D SSUED FOR DP E Professonal Seal 169West2ndA;:da. V6J 1H3 Yanoouver.BC. SSUED FOR APDP PER CTY SSUED FOR R - COMMENTS Proj"' Yuan heng Seasde Deve lopment Lot A 351 No.3 Road, Rchmond, BC 8151 Capstan Way, Drawng Ttle Level4 Lghtng Plan Legal - Prnjed Monager GO 2169 Or.oW1!11 GO Revlewod 81 OT 1:3! Drawlr>g No. 5d VEW NORTH AMENTY REFER TO ARCH 8 8 o..vj CJ 8 s--, 8 '. ) {5 8 LOW BENCH TO LNEAR LGHTc 'u PLANE, TYP LLUMNATE G G VEW SOUTH FT hnn_r--u

65 NOTE: SCHEDULED SZE NOTES 3m ht 8 em Cal 6cm Cal 6cm cal B&B 6cm Cal B&B 6cm cab&b 4m ht B&B 16cm cal B&B 6m- 8m ht B&B 6cm cab&b #2 cont. #4 cont. #1 cont. #5 cont. #5 cont. #3 cont. #2 cont. #2 cont. #2 cont. #1 cont. #2 cont. #3 cont. #1 con #1 cant #2 cont. #1 cont. #3 cont. SP#4 full, bushy plants 2m STD, B&B 2m STD, B&B full crown 2m standard Full, bushy plants Specmen full crown low branchng multstemme1 2m standard full crown full bushy plants full bushy plants full bushy plants Full, bushy plants full bushy plants full bushy plants full bushy plants full bushy plants full, bushy plants full bushy planls full bushy plants full bushy plants full bushy plants full bushy plants full bushy plants full bushy plants full bushy plants full bushy plants HGH EFFCENCY DRP RRGATON TO BE PROVDED FOR ALL PLANTED AREAS MNMUM SOL VOLUMES AS FOLLOWS; TREES- 36" SHRUBS- 24" LAWN -9" M EJB DP 16 - No. Revson Notes ssue No. Date ssue Notes Professonal Seal SSUED FOR DSCUSSON SSUED FOR DSCUSSON SSUED FOR REZONNG SSUED FOR DP SSUED FOR ADP SSUED FOR RE-DP PER CTY COMMENTS eta "'""" """'"""" 169Wesl2ndAvenue Vancouver. BC. Canada. V6J 1H3 t l f ] w 1 ARghtsbyel:llllondSC3JH..,;:htel"b..111nc. oont.tnedontt-.,_,..,'-otoltheeon..tt..>t-. -ol-.te.,-mc...,!mtllh.._...-.hlp U.W.o.S>dllrrf<ln'MtlonohllnotbeUM<or.nypurpoo.o-than tort!mo.,.._ctlonolt!mo,.r-.oodproject.krt-... or m<>dlllcronoltto.t.wlthoult!mo-.prlct...,_,_,..m!att!mo..clpl,..,..oot rtal!andwlthoodlldorttorlloa.ol -toth1con.ou8m. Project Yuanheng Seasde Development Lot A No.3 Road, 8151 Capstan Way, Rchmond, BC DrawngTe Ground Floor Plantng Plan legal GD 2169 GD 1:3 DT 11 5e L LOW EVERGREEN GRASSES N BOULEVARD ,----.;,.--- LOW EVERGREEN GRASSES N BOULEVARD FLOWERNG SHRUBS AND GROUND COVERS AT UNT ENTRES PLANT LST- GROUND FLOOR D QTY LATN NAME TREES Ac Ars Atw Cbf Cor For Fsd Mgdr Pot Qp 1 25 g COMMON NAME Acer crcnatum vne maple Acer rub rum Red Sunset Red Sunset Maple Acer truncatum x A. platanodes 'War Pacfc Sunset Maple Carpnus betulus fastgata fastgate European hornbeam Comus x 'Rutban' P.P.# 725 Au rora(r) Dogwood Fraxnus oxycarpa 'Raywood' Raywood ash Fagus sylvatca dawyck gold golden beech Metasequoa glyptostrobodes Dawn Redwood Populus tremulodes quakng aspen Quercus palustrs pn oak 3' EVERGREEN SHRUB TO BUFFER---- PRVATE TERRACES SMALL ORNAMENTAL TREE TO MARK UNT ENTRES SHRUBS GROUND COVERS PERENNALS Ajp 22 Azalea japonca 'purple splendor' evergreen azalea Am 174 Achllea mllefolum Yarrow Asu 54 Aster subspcatus Douglas Aster Bsu 428 Buxus sempervrens 'Suffrutcosa' Dwarf Englsh Boxwood Cg 7 Ceanothus grseus horzontals Carmel Creeper Calforna Llac Cos 68 Cornus sercea red oser dogwood Gs 22 Gaulthera shallon salal Hs 148 Helctotrchon sempervrens blue oat grass Lm 129 Lrope muscar Bg Blue Lly Turf Lmo 78 Leymus molls Dune Grass Lp Loncera pleata box leaf honeysuckle Maa 76 Mahona aqufolum tall Oregon grape Mn 879 Mahona nervosa longleaf mahona Mr 115 Mahona repens Creepng Mahona Pa 189 Pennsetum alopecurodes Fountan Grass Sea 356 Soldago canadenss Goldenrod Sr 61 Sarcococca ruscfola fragrant sarcococca Ts 65 Thymus serpyllum Creepng Thyme "' "' -- ( l LAWN Non-Netted (ncludn!=l bode!=jradable),!=jrown on sand NOTE: ALL LANDSCAPE TO CONFORM TO THE CURRENT EDTON OF THE BC LANDSCAPE STANDARDS FOR LEVEL 2 'GROOMED' LANDSCAPE TREATMEN '-';: N THE EVENT OF A DSCREPANCY BETWEEN THE PLANT LST AND THE PLANTNG PLAN, THE PLANTNG PLAN TAKES PRECEDENCE. w z ::J 1: " w "- f "' l l u o 'f l $! "" "" 'o "' 1- "' J "' "' "' "' "' "" "' "" "" RETAL L --"._ LMT OF UNDERGROUND PARKNG PROPERTYLNE G. ḃ, -:s- --q_,.,._,..,. ' C > -----<. _.,...::x::,.-' r..; , "" --., ''., -, STYRAZ JAPONCUS, FLOWERNG TREES ADORNNG --- THE PUBLC PLAZA GRASS GRD FOR SERVCE CAPSTAN WAY VEHCLE PARKNG -' LOW MANTENANCE SHRUBS UN BOULEVARD LOW MANTENANCE PLANTED - ' --DOUBLE ROW OF TREES LNNG THE BKE PATH BUFFER BETWEEN BKE PATH AND SDEWALK

66 Trees Ac 35 Acer crcnatum Acd 4 Acer davd Aj 17 Albzza julbrssn Bn 18 Betulus ngra Ccf 3 Cercs canadenss forest pansy Ck 6 Cornus kousa Fca 3 Fcus carca Ft 4 Frut tree Gt 3 Gledtsa tracanthos Pxy 14 Prunus x yedoenss 'Akebono' COMMON NAME vne maple Davd maple slk tree rver brch Eastern redbud kousa dogwood Fg Frut tree honey locust Akebono Yoshno Cherry NOTE: European Wld Gnger #1 cont. evergreen azalea #2 cont. strawberry madrone #1 cont. cherry bomb Japanese barberry #5 cont. slough sedge Stka sedge Mexcan mock orange strawberry Annabelle Hydrangea Japanese forest grass western blue rs common rush Englsh Lavander Water lly mornng lght maden grass Sword Fern Tassel Fern broad leaf arrowhead Dwarf Arctc Blue Leaf Wllow fragrant sarcococca Anglojap Yew Creepng Thyme cattal blueberry LAWN Non-Netted (ncludnq bodeqradable), Qrown on sand.l HGH EFFCENCY DRP RRGATON TO BE PROVDED FOR ALL PLANTED AREAS MNMUM SOL VOLUMES AS FOLLOWS; TREES -36" SHRUBS- 24" LAWN-9" SCHEDULED SZE NOTES 3m ht. full, bushy plants 6cm cal B&B 2m standard full crown 6cm cal staked plants 3-4m specmen B&B low branchng vary heghts 6cm cal B&B 2m standard full crown Scm cal B&B 2m standard full crown 5cm cab&b Full bushy plants 3cm «comments» 7cmb&b full, bushy plants 6cm cal. full, bushy plants SOP plug 5p plug #3 cont. SP4 #3 cont. #1 cont. #1 cont. #1 cant #2 cont. #3 cont. #3 cont. #3 cont. #3 cont. #1 cont. #5 cont. #3 cant 1.2mB&B SP#4 #1 cant #5 cant full, bushy plants full bushy plants full bushy plants Full, bushy plants.3mo.c..3 D.C. full bushy plants full bushy plants full bushy plants full bushy plants ntermxed n groups.3mo.c. full bushy plants full bushy plants full bushy plants full bushy plants ntermxed n groups full bushy plants full. bushy plants full bushy plants full bushy plants full bushy plants NOTE: ALL LANDSCAPE TO CONFORM TO THE CURRENT EDTON OF THE BC LANDSCAPE STANDARDS FOR LEVEL 2 'GROOMED' LANDSCAPE TREATMENT N THE EVENT OF A DSCREPANCY BETWEEN THE PLANT LST AND THE PLANTNG PLAN, THE PLANTNG PLAN TAKES PRECEDENCE. Res o n No. Revson Nates ssue No. Professonal Seal SSUED FOR DSCUSSON SSUED FOR DSCUSSON SSUED FOR REZONNG SSUED FOR ADP SSUED FOR RE-DP PER CTY COMMENTS eta,..,",. "'"'""'" 169West2ndAvenue Vancouver. BC. Canada. V6J 1 H3 DP 16- ] f ] w ARgllbbyetalandsc:apearcllter:tlnnc dlop,.,ho _...,..,.,..,tho Co_._.,.._ -.ar.such...,.,.. -cm.-... "" notu-for...,--- lorlhoeo.-trueu...,oflho.. rnodlllce1lonollho""""'-'tawltllou11ho prlor-...--belllthewdellelt-wtl>olft<ll'legll -tl>the Proje:t Yuanheng Seasde Development Lot A No.3 Road, 8151 Capstan Way, Rchmond, BC Drawng Ttle Level4 Plantng Plan Legal ProJod \ GD 2169 DT 1:3 5f MXED TREES AND SHRUBS N--, CENTRAL AREA \. \ \ \, RPARAN PLANTNGS AROUND-- WATER FEATURE, TYP ', \ \ y ',. \. \\.. \ : l VEW NORTH EVERGREEN HEDGE FOR PRVACY, TYP -- LAWN AND MXED TREE PLANTNGS VEW EAST CHERRY TREES N ORNAMENTAL GRASS BEDS ORNANDT, PLANTNGS ADJACENT TO ', PRVATE TERRACES, TYP.. _., a: "- PLANT LST- PODUM LEVEL D QTY LATN NAME VEW SOUTH L J: , ' Shrubs andn Groundcovers Ae 336 Asarum europeaum Ajp 92 Azalea japonca 'purple splendor' auc 7 Arbutus unedo compacta Btm 652 Berbers thunberg 'Monomb' Co 8 Carex obnupta Cs 8 Carex stchenss Ct 117 Chosya ternata Fa 171 Fragars x ananassa Haa 83 Hydrangea arborescens 'Annabelle' Hm 37 Hakonechloa macra t 8 rs tenax Jue 58 Juncus effuses La 83 Lavendula angustfola Maa-1 17 Nymphaea Ms 4 Mscanthus snenss 'Mornng Lght" Pm 38 Polystchum muntum Pp 721 Polystchum polyblepharum Sg 182 Sagttara latfola Sp 99 Salx purpurea 'Nana' Sr 143 Sarcococca ruscfola Tmh 644 Taxus meda 'Hcks' Ts 384 Thymus serpyllum Tyl 58 Typha latfola Vc 32 Vaccnum corymbosum FT

67 - --_1 NOTE: ALL LANDSCAPE TO CONFORM TO THE CURRENT EDTON OF THE BC LANDSCAPE STANDARDS FOR LEVEL 2 'GROOMED' LANDSCAPE TREATMENT N THE EVENT OF A DSCREPANCY BETWEEN THE PLANT LST AND THE PLANTNG PLAN, THE PLANTNG PLAN TAKES PRECEDENCE. NOTE: HGH EFFCENCY DRP RRGATON TO BE PROVDED FOR ALL PLANTED AREAS DRECT ACCESS OF FRONTNG UNTS RASED PCNC PLATFORM, : 81T8fD 7. MOVABLE F RNTURE : n, ssue No. Date ssue Notes Professonal Seal SSUED FOR DSCUSSON SSUED FOR DSCUSSON SSUED FOR REZONNG SSUED FOR OP SSUED FOR ADP SSUED FOR RE-DP PER CTY COMMENTS eta ""'"'" "'"'"""" 169West2ndAvenue Vancouver. BC. Canada. V6J 1 H f w ARghttbyeb'-ndsc:.pelnc.. WonN!onc:o-on-""""-"'-lll*toll:he'l _,.. l:he """-'.Sudl... --p bl'_lor...,.... fortt>ec:o..,.,cllonofl:hen-pf<'e<:t.vf "'" --otl:het.-l:heeo-ol-'lprlorc:o--b4oo:tl:he.. aol rlak--a.tllltyc"!.g.. -to-e:...-. Project Yuanheng Seasde Development Lot A No.3 Road, 8151 Capstan Way, Rchmond, BC Orawn gte Roof Level Landscape+ Plantng Plan Legal Prnjedlhn-Qet ProjocD GO 2169 GD 1:3 19 D P 16-72,8 '-'5- DT 5g [ l_ DRECT ACCESS OF FRONTNG UNTS NDOOR AMENTY ADJACENT TO OUTDOOR DNNG AREA, SEE ARCH ACCESS PLANT LST 1 D QTY LATN NAME COMMON NAME SPACNG SCHEDULED SZE NOTES TREES Ft 3 Frut tree Frut tree as shown 3cm «comments>> OUTDOOR BBQ AND DNNG AREA WTH FRE PLACES AND MOVABLE FURNTURE SHRUBS GROUNDCOVERS PERENNALS Ae 1134 Asarum europeaum European Wld Gnger 1 #1 cont. full, bushy plants Ajp 43 Azalea japonca 'purple splendor' evergreen azalea 1 #2 cont. full bushy plants auc 18 Arbutus unedo compacta strawberry madrone 167 #1 cont. full bushy plants Btm 281 Berbers thunbergl 'Monomb' cherry bomb Japanese barberry 3 #5 cont. Full, bushy plants Ca 683 Campanula roundfola Harebell 4" pot full bushy plants Cd 683 Carex densa Den sa sedge 4" pot full bushy plants Cp 683 Carex pachystachya Chamsso sedge 4" pot full bushy plants Ct 38 Chosya ternata Mexcan mock orange 4 #3 cont. full bushy plants Fa 173 Fragars x ananassa strawberry 457 SP4 full bushy plants Fe 683 Fragara chloenss Beach strawberry 14" pot full bushy plants F 683 Festuca dahoenss daho fescue 4" pot full bushy plants Haa 38 Hydrangea arborescens 'Annabelle' Annabelle Hydrangea 1 #3 cont. full bushy plants He 683 Heuchera mcrantha Coral Bells 4" pot full bushy plants Pn 683 Potentlla nvea Snow Cnquefol 4" pot full bushy plants Pp 157 Polystchum polyblepharum Tassel Fern 1 #3 cont. full bushy plants Sd 6621 Sedum dvergens Spreadng stonecrop #72 plug full bushy plants So 1346 Sedum oreganum Oregon stonecrop #72 plug full bushy plants Spe 5366 Sedum 'Purple Emperor' autumn Stonecrop 2 #1 cont. full, bushy plants Sr 54 Sarcococca ruscfola fragrant sarcococca 3 #3 cont. full bushy plants - Ssp 7g45 Sedum spathulfolum Broad leaf stonecrop #72 plug full bushy plants Tmh 174 Taxus meda 'Hcks' Ts 281 Thymus serpyllum Va 168 Vaccnum angustfolum Vvc 9 Vts vnfera concord Vvc 4 Vts vnfera concord Anglojap Yew Creepng Thyme lowbrush blueberry Concord Grape Concord Grape 21.2mB&B full. bushy plants OSP#4 full bushy plants 457 #2 cont. full bushy plants 61 #2 cont. staked #2 cont. staked LAWN Non-Netted, grown on sand.ssed Berms {12" depth) 48-Cd 48-Cp 48-Pn 48-He 48-Ca 48-F 48-Fc Grassed Berms {12" depth) 29-Cd 29-Cp 29-Pn 29-He 29-Ca 29-F 29-Fc Grassed Berms (12" depth) 4D-Cd 4D-Cp 4D-Pn 4Q-He 4D-Ca A Grassed Berms (12" depth) 64-Cd 64-Cp 64-Pn 64-He 64-Ca 64-R 64-Fc 28-Va 1 : 36-Fa: :,f-----; rso Grassed Berms {12" depth) 74-Cd 74-Cp 74-Pn 74-He 74-Ca 74-F 74-Fc! ' l ; L... :.=.=.-= = =. =??.=- =. =. =. =. =- =. =- =. = --= :=.- : =.:. :> J( g 66FT

68 8[1 PLAN, PLANTED BOULEVARD W CONTNUOUS TREE TRENCH,------CP CONCRETE BROOM FNSH SAW CUT SDEWALK cal Townhouse wthout Pato on Corvette Wa cal Townhouse wth Pato on Corvette Wa w (.') z...j s (!],-----j CONCRETE WALL REFER ARCHTECTURE CLAY PAVERS 8 OP l ReYson ssue Revson Notes Professonal Seal SSUED FOR D SCUSSON SSUED FOR DSCUSSON SSUED FOR REZONNG SSUEDFORADP SSUED FOR RE-DP PER CTY COMMENTS 169West2ndAvenue Vancouver. BC. Canada. V6J 1H f w A11Rghtsbyetllllond8CP"nc. trtorn.toooco...,..,-ll.penflfthe -Cf...tClO,..,dtt..eo-.lbntoto r.sud'llnforrr>ronoh.. JW>t"u-!Qrany""P'*'-U'mll for!mccr.trudl..,ollhlo,.-ant modlllcetlono!md...wtt-utt>co-'aptlot =->1-beOtl>l...:lplorrt'lal rlok.nd-ut... l ->- Project Yuanheng Seasde Development Lot A No.3 Road, 8151 Capstan Way, Rchmond, BC DrawngTlUe Landscape Sectons Legal Pmjoct M.:onllller PrnjecD GO 2169 GO 1:5 Ro..!ownd By Dr;o...,9N OT 5h 19 7Zft78 7- l j w (.') z...j s (!] ASPHALT BKE LANE BETWEEN DOUBLE ROW OF TREES SAW CUT CONCRETE G MODULAR CLAY PAVER PLAZA PLANTED BOULEVARD- PLANTNGS TO DRAW ON DYKE PARK - MODULAR CLAY,;l PAVER PLAZA L.::_j w <( L (.') z g s (!] BULDNG - REFER ARCHTECTURE DRAWNGS --- SECTON: New Street seatn area Scale: 1:5

69 -- - _l KEY PLAN [] 8 SECTON: Glass Canopy Level 4 Scale: 1:5 GLASS GUARDRAL (REFER ARCHTECTURE).- GLASS CANOPY ' g,,{!; "'c>.;#:) Revson No. Date Revson Notes lsslle Professonal seat SSUED FOR DSCUSSON SSUED FOR DSCUSSON SSUED FOR REZONNG SSUED FOR DP SSUED FORADP SSUED FOR RE-DP PER CTY COMMENTS eta locd.ooo "'h"'""' 169West2ndAvenue Vancouver. BC. Canada. VSJ 1 H f l w 1 AJRghtabyelalllndscape'Cbtltetunonc.. lnfllmwtlonoo-..,-loport<'mcolllultatt'l lnof-.tce,.,!m Co...n.n Suclloh-not!M-or_.y forlt>ooo...,<:llon""ttw..-.az.,-.-,,...,...-ncrtgnom... -MOotllu_po1..,._ CONW>twlllbeatM...:pl...,.ool M.nd-utllabBJorle!lll _...tou.. Project Yuanheng Seasde Development Lot A No.3 Road, B151 Capstan Way, Rchmond, BC Drawng Ttle Landscape Sectons Level4 Legal Projo<:O GO 2169 GO 1:5 DT 19 OP 16-7 " 5-5 l EVERGREEN HEDGE FOR PRVACY ALUMNUM GATE-. CP CONCRETE PLANTER- 'CV. r-- WOOD DECK G@ ----SAW CUT CONCRETE GLASS CANOPY --- FRE TABLE G GLASS GUARDRAL BEYOND (REFER ARCHTECTURE),- SM LL ORNAMENTAL TREES PLANTED N MXED SHRUBS AND PERENNALS. REFER PLANTNG PLAN FOR ES,- CP CONCRETE }- :2:_: 6_.:_ 49:_:(V_:A_.:_R_:_: ES_:)_.: f b_6"9"l (VARES) Level4 - LAWN AND MXED TREE ' PLANTNGS BULDNG N BACKGROUND GLASS CANOPY CP m UJ 1 CJ _J 5 "' PRVATE TERRACE AMENTY SPACE PRVATE TERRACE 2 SECTON: Prvate Terraces and Boardwalk ca e: :5 URBAN AGRCULTURE STORAGE SHED OPEN STARWELL (N BACKGROUND REFER ARCHTECTURE).. GLASS CANOPY S ace

70 KEY PLAN --' D 1 6 Revsoll No. Date RevsooNotes ssue No. ProfessooalSeal eta loodooooo 169 West 2nd Avenue SSUED FOR DSCUSSON SSUED FOR DSCUSSON SSUED FOR REZONNG SSUED FOR DP SSUED FOR ADP Vancouver. BC. Canada. V SJ 1HJ t f w 1 w.vw.etala.com SSUED FOR RE-OP PER CTY COMMENTS """""'"" AJRghtab)'etaland.rcllllK'tlnlnc. -OO'alnM:<><-""'--oDM -...uof-.tco,.. dlhloeo-llllnlol'lll or.such--notbe_lor...,. """""'""-...=on<jflhoo..-. Jwrt-... -or modlft...,...du..docu-wtlhoullhlopolorwo!mn.,.,_,...,.beatt!leredpl8nl.. oo Mk--lAablltf.. rpl -.. to tho Project Yuanheng Seasde Development Lot A No.3 Road, 8151 Capstan Way, Rchmond, BC Drawng Ttle Landscape Sectons Levels 8 + 9,.,. _, Pnojoc:l""""- GO 2169 GO 1:5 OT 11 7' 7-1 stan O..MgNo. 5j 19,, GRAPE VNES MOVABLE FURNTURE. BBQ AND SNK BEYOND BENCH DEdJ'A PCNC PLATFORM J='""==""'=== FRE TABLE L_-----============ DECKWALKNGPATH BBQ + DNNG AREA 5232 PCNC PLATFORM, SURROUNDED BY EDBLE PLANTNG FRE TABLE FRUT TREES DECK WALKNG PATH 1738 BBQ + DNNG AREA 52 PLANTNG 337 1;1 SECTON: Level 9 Amenty L..: ) Scale: 1 :48

71 1!,,_ ---- GLASS CANOPY STRUCTURAL G LASS RAFTERS HSS 254x152 BE AMS :; STEEL COLUMN -SZNG BY STRUCTURAL DP No. Revson Notes ssue No. Date ssue Notes Professonal Seal 16-B-31 SSUED FOR DSCUSSON SSUED FOR DSCUSSON SSUED FOR REZONNG SSUED FOR OP SSUED FOR ADP 1H l2-d7 SSUED FOR RE-OP PER CTY COMMENTS 169West2ndAvenue Vancouver. BC. Canada. V6J 1 H3 t f ( w 1 ARbyebo'-""-P nc.....-ll!*t<lftl>e tmotlool.lllldllnfonn111on..._for...,. --Of-.!ce,-the...- tortheco..uucuonaltm..-pn>ect.arf' ,..-Oftl>e--MCo-.. prlor -- booattl>e... rlo.ll..,.,.,..og.. -to tho Project Yuanheng Seasde Development Lot A No.3 Road, 8151 Capstan Way, Rchmond, BC DrawngTUe Landscape Detals Level 4 Canopes Legal GO GO RevowodBy OT 11 Projed D :5 5k 19 - L J JJ NOTE: WEST CANOPY STRUCTURE SHOWN BELOW, EAST CANOPY SM. LAYOUT OF GLASS PANELS AND ATACHMENTS BY STRUCTURAL HSS SUPPORT MEMBERS f! DECORATVE GRAVEL RAN GUTER -- SPDER FTNGS J.,--U--1-- EXTENT OF GLASS PANELNG PROPOSED GLASS SPDER ATACHMENT TO STRUCTURE "' N DECORATVE GRAVEL - RANGUTER, "' 1.SAW-CUT CONCRETE - DECKNG :',jf, ),'\, ''J', h. ',, PLAN: West Canopy Level J Scale: 1:5 Programmng Three glass canopes are provded on Level 4 to serve as outdoor lvng rooms. These rooms are for resdents to gather and socalzes wth one-another, whle enjoyng ther beautful vews and the envronment. The shelters can be used year-round as the canopy provdes protecton from weather. Fre-pts and heat lamps are provded to keep resdents warm durng summer nghts and wnter days. Lke most lvng rooms, these areas are flexble and can be transformed and used n many ways to meet the needs of the occupants. The canopes not only brng together the communty but also the archtecture. The West Canopy connects Towers A and J, and the East Canopy connects Tower J, Tower B and the elevator and star access to Lot B. The South Canopy connect Towers C and D and provdes shelter over the central starcase. GLASS CANOPY STRUCTURAL GLASS RAFTERS HSS 254x152 BEAMS STEEL COLUMN- SZNG BY STRUCTURAL t - - J_l, 2 SECTON: West Cano Level 4 cae: 1:25 u u SAW CUT CONCRETE u u u u u l _ l. : ' j N. "' N "' 1;1 SECTON : West Canopy Level4 U Scale: 1:25

72 LAWN MOUNDS Revson No Date Revson Notes lsstje No. Professonal Seal SSUED FOR DSCUSSON SSUED FOR DSCUSSON SSUED FOR REZONNG SSUED FOR ADP SSUED FOR RE-DP PER CTY COMMENTS eta ''"'"'''" oco h"""" 169West2ndAvenue Vancouver. BC. Canada. VSJ 1 H3 t f w 1 ARghtsbyelalandscapeM"C"tec:Wrenc on-lopooto!m -.ot.&>d>llrfonndon-notho_,...,.. N!Jum.'ltlol... -tmoo'*"'-".llllol-...-tp f<lr_o>_ctlanolllw-....,.--,,_.,.. madlftcatlono!mdocu,_to_m'apo1or...ttlon =.w;:::'aao.w.ud-.alabllltyo<kogll Project Yuanheng Seasde Development Lot A No.3 Road, 8151 Capstan Way, Rchmond, BC Drawng Tlle Landscape Detals Level 4 Play Area Legal Projoct MM>agor Prt>jec O GD 2169 GD 1:5 DT :-,.)' CHLDREN'S PLAY TOTAL AREA= 719M' (7,739FF)

73 VEHCULAR CONCRETE UNT PAVERS, NSTALLED PEA LANDSCAPE DRAWNGS, 2% SLOPE TO DRAN. REFER TO MATERALS SCHEDULE FOR SZE AND COLOUR. SOMM (2") #9 AGGREGATE SETTNG BED NON-WOVEN FLTER FABRC 2MM (8") MNUS CRUSHED-COMPACTED AGGREGATE BASE COURSE COMPACTED SUBGRADE NOTE: DETAL TO BE COORDNATED WTH CVL CONSULTANT PATERN, NSTALLED PER landscape DRAWNGS STRUCTURAL SLAB, REFER TO ARCHTECTURE =====t--- AtC STRUCTURAL NOTE: SAW-CUTS TO BE NSTALLED PER LAYOUT PLAN - SAW-CUT CONTROL JONTS TO BE 114 SLAB DEPTH - TO BE COMPLETED WTHN 24HRS OF POURNG THE SlAB,. s: "' C q s: g 5. GALVANZED STEEL BRACKET FASTENED TO STARTER CURB CONCRETE STARTER CURB WATERPROOFNG TO WRAP CONNECTON PER STRUCTURAL :CE J6LTER ARCHTECTURE Re11son ssue No. Professonal Seal Date Re11sonNotes [ SSUED FOR DSCUSSON SSUED FOR DSCUSSON SSUED FOR REZONNG SSUEDFORADP SSUED FOR RE-DP PER CTY COMMENTS eta,.,"'.,. """"""' 169West2ndAvanue Vancouver. BC Canada. V6J 1 H w ARghtllbyetlllatldscap ell'chtectutelnc. onccrulnedon-d...u.apm.oftm -.-of..-.tc.,-tl>eco'*'"-'1., r.suchtrrtonn.tton... nd"-uo.d""".,ry-tt-n lortboccnatruetlonoottl>e..-...:tpnlfood.j.rrt-.-.- modlllcatonottbld""""*'tawltbou!mcomu!tantprlor =-twllboeltl>e..,lellaltand-utllabllltyorlegol... tbleon.utt-r\. Project Yuanheng Seasde Development Lot A No.3 Road, 8151 Capstan Way, Rchmond, BC Drawng Tlle Landscape Detals Legal Proj«:tMon og r GD GO DT 11 _, 2169 as shown 5m 1 19 SAWCUTS TO BE 25MM DEEP OR 114 OF CONCRETE SLAB DEPTH e "'4 J- F2ENruAELDED WRE MESH, 2% SLOPE TO DRAN 15MM (6") 314" MNUS CRUSH-COMPACTED 95% MPD AGGREGATE BASE COURSE "-COMPACTED SUBGRADE SOMM (2") #9 AGGREGATE SETTNG BED 15MM (6") CRUSHED-COMPACTED AGGREGATE BASE COURSE COMPACTED SUBGRADE SAW-CUT PATERN, NSTALLED PER LANDSCAPE DRAWNGS 1MM (4") CP CONCRETE PAD, RENFORCED WTH 9 GAUGE WELDED WRE MESH, 2% SLOPE TO DRAN SOMM (2") SAND SETTNG BED NON-WOVEN FLTER FABRC e l.,' gdbb EkCLEAR CRUSH NON-WOVEN FLTER FABRC DRAN MAT CW NON-WOVEN FLTER FABRC, REFER TO ARCHTECTURE l r MEMBRANE, REFER TO ARCHTECTURE PROTECTON BOARD ON WATERPROOF STRUCTURAL SLAB, REFER TO ARCHTECTURE AND STRUCTURAL EUTS TO BE NSTALLED PER LAYOUT PlAN -SAW-CUT CONTROL JONTS TO BE 114 SlAB DEPTH - TO BE COMPLETED WTHN 24HRS OF POURNG THE SLAB CONCRETE UNT PAVERS, NSTALLED PER LANDSCAPE DRAWNGS, 2% SLOPE TO, DRAN. REFER TO MATERALS SCHEDULE FOR SZE AND COLOUR. f---,------,---,--=---,-----,...,t.-1"7-r SOMM (2") #9 AGGREGATE SETTNG BED NON-WOVEN FLTER FABRC 25MM (1 ") OF 2MM (314 ") CLEAR CRUSH OPEN-GRADED AGGREGATE ::j--- NON-WOVEN FLTER FABRC VOD FORM MATERAL OR APPROVED EQUVALENT- DEPTH VARES, REFER TO =ARCHTECTURE DRAN MAT CW FLTER FABRC, REFER TO ARCHTECTURE ;;_-..._ ""--j ''- T:: :Eg;;<: '-, STRUCTURAL SlAB, REFER TO ARCHTECTURE '-. AND STRUCTURAL GROWNG MEDUM - r-r"""''""" UNT PAVERS, NSTALLED PER LANDSCAPE DRAWNGS, 2% SLOPE TO DRAN. REFER TO MATERALS SCHEDULE FOR SZE AND COLOUR. PANT ON DAMP PROOFNG ARCHTECTURAL CONCRETE PLANTER CONNECTON AND WATERPROOFNG AS PER ARCHTECTURE TERMNATON BAR, TYP -+---PANT ON DAMP PROOF CONNECTON TO STARTER CURB PER STRUCTURAL REFER TO ARCHTECTURE DRAN, PER MECH-- PROTECTON BOARD ON- WATERPROOF MEMBRANE- REFER TO ARCHTECTURE 1MM AGGREGATE WTH FLTER FABRC MRADRAN CNV FLTER FABRC Face TERMNATON BAR BY OTHE1S , 35MM WDE CP COC'ET.E , CURB W15MM CANTLEVER TO CONCEAL WATERPROOFNG, TYP. \ ADJACENT SURFACE- REFER TO --FNSHED WATER LEVEL TO BE 25MM BELOW TOP OF CURB PAVNG UNLESS OTHERWSE NDCATED 6" DEPTH ROOT BARRER ro><-- APPROVED EQUVALEN1] TO BE FASTENED TO EDGE OF BOARDS, TYP. 152 SlAB SLOPES TO ::::::::::::::::::r=-;c;o:n;sultant DRANS, PER MECHANCAL MMBASALTTLEON CONCRETE STARTER CURB THNSET MORTAR AT PlANTED EDGE, TYP. SETTNG BED CONNECTON PER WATERPROOFNG TO STRUCTURAL WRAP - REFER TO POOL STRUCTURAL SLAB REFER TO ARCHTECTURE

74 cal 75MM (32") MN. GROWNG MEDUM, PLANTNG PT TO BE X ROOTBALL SZE 5MM (2") THCK MULCH, REFER TO SPECFCATONS- DO NOT j:f:g-- PUT MULCH AGANST THE BASE fl' OF THE PLANTS 75MM (32") MN. GROWNG MEDUM, PLANTNG PT TO BE X ROOTBALL SZE NON-WOVEN FLTER FABRC 75MM (3") THCK LAYER OF DRANAGE ROCK RGD NSULATON, REFER TO ARCHTECTURE DRAN MAT CW FLTER FABRC, REFER TO ARCHTECTURE PROTECTON BOARD ON WATERPROOF MEMBRANE, REFER TO ARCHTECTURE STRUCTURAL SLAB, REFER TO -L Revson ssue Date Revson Notes ssue Notes SSUED FOR DSCUSSON SSUED FOR DSCUSSON SSUED FOR REZONNG SSUED FOR DP SSUED FOR RE-OP PER CTY COMMENTS eta l oo o oo """'"o >m 169West2ndAvenue VancolNer. BC. Canada. V6J 1H f l w 1 All Rghts Re.ved by eta la'mcllpe archt!ctunllnc. - lnfm'rmon""'""-d-lap.rt!jthl dmco -..hlp --81>-notbeu-loreny--llwl,..thl=-tn.l<llonatlhe..-prtljed.V'f ,.. tkl nlrl-doam\oonlllthco...-'opolorwrttton...--hoatlhe...,...,... _labllllf«.. _...to- Project Yuanheng Seasde Development Lot A No.3 Road, 8151 Capstan Way, Rchmond, BC DrawngTe Landscape Detals Legal GO 2169 GO as shown OT 11 on nverted roof assembl - t cal ARCH[fP AND6RA n 19 l -- _L "' SOD, NON-NETTED GROWN ON SAND 3MM (12") MN. GROWNG MEDUM COMPACTED SUB-GRADE SOD, NON-NETTED GROWN ON SAND 3MM (12 ") MN. GROWNG MEDUM FLTER FABRC 75MM (3") THCK LAYER OF DRANAGE ROCK RGD NSULATON, REFER TO ARCHTECTURE DRAN MAT CW FLTER FABRC, REFER TO ARCHTECTURE PROTECTON BOARD ON WATERPROOF MEMBRANE, REFER TO ARCHTECTURE STRUCTURAL SLAB, REFER TO -t cal Detal: Perennal Ground Plantn cae: 1:1 GROUNDCOVER 3MM (12") MN. GROWNG -""b--medum 4 * PUT GROUNDCOVER 5MM (2") THCK MULCH, REFER TO SPECFCATONS- DO NOT MULCH AGANST THE BASE p; OF THE PLANTS 3MM (12") MN. GROWNG MEDUM l'vO\EN FLTER FABRC 75MM (3") THCK LAYER OF DRANAGE ROCK RGD NSULATON, REFER TO ARCHTECTURE DRAN MAT CW FLTER FABRC, REFER TO ARCHTECTURE PROTECTON BOARD ON WATERPROOF MEMBRANE, REFER TO ARCHTECTURE STRUCTURAL SLAB, REFER TO --1-\r\vnTECTURE AND STRUCTURAL cal 6MM (24") MN. GROWNG MEDUM, PLANTNG PT TO BE..--J---2X ROOTBALL SZE 6MM (24") MN. GROWNG MEDUM, PLANTNG PT TO BE X ROOTBALL SZE Detal : Shrub Plantn on nverted roof assembl - t cal cae: :1 NON-WOVEN FLTER FABRC 75MM (3") THCK LAYER OF DRANAGE ROCK RGD NSULATON, REFER TO ARCHTECTURE DRAN MAT CW FLTER FABRC, REFER TO ARCHTECTURE PROTECTON BOARD ON WATERPROOF MEMBRANE, REFER TO ARCHTECTURE STRUCTURAL SLAB, REFER TO ARCHTECTURE AND STRUCTURAL

75 FLAT SURFACE, WATER FLOWS FROM BUBBLERS r 9 ARCHTECTURAL QUALTY CONCRETE ENTRY WALL WTH ADDRESS AND LGHTNG POLSHED BLACK BASALT ROUNDED EDGES DP 16 - Revsorl No. Date Revsor'!Notes ssue ssue Notes SSUED FOR DSCUSSON SSUED FOR DSCUSSON SSUED FOR REZONNG SSUED FOR DP SSUED FOR RE-DP PER CTY COMMENTS eta ""'"''" '"""'""" 169Wesl2ndAvenue Vancouver. BC. Canada. V6J 1 H f l w 1 All Rjghbl byela bondscpe..,.,tectur.nc...._.._.... _d_ltrt"'tholc-.utt.rt'l notn.-.,...te..--eo... runt' --P lllenot.sudlllntornwtlonoll.. notbeum<for..,.purpoh-!m torltlecc-ctlon"'ltle..-c.dl'"'led.,..,_...,,,_.,.. rnq<'llc:olklll"'tnd-jwtthoulltnconoo.ll--.prlor...,.,_.wlllbeatltnndpl--.aol rlak-wllllcutllalllltyoo' gll -loll>e Project Yuanheng Seasde Development Lot A No.3 Road, 8151 Capstan Way, Rchmond, BC Drawng Ttle Landscape Detals Legal PtcjeCO GD 2169 GD as shown DT 11 5o 19 - L [. POWDER COATED ALUMNUM GATE AND RALNG PLANTNG AT BASE OF WALL LOW SAUCER: 1 MM OF SOL AROUND TREE. CRCUMFERENCE OF TREE TO FORM A SHALLOW BENCH TO PREVENT WATER RUN-OFF. SOL OVER THE ROOTBALL SHALL NOT EXCEED 25 MM N DEPTH. l====;=:;:====rslz E Mnmum wdth of tree pt shall be the rootball dameter plus 24' Tree wells shall be 36' n depth -.. ' ' ' ' "' ROLL BACK TOP 13RD OF BURLAP. REMOVE ALL PLASTC TES, TREATED BURLAP OR CONT AlNER MATERALS. 75MM (32 ' ) MN. TO 12MM (48 ' ) MAX. GROWNG MEDUM, PLANTNG PT TO BE 2X ROOTBALL COMPACTED SUB-GRADE POWDER COATED ALUMNUM GATE AND RALNG ARCHTECTURAL QUALTY CONCRETE PLANTER WALL LNE OF PLANTER WALL BEYOND UNT PAVER TERRACE PLANTNG AT BASE OF WALL on nverted roof assembl - t cal ---- WATER FLOWS FROM BUBBLERS RECESSED N SURFACE OF BASALT PRECAST CONCRETE PLANTER RNG THN SHEET OF WATER ON POLSHED --\l-----basalt THCKENED CONCRETE PAVNG WDTH VARES WTH FEATURE 1 POLSHED BLACK BASALT GRATE AT BASE Plan and Elevaton of Water feature Scale: Plan 1 :5 Elevaton 1 :2

76 - l COMMENT PRECAST CONC. POLSHED BASALT ANODZED ANODZED SMALL PLAY NET GALV. TROUGH POLSHED POLSHED POLSHED COMMENT COLOUR GREY STANLESS NATURAL TBA TBA BLACK RED ALUM. STANLESS S. BLACK BRASS STANLESS S. TBS TBS BLACK HAL VA GALV. BRONZE BRONZE BRONZE WOOD COLOUR REDONDO GREY REDONDO GREY MEDTERRANEAN EBONY PLATNUM VARES QTY QTY , Revson Professonal Seal SSUED FOR DSCUSSON SSUED FOR DSCUSSON SSUED FOR REZONNG SSUED FOR ADP SSUED FOR RE-DP PER CTY COMMENTS eta,,,",. '""''"""' 169West2ndAvenue Vancouver. BC. Canada V6J 1 H3 t f l w All Rlghta "-"-d byet. landscape archtecture nc. on.,...m<on-do...m.laperoftm lrtrurnenaof-.-u..eor- CWN'aloljl ""'""" Suctl-on..,.,.nol"-u-r.,...,.purpDH-tt.n fortmco1'18truedonalm..-e.dpn>fed.an,--,-or m<>dlllcatlonottmd""""*':'odutmco-'apo1.ot-... oo-wllbe.tmndplont'a..,leo1elletld-.nor leg _...Dlhe Project Yuanheng Seasde Development Lot A No.3 Road, 8151 Capstan Way, Rchmond, BC DrawngTle Notes + Schedules Legal Projec!Monagor GD GD DT _., 2169 as shown 5p l PLANTNG NOTES: ALL PLANTS TO BE NURSERY GROWN ALL PLANT MATERALS AND LABOUR TO CONFORM TO THE CURRENT EDTON OF THE BCSLABCLNA STANDARDS. All PlANT MATERAL TO BE NSPECTED PROR TO DELVERY ON STE. CONTRACTOR TO ARRA\ FOR NSPECTON AND MATERAL TO ASSEMBLED N ONE LOCATON FOR REVEW. MPORTED GROWNG MEDA SHALL BE A SANDY LOAM OR LOAMY SAND TEXTURE (NO LESS THAN 5% SAND BY WEGHT) CONTANNG 4 AND 15% ORGAN!NC MATTER (DRY WEGHT BASS). GROWNG MEDA SHALL VRTUALLY FREE FROM SUBSOL, WOOD NCLUDNG WOODY PLANT PARTS, NVASVE AND NOXOUS PLANT AND THER REPRODUCTB PARTS, PLANT PATHOGENC ORGANSMS, ORGANC OR NORGANC MATERALS, TOXNS, STONES ' 3mm (1.2"), ANY DEBRS AND FOREGN OBJECTS. MPORTED GROWNG MEDA SHALL CONFORM TO AND BE TREATED AS PEA SECTON TO NCLUSVE OF THE CURRENT EDTON BCLNA STANDARDS. LEGEND LEGEND ELEVATON MARKER EG EXSTNG GRADE FG FNSHED GRADE G NTERPOLATED GRADE FFE FNSHED FLOOR ELEVATON TSBS TOPBOTTOM OF STAR TW TOP OF WALL BW BOTTOM OF WALL TP TOP PARAPET BP BOTTOM OF POOL e UNDERWATER LGHT Uw...,.. STEPWALL LGHT SW LNEAR LGHT UP LGHT GROWNG MEDUM SHALL CONFORM TO LEVEL 1 'WELL GROOMED " AREAS: LOW TRAFFC LAWN A TREES AND LARGE SHRUBS (1 LN TABLE T OF THE CURRENT EDTON OF THE BSCLABCLN.A STANDARDS). T SHALL POSSESS THE FOLLOWNG QUALTES: TEXTURE- 'COARSE GRAVEL (larger THAN 19mm AND SMALLER THAN 4mm): -1% 'ALL GRAVEL (LARGER THAN 2mm AND SMALER THAN 4mm): -5% 'SAND (LAAGER THAN.5mm AND SMALLER THAN 2mm): 5-7% 'SLT (LARGER THAN.2mm AND SMALLER THAN.5mm): 1-25% clay (SMALLER THAN.2mm): -2% 'CLAY AND SLT COMBNED: MAXMUM 25% ORGANC CONTENT: 3-1% Acdty (ph): DRANAGE: PERCOLATON SHALL BE SUCH THAT NO STANDNG WATER S VSBLE 6 MNUTES AFT LEAST 1 MNUTES OF MODERATE TO HEAVY RAN OR RRGATON. MNMUM SOL DEPTH TO BE AS PER TABLET OF THE CURRENT EDTON BCLNA STANDARDS TREES {1m2 PER TREE) 24' LARGE SHRUBS 24' GROUNDCOVERS 12' LAWN-RRGATED 6" LAWN-NOT RRGATED 6" Over prepared subgrade where the subsol drans rapdly Over structures or where the subsol drans poorly 3" 24" 9" 6" 9" SOL DEPTHS WLL BE CHECKED AT TME OF SUBSTANTAL COMPLETON REVEW SOL FOR URBAN AGRCULTURE PLOTS S TO BE URBAN GAO PROVDED BY VERATEC, OR APPROVE ALTERNATVE. SOL FOR URBAN AGRCULTURE AREAS S TO MEET OR EXCEED THE GUDELNES FO COMPOST QUALTY UNDER CANADAN COUCL OF MNSTERS OF THE ENVRONMENT {CCME). COMPOST S TO BE TESTED AND RESULTS SUBMTTED TO CONSULTANT PROR TO DELVERY TO ST BEDS TO HAVE 2 " MULCH LAYER (after settlng) CONSSTNG OF ORGANC COMPOSTED BARK APPLE GROUND FLOOR STE FURNSHNGS D DESCRPTON SZE 1 PRECAST PLANTER 3 CAPTAL BKE RACK 4 WOOD BENCH 4.1 CHASE LOUNGER 4.2 CHAR 4.3 SEATNG ELEMENT 5 MAGS SPUN CHAR L36 WALL MOUNT L16 WALL MOUNT UP LGHT UNDERWATER LGHT 1 LNEAR LGHT 1 1 STEPPNG STONES 12 NET CLMBER 13 AGLTY POLES 14 SNOWBALL JETS 15 METAL FENCE 16 FRETABLE 17 METAL PLANTERS 17.1 TREE GRATE 3M DA..86M TALL Parallel Chll Pare Lounge.6MDA..6M TALL.1M WDE.1M WDE VARES 2.6M TALL CUSTOM.15M TALL 1.7M TALL 5"X27" VARES 1.2MWDE MODEL SKCAP Straght L36 L16 NS-2 FRETALBE MANUFACTURER CUSTOM FORMS+ SURFACES Landscape Forms Landscape Forms Landscape Forms CUSTOM HERMAN MLLER MP LGHTNG MP LGHTNG BK LGHTNG HYDREL TBS 234 CORACORD FOUNTAN PEOPLE CUSTOM SOLUS 4' RD FLAT RAN URBAN ACCESSORES 17.2 TREE GRATE 1.5M WDE 5' RD FLAT RAN URBAN ACCESSORES 17.3 TREE GRATE 2.4M WDE 8' RD FLAT RAN URBAN ACCESSORES 17.4 GARDEN BOXES 1.2M WDE X VARES CUSTOM PLANTED AREAS TO HAVE PERMANENT HGH EFFCENCY RRGATON SYSTEM- SHOP DRAWNGS A BE PR EPARED BY AN ABC CERTFED DESGNER AND APPROVED BY LANDSCAPE ARCHTECT. CONTRACTOR TO PROVDE MANTENANCE FOR 1 YEAR FOLLOWNG SUBSTANTAL COMPLETON. GROUND FLOOR STE FURNSHNGS D DESCRPTON SZE MODEL MANUFACTURER CONTRACTOR TO PROVDE WRmEN 1 YEAR WARRANTY ON PLANT MATERAL CONTRACTOR TO PROVDE COPY OF SOL TEST TO LANDSCAPE CONSULTANT 3 WEEKS PROR TO DELVERY ON-STE. TEST TO BE PERFORMED BY AN NDEPENDENT LAB AND S TO NCLUDE RECOMMENDATONS FOR BOTH LAWN AND PLANTNG BEDS. CONSULTANT TO APPROVE SOL BEFORE NSTALLATON. THS DOES NOT PRECLUDE THE CONSULT1 FROM PER FORMNG AN NDEPENDENT SOL ANALYSS AT TME OF SUBSTANTAL COMPLETON. CONTRACTOR WLL BE RESPONSBLE FOR REMOVAL AND REPLACEMENT OF SOL THAT DOES NOT SPECFCATONS AT NO EXTRA COST TO CLENT. CONTRACTOR TO PROVDE WRmEN 1 YEAR WARRANTY ON SOL SPECFCATONS. AN NDEPENDENT SOL TEST TO BE PROVDED 1 WEEK PROR TO END OF 1 YEAR WARRANTY PERO CONTRACTOR TO PROVDE SOL AMMENDMENTS TO BANG SOL UP TO QUALTY RECOMMENDED SOLS REPORT. STE NSPECTON EXAMNE EXSTNG SUBGRADE CONDTONS AND SGNFY ACCEPTANCE N WATNG TO THE CONSUl 18.1 CLAY PAVER 18.2 CLAY PAVER 18.3 CLAY PAVER 19.1 CLAY PAVER 19.2 CONCRETE PAVER 2 CONCRETE 1.5" X 4" X 8" 1.5" X 4" X 8" 1.5"x4"x8" 1.5" X 4" X 8" 1 34" X 18" X 18" BROOM FNSH 21 BASALTTLE VARES 22 RUBBER PLAY SURFACE VARES 23 WOOD DECKNG VARES MUTUAL MATERALS MUTUAL MATERALS MUTUAL MATERALS MUTUAL MATERALS MUTUAL MATERALS MSSON TEXTURE SMOOTH TEXTURE SMOOTH TEXTURE SMOOTH TEXTURE FLAME FNSH NOTE: N THE EVENT OF A DSCREPANCY BETWEEN THE STE FURNSHNGS, MATERALS, AND LGHTNG SCHEDULE QUANTTES AND THE LANDSCAPE PLANS, THE LANDSCAPE PLANS TAKE PRECEDENCE. ASCERTAN THE SZE AND LOCATON OF ALL EXSTNG SERVCES AND SUBGAADES PROR TO THE 1J1. MMEDATELY REPAR DAMAGE RESULTNG FROM FALURE TO EXERCSE SUCH PRECAUTONS AT NC TO THE OWNER. ALL PRUNNG TO BE N ACCORDANCE WTH THE BCLNNBCSLA STANDARDS CURRENT EDTON. PLANT COUNTS N THE CASE OF ANY DSCREPANCY BETWEEN PLANT COUNTS ON PLANT LST AND PLANT SYMBOL DRAWNG, THE DRAWNGS TAKES PRECEDENT. THE CONTRACTOR S TO VERFY ALL PLANT COUNT NOTFY CONSULTANT OF ANY DSCREPANCY.

77 Revson No. Date Revson Notes ssue SSUED FOR DSCUSSON SSUED FOR DSCUSSON SSUED FOR REZONNG 169West2ndAvenue Vancouver. BC. Canada. V6J 1 H f l w SSUED FOR RE-DP PER CTY COMMENTS AllRghtabyetlllandscepearchtecturelnc. 1nf<lrmddetlntalnod ,_rtgflho lnof...tco,...,tllelll..- ll'lerooof.sudwom>rdon-notl>eu_lor..,.purpoh-11>811 Ortt>e-onCftt-..-prvfoct.Vrt-... -or.-naooncrmblw!llooultllec..n.urt.t'op1ocwftl., --beattbencpw\t'ooolortolc--llllabllltforll._.... tothoeon.utt.tt. Project Yuanheng Seasde Development Lot A No.3 Road, 8151 Capstan Way, Rchmond, BC Drawng Ttle Precedent mages Legal GO _., GO OT 11 PrtljeC D 2169 as shown 5q 19 BOARDWALK FLUSH WTH GRADE

78 Reson Professonal Seal SSUED FOR DSCUSSON SSUED FOR DSCUSSON SSUED FOR REZONNG SSUED FOR DP SSUEDFORADP SSUED FOR RE-DP PER CTY COMMENTS eta """" P ""'"""" 169West2ndAvenue Vanoouver. BC. Canada. VSJ 1H f l w --of-<oo,.. dtt..co...ul_., AR!ghb"-dbyetAlscllpelnc.. -oncotund..,_do...-j*toftha -..f.suc:hlrrfomwdarl.,.r>ot..u-lor-.y---u.n forlhecol'l8tl'\lcl!onoltha,.-.:.dprof-..arry ,...,...cetlonolthed...,t.wttllolll.ltleco""""'-'t'apr1oroo-wlll"- 11hel9dplont,.OOeot:...:l-lllob!Jor.. g.,. -""'D!Mec.n.uttonl- Project Yuanheng Seasde Development Lot A No.3 Road, 8151 Capstan Way, Rchmond, BC Drawng Ttle Plantng mages Legal Prn)ed.Mon r PmjodO GO 2169 GD as shown RovowlldBy DT o 19 P 16-7 LJ: s-;= 5r () w a: r- () _J <( z w a: w a.. () a: w > z => a: (!J () ro => a: ()

79 1am 12pm 2pm - - l Revjson No. Date RevsonNotes ssue MAR 1 'l17 No. Date lssuenotes SSUED FOR DSCUSSON SSUED FOR DlSCUSSON SSUED FOR REZONNG SSUED FOR RE-DP PER CTY COMMENTS eta '"'"''".,h,.o.c;o 169West2ndAvenue Vancouver. BC. Canada. V6J 1 H3 t w 1 All Rghta RMerV1d by eta Wnd-pean::htedunllnc. oneoonltp.r11the -ol'-.te.,and111<co tocl!olco-..tlon"'l!ol_profecl..,.,., tmon<>. SUd'llnlomwllonoll nothumdlorlf)'pljfpom-han or m>ccatlon"'mtowtthdultheco.. prlor _,...be.-t!mnc:p lorll '* lll--ulll&bllltrorltglll._tolhconsllltl<n. Project Yuanheng Seasde Development Lot A No.3 Road, 8151 Capstan Way, Rchmond, BC Drawng Ttle Shadow Studes Legal Pro]..a Mooager ProjoelO GO 2169 Or.ownBy Scale GD as shown R vewodby DT Dolo 5s D p 16-74tpT8 7_5=d - l - - C\J lo... Q).. E Q) (.) Q) C\J Q) c ::::J J

80 : 2.13 r---m'----2 ' J ELEYATOR ROOF 1 o tu17 ROOF EL ' 15thFLR T::::,.,.. " TOP OF SLAB! 14th FLOOR. EL ', TOP'OF SLAB : 13th FLOOR, EL119.so ' ToP of s t..as 12th FLOOR, EL 11.17', SLAf - J wp-of, 11th FLOOR : EL 1.92' 1 TOPOFSLAB 9th FLOOR, EL 82.17' TOP OF SLAB, 7th FLOOR TOs5 8 W. T.LEUNG ARCHTECTS N C. Sute 3, 973 West Broadway, Vancc!Ner, Brtsh Columba Canada V5Z 1 K3 Telephone ,Facsmle th FLOOR, EL54";;;;;= ' taeoest'1anheng Seasde 5th FLOOR to';'ofss Development LOTA : 4th FLOOR : EL. 35.o No. 3 Road TOP OF SLAB 8151 Capstan Way 3r FOQ_ 1 _L:2:17'_ TOP OF SLAB TOP OF SLAB Secton A -A PLAN #Sa - EL ELEVATQ_f! ROOF TOP OF SLAB ' 11.4 :1.5: 1.6 2'-" MAX. ALLOWED BULDNG HEGHT (47m -154'-2") 2.4' 2.5: 19'-5" T 9'-11" 5'-" 9'-11" 19'-5" ,f _. ::_1_o!3:F TOP OF SLAB El '! h flqpr TOP OF SLAB -_-_1_?_8_:_ 14th FLOOR TOP OF SLAB :_-- 13th FLOOR TOP OF SLAB EL. 1.83'. 11th FlOOR TOP OF SLAB T ; B 1!!!_fQ9B !1=---.f EL 82.17', 9th FLOOR TOP OF SLAB EL 72.83' 8th FLOOR TOP OF SLAB EL 63.5' 17th FLQp TOP OF SLAB T;;:-...B 6th LO.Q.R tl#-""1111 \-B StJ:_fl.!)_Q_f! -t!#----z4lf ---;!! 9_QF-t TOP OF SLAB, EL 1s.oo, 2nd FLOOR \op ,_.....,.

81 CE CF 3'-" '-7" 38'-4" 15th FLOOR EL ' ' -- - ToP OF LAB j -----""llfem!l th FLOOR T-:8 h3th FLOOR EL ' l - - T-POFSL.A8' 'r m, th FLOOR -;F: 8, -r, 11th FLOOR T-gt: 8 - -' 19!h_f!-_QP_B_roow,fs,., en 9th FLOOR EL ad.17' 'f ToPoFSLA8, J >! ,_.J Bth FLOOR o\)2s8 ( P.L VARES REFER TO PlAN ' 7th FLOOR, EL. sso ' ToPoFLAB l, Gtl)_ FLOOR fo\j1 9. -: : 5th FLOOR EL 44.83' y TcP-oFLAs' { t f!-_99_- To\) & 8, r FbQQBTOQsb_a W. T.LEUNG ARCHTECTS N C. Sute 3, 973 West Broadway, Vancouver, Brtsh Columba Canada V5Z 1K3 Telephone , Facsm!e Yuanheng Seasde Development LOTA No. 3 Road 8151 Capstan Way Secton B- B 11-3 LURBfSV Jan 25, " WTL "Co""'""'""'"""'"""'"''-"""'""'''''"'"'""""'"'"'' '"'""''"""""'""'WTl.ouoo"""""""'""""'""""""""'''"""""' PLAN #6b AE:,'AP: AQ 15'-412" 16'-" _9'-1", AR' AW 23'-11112' 23'-5" AX CA 26'-6" 16'-5" 16'-" 15'-" MAX. ALLOWED BULDNG HEGHT (47m: 154':2") r j-5_:: ; _ B_M;_H _ -Tt1,-USE, PERFORATED ALUM CLOSURE WTH GRAPHC- REFER TO ELEVATONS POFSLA ;,;8 12J!_fl.Q9- - L :.92' 11th FLOOR P OF-SLAB - - : ; 8 1!h!-Q9B:-t- : : 8 ;';l 9th FLOOR 'rl ;:;8 Bth 1..9_Qs-- _ y, m: lhd_s-?th FLOOR,., b>' : g;:rb!)th _ FLO_O 'ofs- FLpo_ { '-: b;- 6 _'!t F!-9R, o.:.ff.s-!c;t_f!-9_q_----" P.L 5*-s- nd floq,

82 MAR 1 t:ul' == W.T.LEUNG (A:.') ARCHTECTS Y NC. Yuanheng Seasde Development LOTA No. 3 Road 8151 Capstan Way Streetscape Corvette Way 11-3 DP RB JAN 19, " 1'-" WTL OCooorooN,... _.,...,_...,_... PLAN #7a 1..._ [ EL S3.lT\-EtEVATOR-ROOF TOPOFS.LAS r- PHASE 2 '"1 L t*==='=jlllll=--- { EL ' \ 1.!Lf_bQ_.1L_.. _ TOP OF SlAB ( EL n o.1t 1 12th FLOOR TOPOFS.AS ,;- 9th FLO_Q _l

83 - l MAR 1. l-"'1 Yuanheng Seasde Development LOTA No.3 Road 8151 Capstan Way Streetscape No.3 Road 18" = 1'-" WTL PLAN #7b DP !QQf. - r! 21'-3" 21'-3" FNSH MATERAL LEGEND 1? CONCRETE PANTED - WHTE 1 CONCRETE PANTED GREY 1 CONCRETE PANTED- TRAFFC MEMBRANE 2 ARCHTECTURAL CONCRETE SEALED WALL PANELS- "DARK RED" TOWERS B + C twtowersd + J 3 7 A'JRS A+ E ""' gdag JN WAll- -= W.T.LEUNG f sp ARC H T E CTS N C. GlAZED ALUMNUM CURTAN WALL POWDER COATED- POWDER COATED "GRAY VELVET" s GlAZED ALUMNUM WNDOW WALLS POWDER COATED - "GRAY VELVET" GLAZED ALUMNUM WNDOW WALLS POWDER COATED "CHARCOAL" SPANDREL GLASS- OPAQUE BACK PANTED- DARK BLUE GRAY SPANDREL GLASS OPAQUE BACK PANTED- BLACK '!Y bttsucy TRANSPARENT GLASS - WNDOWS FBRE CEMENT PANEL - WHTE FBRE CEMENT PANEL CHARCOAL FBRE CEMENT PANEL- RED STEEL OR ALUMNUM GUARDRALS. BALUSTRADES - CHARCOAL ALUMNUM PANEL SYSTEM GREEN ALUMNUM PANEL SYSTEM CHAMPAGNE METALLC ALUMNUM CAP FLASHNGS ALUMNUM SUN SCREEN CHARCOAL -rd FLOOR r ndfloor l _ j---- l-1' RB JAN 18,217

84 W. T. LEUNG A R CH T E CTS N C. Yuanheng Seasde Development LOTA No.3 Road 8151 Capstan Way Streetscape Capstan Way 11-3 DP RB JAN 18, "= 1'-" WTL,,..,_,...,.,.,.,_,.L o _...,,..., -" "' _...,..,.,..." PLAN #7c L FNSH MATERAL LEGEND CONCRETE PANTED- WHTE (, 8 CONCRETE PANTED- GREY 1 CONCRETE PANTED- TRAFFC MEMBRANE ". ARCHTECTURAL CONCRETE SEALED V'6WERS B C 1 :Y t! TowERS o + J 3 :.AJJRs A+ E " gda4g JN WALL- 6e76RA g}tj D- "GRAY VELVET" 6RA+ :';,yorfs - ggrahx+ fcxtllse fne\ms -OPAQUE BACK 1,_ WoLJCY TRANSPARENT GlASS- WNDOWS FBRE CEMENT PANEL- WHTE '{a- FBRE CEMENT PANEL CHARCOAL '15> FBRE CEMENT PANEL- REO g lgar'adrals, ALUMNUM PANEL SYSTEM GREEN ALUMNUM PANEL SYSTEM CHAMPAGNE METALLC ALUMNUM CAP FLASHNGS J CAPSTAN WAY STREETSCAPE 1

85 _ W. T.LEUNG ARCH TE CTS N C. Yuanheng Seasde Development LOTA No.3 Road 8151 Capstan Way Streetscape New EfW Road 11 3 RB JAN 18, "= 1' ".._. WTL.._ ,.l..... PLAN #7d DP FNSH MATERAL LEGEND,A,, CONCRETE PANTED- WHTE CONCRETE PANTED- GREY c c "t "' -f_a CONCRETE PANTED - TRAFFC MEMBRANE ARCHTECTURAL CONCRETE SEALED WALL PANELS- "DARK RED" TOWERS B + C WALL PANELS- "FLNT GREY'' TOWERS D + J WAll PANELS- "BEGE" TOWERS A + E GLAZED ALUMNUM CURTAN WALL- CLEAR ANODZED- SLVER GLAZED ALUMNUM CURTAN WALL- POWDER COATED- POWDER COATED- "GRAY VELVET" GLAZED ALUMNUM WNDOW WALLS - POWDER COATED- "GRAY VELVET" GLAZED ALUMNUM WNDOW WALLS- POWDER COATED- "CHARCOAL" -J---=------=-=== PHASE 1 PHASE 2...,_1 TRANSPARENT GLASS- WNDOWS '"" s9? 1,.',.., '{"k- r- '!1::- -"1;- SPANDREL GLASS- OPAQUE BACK PANTED- DARK BLUE GRAY SPANDREL GLASS- OPAQUE BACK PANTED- BLACK TRANSPARENT GLASS- PRVACY SCREEN, CANOPES, GUARDS FBRE CEMENT PANEL- WHTE FBRE CEMENT PANEL CHARCOAL FBRE CEMENT PANEL RED STEEL OR ALUMNUM GUARDRALS, BALUSTRADES CHARCOAL ALUMNUM PANEL SYSTEM GREEN ALUMNUM PANEL SYSTEM CHAMPAGNE METALLC ALUMNUM CAP FLASHNGS ALUMNUM SUN SCREEN CHARCOAL 8 NEW EAST WEST ROAD STREETSCAPE

86 T.o.P.: 139.' W. T.LEUNG ARCH TECTS N C. Yuanheng Seasde Development LOTA No.3 Road 8151 Capstan Way Tower 'J' Elevatons 11-3 RB JAN 18,217 18"= 1'-" WTL PLAN #7e DP ,. CONCRETE PANTED- WHTE 16'-1' 16'-116" 1s CONCRETE PANTED- GREY PHASE 1 PHASE 2 ARCHTECTURAL CONCRETE SEALED 3A WALL PANELS- "DARK RED" TOWERS B.;. C CONCRETE PANTED TRAFFC MEMBRANE 38 WALL PANELS - "FLNT GREY' TOWERS D + J,. WALL PANELS- '- "BEGE" TOWERS A+ E <S> gbg N WALL-, {fe g}aj Eos GLAZED ALUMNUM WNDOW WALLS - POWDER COATED- "GRAY VELVET" 5 ;: GLAZED ALUMNUM WNDOW WALLS - POWDER COATED- "CHARCOAL" -:., SPANDREL GLASS- OPAQUE BACK V PANTED- DARK BLUE GRAY fne_l 6ms- OPAQUE BACK 7A TRANSPARENT GLASS- PRVACY SCREEN, CANOPES, GUARDS 76 TRANSPARENT GLASS- WNDOWS <8> FBRE CEMENT PANEL. WHTE,s.'Y FBRE CEMENT PANEL- CHARCOAL BC FBRE CEMENT PANEL RED llbradrals, 'fa' ALUMNUM PANEL SYSTEM- GREEN < AAl'GSJEM- 1 ALUMNUM CAP FLASHNGS RESDENTAL PARKNG PJ RESDENTAL PARKNG P2 TOWER 'J' NORTH ELEVATON TOWER 'J' EAST ELEVATON

87 .-!) ( ") 16' 5" 16'.()" r 15'..Q" (Al) T } - W. T.LEUNG ARCHTECTS N C. Yuanheng Seasde Development LOTA No. 3 Road 8151 Capstan Way Tower'J' Elevatons 11-3 RB JAN 18,217 18"=1'-" WTL ow,,_,.. PLAN #7f OP _ FNSH MATERAL LEGEND 1 }- CONCRETE PANTED WH TE,, CONCRETE PANTED GREY CONCRETE PANTED TRAFFC MEMBRANE ARCHTECTURAL CONCRETE SEALED C 1---':::. ''-"'"'-'"' ' - -- (-') () T 15'4112" l (;;,Q -._. 16'.()'! (3 (') 23'-11112" 23'-5" 173'-6" 26'-6" ':6fwERS B + C ToWERSD + J &f6rs A+ E GLAZED ALUMNUM CURTAN WALL CLEAR ANODZED SLVER 9 RAg+ 1A keo. GRAY VELVET" 1 RAg+ S 6RAg cxtlls. 5;,- SPANDREL GLASS OPAQUE BACK PANTED DARK BLUE GRAY,, SPANDREL GLASS OPAQUE BACK PANTED BLACK ',);-, TRANSPARENT GLASS PRVACY SCREEN, CANOPES, GUARDS "" '"' TRANSPARENT GLASS WNDOWS <- FBRE CEMENT PANEL - WHTE FBRE CEMENT PANEL CHARCOAL..e- FBRE CEMENT PANEL RED STEEL OR ALUMNUM GUARDRALS, BALUSTRADES CHARCOAL,a-- " ALUMNUM PANEL SYSTEM- GREEN ALUMNUM PANEL SYSTEM- CHAMPAGNE METALLC '7 '7 ALUMNUM CAP FLASHNGS ALUMNUM SUN SCREEN CHARCOAL TOWER 'J' SOUTH ELEVATON TOWER 'J' WEST ELEVATON

88 TOWER '' SOUTH ELEVATON TOWER 'D' EAST ELEVATON W. T.LEUNG ARCH T ECTS N C. Yuanheng Seasde Development LOTA No.3 Road 8151 Capstan Way Tower 'D' Elevatons 11-3 DP RB JAN 18, ".. 1'-" WTL oc.ao,..,...,_., W; T,L.,. PLAN #7g FNSH MATERAL LEGEND J CONCRETE PANTED WHTE "A CONCRETE PANTED GREY '-'' '-'c? 3> 5) sy CONCRETE PANTED TRAFFC MEMBRANE ARCHTECTURAL CONCRETE SEALED WALL PANELS "DARK RED" TOWERS B + C WALL PANELS "FLNT GREY'' TOWERS + J WALL PANELS "BEGE'' TOWERS A+ E GLAZED ALUMNUM CURTAN WAll CLEAR ANODZED SLVER GlAZED ALUMNUM CURTAN WALL POWDER COATED POWDER COATED "GRAY VELVET'' GLAZED ALUMNUM WNDOW WALLS POWDER COATED "GRAY VELVET'' GLAZED ALUMNUM WNDOW WALLS 13' ' POWDER COATED "CHARCOAL" A 6 '3> SPANDREL GLASS OPAQUE BACK PANTED DARK BLUE GRAY SPANDREL GLASS OPAQUE BACK PANTED BLACK TRANSPARENT GLASS PRVACY SCREEN, CANOPES, GUARDS TRANSPARENT GLASS WNDOWS,., FBRE CEMENT PANEL WHTE a c FBRE CEMENT PANEL - CHARCOAL FBRE CEMENT PANEL - REO, STEEL OR ALUMNUM GUARDRALS, BALUSTRADES CHARCOAL,, ALUMNUM PANEL SYSTEM GREEN <' <' ALUMNUM PANEL SYSTEM CHAMPAGNE METALLC ALUMNUM CAP FLASHNGS ALUMNUM SUN SCREEN CHARCOAL - r r f

89 OP 1 W. T.LEUNG ARCH T EC T S N C. Yuanheng Seasde Development LOTA No.3 Road 8151 Capstan Way Tower'D' Elevatons 11-3 RB JAN 18, "= 1'-" WTL """""""' «W.l.l_ ooc PLAN #7h A L l _ FNSH MATERAL LEGEND '{A CONCRETE PANTED- WHTE '\_B CONCRETE PANTED- GREY '\_c CONCRETE PANTED- TRAFFC MEMBRANE :) ARCHTECTURAL CONCRETE SEALED WALL PANELS- 'Y "DARK RED" TOWERS B + C ' 39 3> 5) >3> WALL PANELS- "FLNT GREY" TOWERS D + J WALL PANELS- "BEGE" TOWERS A+ E GlAZED ALUMNUM CURTAN WALL- CLEAR ANODZED - SLVER GlAZED ALUMNUM CURTAN WALL- POWDER COATED- POWDER COATED- "GRAY VEL VET" GLAZED ALUMNUM WNDOW WALLS- POWDER COATED- "GRAY VELVET'' GLAZED ALUMNUM WNDOW WALLS- POWDER COATED- "CHARCOAL" SPANDREL GLASS- OPAQUE BACK " PANTED- DARK BLUE GRAY SPANDREL GLASS- OPAQUE BACK PANTED- BLACK TRANSPARENT GLASS- PRVACY SCREEN, CANOPES, GUARDS TRANSPARENT GLASS- WNDOWS FBRE CEMENT PANEL - WHTE FBRE CEMENT PANEL- CHARCOAL FBRE CEMENT PANEL- RED STEEL OR ALUMNUM GUARDRALS, BALUSTRADES CHARCOAL ALUMNUM PANEL SYSTEM- GREEN -----r-- 1 \' t == ' 2 '-!' ALUMNUM PANEL SYSTEM- CHAMPAGNE METALLC ALUMNUM CAP FLASHNGS ALUMNUM SUN SCREEN CHARCOAL TOWER 'D' NORTH ELEVATON 8 TOWER 'D' WEST ELEVATON

90 FNSH MATERAL LEGEND A CONCRETE PANTED WH TE B CONCRETE PANTED- GREY d-- CONCRETE PANTED TRAFFC MEMBRANE " ' ARCHTECTURAL CONCRETE SEALED WALL PANELS "DARK RED TOWERS B + C WALL PANELS ' "FLNT GREY" TOWERS D + J WALL PANELS ' ''BEGE" TOWERS A + E GLAZED ALUMNUM CURTAN WALL-?> CLEAR ANODZED SLVER GLAZED ALUMNUM WNDOW WALLS- POWDER COATED- GRAY VELVET" s)y " GLAZED ALUMNUM WNDOW WALLS POWDER COATED - "CHARCOAL" GlAZED ALUMNUM CURTAN WALL- POWDER COATED POWDER COATED- GRAY VELVET" 6J-> LBS - OPAQUE BACK 7 WoJCY TRANSPARENT GLASS- W NDOWS FBRE CEMENT PANEL- WHTE FBRE CEMENT PANEL CHARCOAL FBRE CEMENT PANEL- RED STEEL OR ALUMNUM GUARDRALS, BALUSTRADES - CHARCOAL ALUMNUM PANEL SYSTEM GREEN ALUMNUM PANEL SYSTEM CHAMPAGNE METALLC ALUMNUM CAP FLASHNGS ALUMNUM SUN SCREEN CHARCOAL NEWE!W ROAD W. T.LEUNG ARCH TECTS N C. Yuanheng Seasde Development LOTA No.3 Road 8151 Capstan Way Tower 'A+ E' Elevatons 11-3 RB JAN 18,217 3{32" = 1'-" WTL.,_,_,...,...,.,..... PLAN #7 OP l _ 8 TOWER 'A + E' EAST ELEVATON

91 j FNSH MATERAL LEGEND A CONCRETE PANTED- WHTE 8 CONCRETE PANTED- GREY 1e,. CONCRETE PANTED- TRAFFC MEMBRANE '-- ARCHTECTURAL CONCRETE SEALED 3 :6 WERS 8 + C 3!TowERS o + J 3 5> T;.JRs A+ E 43> gda4g :N WALL - 4 grag gt,a b'eo- "GRAY VELVET" f f:t6rag+.,8-5 }..J6RA6g cxtlls-,a ' 7 SPANDREL GLASS- OPAQUE BACK PANTED- DARK BLUE GRAY SPANDREL GLASS- OPAQUE BACK PANTED- BLACK TRANSPARENT GLASS- PRVACY SCREEN, CANOPES, GUARDS TRANSPARENT GLASS- W NDOWS 7 B FBRE CEMENT PANEL- WHTE FBRE CEMENT PANEL- CHARCOAL ac FBRE CEMENT PANEL- RED STEEL OR ALUMNUM GUARDRALS, BALUSTRADES - CHARCOAL ALUMNUM PANEL SYSTEM GREEN <o <' <' <' ALUMNUM PANEL SYSTEM CHAMPAGNE METALLC ALUMNUM CAP FLASHNGS ALUMNUM SUN SCREEN CHARCOAL W. T. LEUNG ARC H TECTS N C. Yuanheng Seasde Development LOTA No.3 Road 8151 Capstan Way Tower'A + E' Elevatons 11-3 RB JAN 18, "=1'-" WTL o...,,.;oto..,..,..,,"""'_;...,.,., _,...,.,.--«w.r.,...,._......,.,.,,._..._ PLAN #7j OP TOWER 'A' NORTH ELEVATON 8 TOWER 'A' SOUTH ELEVATON

92 FNSH MATERAL LEGEND 1 CONCRETE PANTED WHTE - CONCRETE PANTED GREY CONCRETE PANTED TRAFFC MEMBRANE ARCHTECTURAL CONCRETE SEALED, ;5J- oweas s + c t TowERSD+ J :"AfJASA+E goab'bg :N WALL- -{Ep gaa+ g1a Eo- GRAY VELVET'' 6AA6g.re..P-?tvS grag+ fcxtlls - {13 :fnlbs- OPAQUE BACK htts.j6cy -4'r TRANSPARENT GLASS- WNDOWS la FBRE CEMENT PANEL - WHTE FBRE CEMENT PANEL CHARCOAL FBRE CEMENT PANEL RED l't5':aadrals, ALUMNUM PANEL SYSTEM GREEN ALUMNUM PANEL SYSTEM CHAMPAGNE METALLC ALUM NUM CAP FLASHNGS ALUMNUM SUN SCREEN CHARCOAL W. T.LEUNG ARCHTECTS N C. Yuanheng Seasde Development LOTA No. 3 Road 8151 Capstan Way Tower 'A+ E' Elevatons 11-3 RB JAN 18, "=1'-".. WTL afw.l., PLAN #7k DP r 8 TOWER 'E' NORTH 8 TOWER 'E' SOUTH ELEVATON

93 FNSH MATERAL LEGEND CONCRETE PANTED- WHTE '.'}- CONCRETE PANTED- GREY CONCRETE PANTED- TRAFFC MEMBRANE ARCHTECTURAL CONCRETE SEALED -:6!-QWERS B + C 3 }' ;tw ToweRs a. J 5 c f'6as A + E 4?;- gb g : N WALLra gra6g g1aj b'd- "GRAY VELVET" 6RA6g S - 6l6g--..Pc:LLLSa,; "' a,; 6 FBRE CEMENT PANEL - CHARCOAL Oc SPANDREL GLASS OPAQUE BACK PANTED DARK BLUE GRAY SPANDREL GLASS- OPAQUE BACK PANTED- BLACK TRANSPARENT GLASS PRVACY SCREEN, CANOPES, GUARDS TRANSPARENT GlASS WNDOWS FBRE CEMENT PANEL- WHTE FBRE CEMENT PANEL RED STEEL OR ALUMNUM GUARDRALS, BALUSTRADES CHARCOAL ALUMNUM PANEL SYSTEM- GREEN ALUMNUM PANEL SYSTEM - CHAMPAGNE METALLC ALUMNUM CAP FLASHNGS ALUMNUM SUN SCREEN CHARCOAL W. T. LEUNG ARCHT E CTS N C. Yuanheng Seasde Development LOTA No.3 Road 8151 Capstan Way Tower 'A+ E' Elevatons 11-3 RB JAN 18, " = 1'-" WTL w.t PLAN #71 DP TOWER 'E' WEST NORTH TOWER 'E' PARTAL NORTH ELEVATON

94 8 TOWER 'B' NORTH ELEVATON W. T. LEUNG ARC H T E C T S 1 N C. Yuanheng Seasde Development LOTA No.3 Road 8151 Capstan Way Tower 'B + C' Elevatons 11-3 RB JAN 18,217 p l "= 1'-" WTL ojw. f. <...,..._..,_-..,_.- PLAN#7m --- FNSH MATERAL LEGEND la CONCRETE PANTED- WHTE CONCRETE PANTED- GREY CONCRETE PANTED- TRAFFC MEMBRANE ARCHTECTURAL CONCRETE SEALED e 'ftg.qwers B + c WALL PANELS- "FLNT GREY'' TOWERS D + J WALL PANELS- "BEGE" TOWERS A + E GLAZED ALUMNUM CURTAN WALL CLEAR ANODZED- SLVER RAg g;6a Eo- "GRAY VELVET'' ' 6RAg+ r':,s 6RAg+ fcxf.lls- < LBS- OPAQUE BACK < b,ttsucy 1, TRANSPARENT GLASS - WNDOWS k FBRE CEMENT PANEL - WHTE FBRE CEMENT PANEL - CHARCOAL ;c FBRE CEMENT PANEL - RED STEEL OR ALUMNUM GUARDRALS, BALUSTRADES - CHARCOAL ALUMNUM PANEL SYSTEM- GREEN ALUMNUM PANEL SYSTEM CHAMPAGNE METALLC ALUMNUM CAP FLASHNGS ALUMNUM SUN SCREEN CHARCOAL 8 TOWER 'B +C' SOUTH ELEVATON

95 TowerS Tower C RESDENTAL COMMERCAL DP CONCRETE PANTED- WHTE CONCRETE PANTED- GREY CONCRETE PANTED- TRAFFC MEMBRANE ARCHTECTURAL CONCRETE SEALED f.ll> ""' ""' ""' " FNSH MATERAL LEGEND WALL PANELS- "DARK RED" TOWERS 8 + C WALL PANELS- "FLNT GREY" TOWERS D + J WALL PANELS "BEGE" TOWERS A+ E GLAZED ALUMNUM CURTAN WALL- CLEAR ANODZED- SLVER GLAZED ALUMNUM CURTAN WALL- POWDER COATED- POWDER COATED- "GRAY VELVEr' GLAZED ALUMNUM WNDOW WALLS- POWDER COATED- "GRAY VELVET" GLAZED ALUMNUM WNDOW WALLS- POWDER COATED- "CHARCOAL" SPANDREL GLASS- OPAQUE BACK PANTED- DARK BLUE GRAY SPANDREL GLASS- OPAQUE BACK PANTED- BLACK TRANSPARENT GLASS- PRVACY SCREEN, CANOPES, GUARDS TRANSPARENT GLASS- WNDOWS FBRE CEMENT PANEL - WHTE FBRE CEMENT PANEL- CHARCOAL FBRE CEMENT PANEL- RED STEEL OR ALUMNUM GUARDRALS, BALUSTRADES - CHARCOAL ALUMNUM PANEL SYSTEM- GREEN ALUMNUM PANEL SYSTEM CHAMPAGNE METALLC ALUMNUM CAP FLASHNGS ALUMNUM SUN SCREEN CHARCOAL W. T.LEUNG ARCHTECTS NC Yuanheng Seasde Development LOTA No. 3 Road 8151 Capstan Way Tower 'B + C' Elevatons 11-3 RB JAN 18, "= 1'-" WTL """ ;....,... _,,...,..._ojw.t.,..._...,...,.,...,..., PLAN #7n 1 n [ COMMERCAL LOADNG ZONE & GARBAGE PCK-UP,-- -r f-t f t 'j f f---} l le c '----- l TOWER 'B +C' WEST ELEVATON

96 - r W. T. LEUNG ARCHTECTS N C. Sute 3, 973 West Broadway, Vancouver. Brhh Columba Canada V5Z 11<3 Tel ephonr6473s.9711, F acsm lle Yuanheng Seasde Development LOTA No. 3 Road 8151 Capstan Way Rchmond, BC Materals 11-3 WTLA January 25, 217 CHECKD SVWTL ---""' <.... Plan # ' WALL PANELS (CLAY TLE) ENGNEERED ASSEMBLES TONALTY NUANCE 76 DARK RED TOWERS B+C 3 WALL PANELS (CLAY TLE) ENGNEERED ASSEMBLES TONALTY NATUR 71 FLNT GREY TOWERS D +J c WALL PANELS (CLAY TLE) ENGNEERED ASSEMBLES TONALTY NATUR 72 BEGE TOWERS A+ E FBRE CEMENT PANELS ENGNEERED ASSEMBLES EQUTONE TECTVA TE9 (WHTE} 1 ALUMNUM PANEL CLADDNG ALUCOBOND CHAMPAGNE METALLC (PVDF-3 GLOSS LEVEL 3) c PANTED CONCRETE TRAFFC MEMBRANE '-{);:._ SPANDREL GLASS (TOWERS) '- OPAQUE BACK PANTED STEEL OR ALUMNUM GUARDRALS, BALUSTRADES BENJAMN MOORE BENJAMN MOORE BENJAMN MOORE

97 -- Resdental Foyer- Entrance Doors (curtanwall system alumnum clear anodzed) W. T. LEUNG ARCH T EC T S N C. Sute 3, 973 West Broadway, Vancouver. Br tsh Columba Canada VSZ 1K3 Telephone 64 73&-9711, Fa c:smle Yuanheng Seasde Development LOTA No. 3 Road 8151 Capstan Way Streetscape Detals Capstan Way 11-3 SV JAN 25, "=1'-" WTL """""" ;._,,..... DP ' ' """'"'.._ " w. o. L..., ,_......,.._ PLAN #9a l Capstan Way Plaza - Envsoned Use: Restaurant Bstro Coffee Shop Parkade Breeze-Way for Pedestrans (curtanwall system alumnum clear anodzed) Resdental Foyer Feature Canopy

98 W. T. LEUNG ARC HTE CTS N C. Sute Wesl Broao'way, Vancouver, Brtsh Columba canada VSZ 1K3 Telephone , FaC$mle Yuanheng Seasde Development LOTA No.3 Road 8151 Capstan Way Streetscape Detals No.3 Road sv JAN 25,217 1(4":: 1'-" CHECKED WTL """ ' PLAN #9b OP No. 3 Road -Shoppng Strp: Envsoned Use - Commercal Retal C.R.U. Entry Portals: recessed entry doors (alumnum clear anodzed) metal claddng Parkade Breeze-Way for Pedestrans (curtanwall system alumnum clear anodzed) Resdental Foyer - Entrance Doors (curtanwall system alumnum clear anodzed)

99 Resdental Foyer Entrance Doors (alumnum curtan wall system clear anodzed) DP W. T. LEUNG ARC H T E CTS NC Sute West Broadway, Vancouver, Brtsh Columba Canada VSZ 1K3 Telephone Facsmle Yuanheng Seasde Development LOTA No. 3 Road 8151 Capstan Way Streetscape Detals New East West Roac 11-3 sv CHECKED WTL JAN 25,217 14" = 1'-" o.,.,..,...-..,.. d_,.,.,,..,.,,_,.., w.t. c...,...,..._.. PLAN #9c 1A New East -West Road Plaza - Envsoned Use: Commercal Retal Coffee Shop Bstro.R.U. Entry Portals: entry doors (alumnum clear anodzed) metal claddng Courtyard Access ( curtanwall system alumnum clear anodzed)

100 W. T.LEUNG A R C H T E C T S N C. Sute 3, 973 West Broadway, Vancouver, Brtsh Columba Canada VSZ 1K3 Tetephone , FacsmTe Yuanheng Seasde Development LOTA No. 3 Road 8151 Capstan Way Capstan Way No.3 Road Renderng 11-3 sv CHECKEO WTL JAN 25,217 14"= 1'-".."""""""..._......,......, _ _ PLAN #9d p

101 W. T.LEUNG A R C H TE C T S N C. Sute 3, 973 West Broadway, Vancouver, Brtsh Columba Canada V5Z 1K3 Telephone ,Facsmle N rt ". Yuanheng Seasde Development LOTA No.3 Road 8151 Capstan Way Affordable Housng Data 11-3 LURBSV May 28, " = 1'-" WTL "-'" ;o_,,.. _, _, _, o W.l.L......_......,...,... _ PLAN #1a DP YUANHENG PHASE 1 -AFFORDABLE HOUSNG UNTS FNAL March 1, 217 A. REZONNG CONSDERATON #18 TABLE 7- FOR REFERENCE Affordable Housng Strategy Requrements Project Targets (2) Unt Type Mnmum Matuehly Hos #of :a,:':n (1) Unt Mx Unt Area Unts Bachelor 37m 2 (4 ft 2 ) $85 $34, or less 1% 1 1-Bedroom 5 m' (535 ft 2 ) $95 $38, or less 3% Bedroom 8 m 2 (86 ft 2 ) $1,162 $46,5 or less 3% 18 3-Bedroom 91 m 2 (98 ft 2 ) $1,437 $57,5 or less 3% 18 TOTAL l:t1 8 1 NA NA 1% 59 (1) May be adjusted perodcally, as provded for under adopted Cty polcy. (2) 1% of affordable housng unts shall meet Rchmond Basc Unversal Housng (BUH) standards or better. B. OCCUPANCY STAGNG STAGE BULDNG # UNTS PROPOSED AREA te(m 2 J PHASE 1 AFFORDABLE HOUSNG HABTABLE AREA %OF TOTAL REQURED % OF PROPOSED HABTABLE AREA PHASE 1 HABTABLE AREA 47,811.1 te (4,441.8 m 2 ) 33,319.4 te (3,95.5 m 2 ) 1 B&C 21 15,145.8 (1,47.1) 32% 45% 2 A&J 7 6,359.8 (59.8) 13% 19% 3 D&E 13 11,813.8 (1,97.6) 25% 36% TOTAL 41 C. UNT MX OVERALL & BY STAGE STAGE BULDNG 33,319.4 ft 2 (3,95.5 m 2 ) 7% 1% #UNTS(% UNTS) BACHELOR 1 BR 2 BR 3 BR TOTAL 1 B&C A&J NL D&E NL TOTAL 5 (12%) 7 (17%) 25 (61%) 4(1%) 41 (1%) D. PARKNG, CLASS 1 BKE STORAGE & ELECTRC VEHCLE CHARGNG FEATURES STAGE MN. PARKNG MN. CLASS 1 BKE STORAGE (1) # EV 24V EV 24V EV 12V SPACES (1) SPACES UNTS RECEPTACLE (2) ROUGH-N (3) PLUG-N (4) RATE (2) #(2) RATE # RATE # RATE # RATE # % 5 25% Unt 27 1% Vares 7 25% 2 25% Unt 9 1% % 2 25% Unt 16 1% 2 TOTAL Unt 34 25% 9 25% Unt 52 1% 6 YUANHENG PHASE 1 -AFFORDABLE HOUSNG UNTS FNAL March 1, 217 E. SUMMARY OF UNT LOCATONS, TYPES & SZES LOCATON BUH HABTABLE BULDNG TOTALS OCCUPANCY Ref.# UNT TYPE UNT AREAUNT STAGE # HABTABLE BULDNG LEVEL (1) ft' UNTS AREA te(m 2 ) 836 B 3 2BR Yes 1, B 3 2BR Yes B33 B 3 2BR Yes B 3 Bachelor Yes 41.2 Stage 1 B31 B 3 Bachelor Yes ,123.7 (568.9) B3 B 3 Bachelor Yes B52 B 4 1 BR Yes B53 B 4 1 BR Yes B 4 2 BR Yes C3 c 3 2 BR Yes 93.7 C31 c 3 2 BR Yes C32 c 3 Bachelor Yes C33 c 3 1 BR Yes C35 c 3 2 BR Yes C36 c 3 2 BR Yes 886. Stage ,22.1 (838.2) C37 c 3 2 BR Yes C53 c 4 Bachelor Yes C55 c 4 1 BR Yes C56 c 4 2BR Yes 87.9 C57 c 4 2 BR Yes C58 c 4 2BR Yes STAGE 1 B&C 3&4 5@ Bachelor 4@1-BR A3 A 3 2BR Yes A31 A 3 2BR Yes A32 A 3 2BR Yes "o Vares 21 15,145.8 (1,47.1) Stage 2 A33 A 3 2 BR Yes ,359.8 (59.8) A35 A 3 3BR Yes 1,185.3 A36 A 3 2 BR Yes A37 A 3 1 BR Yes STAGE 2 A(&J) Bachelor 1@1-BR 5@2-BR 1% Vares 7 6,359.8 (S9.8) (1) (2} (3) (4) (5) As per the Rchmond Zonng Bylaw, ncludng applcable Transportaton Demand Management (TOM) reductons, to the satsfacton of the Cty, as determned va an approved Development Permt. Zonng Bylaw "transtonar parkng rates for Capstan Vllage are appled such that Stages 1 & 2 are suppled on an nterm bass at a rate of.9 spacesunt (.e. as per Parkng Zones 1 & 2 rate), but the total affordable housng parkng s calculated at.81 spacesunt (.e. Parkng Zone 1ess 1% Transportaton Demand Management measure reducton) such that Stage 3 s only requred to provde for the balance of the requred spaces. Ev 24 V Receptacle means an operatng AC Level 2 (24V) electrcal outlet capable of supplyng electrcty (ncludng all wrng and electrcal equpment necessary to supply the requred electrcty for such an outlet). "EV 24 V Rough-n means a confguraton that ncludes condut and related electrcal equpment to facltate the costeffectve future nstallaton ofev 24V Receptacle", ncludng chargng equpment, suffcent physcal space n the electrcal room to accommodate addtonal electrc nfrastructure n the future to supply electrc servce to the parkng spaces, adequate room at the parkng space to accommodate future nstallaton of an EV chargng statons, and an electrc sence connecton condut from the electrc grd to the buldng (szed to accommodate future electrc servce upgrades suffcent to servce EV chargng statons n all the applcable parkng spaces n the future). "EV 12V Plug-n" means an operatng 12V duplex electrcal outlet electrcty (ncludng all wrng and electrcal equpment necessary to supply the requred electrcty for such an outlet). 3 D 3 2 BR Yes D 3 2 BR Yes D 3 2 BR Yes D 3 2 BR Yes 9.9 Stage 3 8 7,683.1 (713.8) 35 D 3 2BR Yes D 4 3BR Yes 1, D 4 2 BR Yes D 4 2 BR Yes E3 E 3 2 BR Yes 86.5 E31 E 3 3BR Yes 1,95. Stage 3 E32 E 3 3BR Yes 1, ,13.7 (383.8) E33 E 3 1 BR Yes E35 E 3 1 BR Yes STAGE 3 D&E Bachelor 2@1-BR 8@2-BR 3@3-BR 1% Vares 13 11,813.8 (1,97.6) 5@ Bachelor STAGES 7@1-BR A-E 3& @2 BR 1% Vares 41 33, (3,95.5 m 2 ) 4@3-BR (1) auh Unr means Basc Unversal Housng (BUH) unt and shall be desgned and constructed to comply wth all applcable Rchmond Zonng Bylaw requrements 53319

102 TOWER B Ulml 1-1 SCALE 132": 1'"1 DRAWN RB JOB NO DATE Jan 31,217 W.T.LEUNG Pl A R c H T E c T s N C. - fej11vr1:2ftg Fnsc. AFFORDABLE RENTAL UNT LEGEND BACHELOR SUTE ( 1-BEDROOM UNT p<j\xj 2-BEDROOM UNT 3-BEDROOM UNT (NO HATCH= MARKET HOUSNG UNT) TOWERC TTLE Affordable Housng Key Plan Affordable Housng Unts, 3rd Floor Plan P-3 Stage 1 DRAWNG NUMBER PLAN #1b REFERENCE DRAWNG PROJECT Yuanheng Seasde

103 AFFORDABLE RENTAL UNT LEGEND BACHELOR SUTE VZZJ 1-BEDROOM UNT f><?s2sz' 2-BEDROOM UNT 3-BEDROOM UNT (NO HATCH= MARKET HOUSNG UNT) SCALE 132" = 1'" DRAWN RB DATE Jan 31, 217 W.T.LEUNG ARCHTECTS N C. (...c u '- Ctl JOB NO TOWER A TOWERJ TTLE Affordable Housng Key Plan Affordable Housng Unts, 3rd Floor Plan P-3 Stage 2 DRAWNG NUMBER PLAN #1c REFERENCE DRAWNG PROJECT Yuanheng Seasde

104 DATE Jan 31, 217 W. T. LEUNG ARCHTECTS N C. TOWERD JOB NO E) ' AFFORDABLE RENTAL UNT LEGEND BACHELOR SUTE f1 1-BEDROOM UNT r:x::x:x:xj 2-BEDROOM UNT 3-BEDROOM UNT (NO HATCH= MARKET HOUSNG UNT) --- \ \ TOWER E... \ \ - -. TTLE Affordable Housng Key Plan Affordable Housng Unts, 3rd Floor Plan P-3 Stage 3 DRAWNG NUMBER PLAN #1d REFERENCE DRAWNG PROJECT Yuanheng Seasde

105 TOWERB r L DATE Jan 31,217 W.T.LEUNG ARCHTECTS N C. >< $ >: Ol c u; ::J _c Q) :: Cl "._ g Cl..- :t:l:: z <( _J o._ :::!z o._ ( ')!: C') ')!: ( _c (.)._ Cl 2: f'-- JOB NO AFFORDABLE RENTAL UNT LEGEND BACHELOR SUTE [ 1-BEDROOM UNT p<y><::)(?\j 2-BEDROOM UNT 3-BEDROOM UNT (NO HATCH:::: MARKET HOUSNG UNT).. TOWERC TTLE Affordable Housng Key Plan Affordable Housng Unts, 4th Floor Plan Courtyard Stage 1 DRAWNG NUMBER PLAN #1e REFERENCE DRAWNG PROJECT Yuanheng Seasde

106 TOWER D SCALE 132" = 1'" DRAWN RB JOB NO DATE Jan 31, 217 W.T.LEUNG ARCHTECTS N C. AFFORDABLE RENTAL UNT LEGEND BACHELOR SUTE PZZJ 1-BEDROOM UNT LXJ<)<j 2-BEDROOM UNT 3-BEDROOM UNT (NO HATCH= MARKET HOUSNG UNT) TOWERE \ \ \.. \ J L----- > zo LJ L " "" TTLE Affordable Housng Key Plan Affordable Housng Unts, 4th Floor Plan Courtyard Stage 3 DRAWNG NUMBER PLAN #1f REFERENCE DRAWNG PROJECT Yuanheng Seasde

107 - 1 Sute 3, 973 West Broadway, Vancouver, Brtsh Columba Canada VSZ 1K3 Telephone ,Facslmle Yuanheng Seasde Development LOTA No.3 Road 8151 Capstan Way Rchmond, BC Basc Unversal Housng Features & Agng n Place 11-3 WTLA January 25, 217 As Noted WTL """'""""''"'"""' -""'""""' ""'""'"""""'"""'W.TLounoArr.hlt><DR"-""'"'"""'.. "-""'- """ "...o"'"""" PLAN # Basc Unversal Housng Features (as per Secton 4: General Development Regulatons) 4.16 Basc Unversal Housng Features {contnued) (as per Secton 4: General Development Regulatons) 4.16 Basc Unversal Housng Features (contnued) (as per Secton 4: General Development Regulatons) 4.16 Basc Unversal Housng Features (contnued) (as per Secton 4: General Development Regulatons),----St-ru-ct-ur-al-re-n-fo-r-ce_m_e-nt W. T. LEUNG n wall. Secton d Faucet handles A R C H T E C T S & Agng n Place Secton e N c Purpose The basc unversal housng features descrbed n Secton 4.16 are ntended to facltate ready access, use and occupancy of a dwellng unt by a person wth a dsablty. Buldng Access Each dwellng unt and each type of amenty space shall be accessble to a person wth a dsablty from a road and from an on-ste parkng area Access to the elevator shall be provded from both the road and the entry to the on-ste parkng area An automatc door opener shall be provded for the man entry. Doors and Doorways The mnmum clear openngs for all entry doors to every dwellng unt and doors n common areas shall be no less than 85. mm (whch wll be provded by a swng door). [Bylaw 8736, Sep 512] The mnmum clear openng for the nteror doors to at least one bedroom, one accessblebathroom and to common lvng areas n every dwellng unt shall be no less than 8. mm (whch wll be provded by a swng door) Doors n every dwellng unt and common areas shall be operable by devces that do not requre tght graspng or twstng of wrst Flush thresholds throughout the buldng shall be a maxmum of 13. mm n heght The above-noted requrements for doors do not apply to mechancal rooms, servce areas, closets, etc. where through access s not requred and access to a person wth a dsablty s not antcpated Clear openngs shall be measured as llustrated n Fgure 1 below. Fgure 1. Clear Openng Measurement For Doors l]c=le=ar-=====c=lear,l... Manoeuvrng Space at Doorways Entry doors to every dwellng unt and door assembles n common areas shall have a clear and level area whch s not less than the followng: a) Where the door swngs toward the area (pull door), 15. mm long by the wdth of the door plus at least 6. mm clear space on the latch sde, as llustrated n Fgure 2 below. Ths requrement to apply to door assembles to one bathroom and one bedroom n 2 bedroom and larger dwellng unts. [Bylaw 8736, Sep 5112] Fgure 2. Front Approach, Pull Sde [Bylaw 8736, Sep 5112] b) Where the door swngs away from the area (push door), 122. mm long by the wdthof the door plus at least 3. mm clear space on the latch sde, as llustrated n Fgure 3 below. Ths requrement to apply to door assembles to common lvng areas n every dwellng unt, and one bathroom and one bedroom n 2 bedroom and larger dwellng unts. [Bylaw 8736, Sep 512] Fgure 3. Front Approach, Push Sde [Bylaw 8736, Sep 512] DASHED OUTLNE 1 U(! MNMUM SZE n3mm fnoeuvrng -,',r c) Where there are doors n a seres n common areas, there must be separaton of at least 122. mm plus the wdth of the door, as llustrated n Fgure 4 below. Fgure 4. Separaton of Doors n Seres 122mm MN. =r 7 r d) Entry doors to every dwellng unt are exempted from the requrement to provde the 122. mm long clear area and 3. mm or 6. mm clear space f rough n wrng s provded for future converson for an automatc door opener. [Bylaw 8736, Sep 5112] Corrdor Wdths Common corrdors shall be no less than 122. mm wde and provde a clear area not less than 15. mm by 15. mm adjacent to the elevator entrance. [Bylaw 8736, Sep 5112] Floor Surfaces Floor surfaces throughout the buldng shall have no abrupt changes n level,.e., a maxmum break of the flush threshold of 13. mm heght. Ths requrement does not apply to exteror balcony, pato and deck door slls. [Bylaw 8736, Sep 512] Floor surfaces shall be slp resstant Where carpets are used, they must be frmly fxed, have a frm underlay and ple under 13. mm heght. Wndows Wndows whch are accessble shall have a wndow sll heght that does not exceed 75. mm above the floor to afford seated vewng. At least one wndow n the bedroom and one wndow n the lvng room shall afford such seated vewng Wndows whch are accessble shall have openng mechansms operable wth one hand and of a type that does not requre tght graspng, pnchng or twstng of the unt. Outlets and Swtches Lght swtches and electrcal panels shall be 9. to 12. mm from the ftoor. ntercom buttons shall be a maxmum mm from the floor. [Bylaw 8736, Sep 512] Electrcal outlets, cable outlets and telephone jacks shall be located 455. mm to 12. mm from the floor. [Bylaw 8736, Sep 512] Thermostats shall be located between 9. mm to 12. mm from the floor. [Bylaw 8736, Sep 5112] The operable part of controls shall be located wthn reach of a clear floor area that has a wdth of not less than 75. mm Lght swtches wll be rocker or paddle-type swtches. Bathrooms At least one bathroom shall: a) have a tolet postoned wth the centre lne of the tolet 42. mm to 48. mm from a sde wall on whch a grab bar can be nstalled and at least 51. mm from any obstructon on the non-grab bar sde and at least 8. mm from any obstructon n front of the tolet; and [Bylaw 8736, Sep 5112] b) have a clear floor area at the snk of 76. mm by 122. mm postoned for a parallel approach and centred on the snk, as llustrated n Fgure 5 below. Fgure 5. Clear Floor Area at Snk EQUAL EQUAL 122mm MN. CLEAR FLOOR AREA c) have a mnmum clear area of 51. mm n depth along the full length of the bathtub, as llustrated n Fgure 6 below. [Bylaw 8736, Sep 512] Fgure 6. Clear Floor Area at Tub [Bylaw 8736, Sep 512] CLEAR FLOOR MEASURED FROM FOOT OF TUB d) have structural renforcement n walls behnd and besde the tolet and the walls around the tub andor shower to facltate the nstallaton of grab bars; and e) nclude easy to grasp handles on faucets, e.g., lever-type faucets Where bathrooms are provded to serve a common amenty space, at least one shall be wheelchar accessble as descrbed n the Buldng Code and the top of the rm of the tolet n that one bathroom shall be 48. mm above the floor. Ktchens The ktchen must have: a) some usable counter space and cupboards that can be easly accessed by people wth dsabltes, ncludng people wth wheelchars, e.g., contnuous counter between the stove and snk; adjustable shelves n all cabnets; pull-out work boards at 81. mm heght; and pull-out cabnet shelves; b) easy to grasp handles on faucets, e.g., lever-type faucets; c) easy to reach and grasp handles on cupboards, e.g., D or J type cabnet handles and grab edges under counters; d) task lghtng at snk, stove and key work areas; and e) plumbng and utlty ppes located to provde for a potental 81. mm wde under counterworkspace so as not to prevent the easy future converson of counter space and snks to beng unversally accessble for knee space under the snk and where there s a counter top stove bult n. Bedroom & Closet Bath tub & Agng n Place The space around a bed n a dwellng unt that conssts of a bachelor sute and at least one bedroom n every other dwellng unt shall have suffcent space to provde a turnng dameter of 15. mm on one sde of a double bed The clothes closet n a dwellng unt that conssts of a bachelor sute and at least one bedroom n every other dwellng unt shall have a clear openng of at least 9. mm, clear floor space of at least 75. mm by 12. mm and a clothes hanger rod than can be loweredto 12. mm. Patos and Balcones Access doors shall have a mnmum clear openng of 8. mm. [Bylaw 8 736, Sep 5112] Mnmum dmensons of any balcony or pato shall be 15. mm by 15. mm. Ths requrement does not apply to "Julet" or "French" style of balcony or pato. [Bylaw 8736, Sep 5112] See enlarged drawng #7 for Patos and Balcones See enlarged drawng #4 for bathroom.:---, - OJ See enlarged drawng #3 for n-sute door clearances ENTRY! ='='==='= tse enlarged drawng #2 for Entry Door clearances Sam le Plan for Basc Unversal Housn AHU Unt B2, Tower B (18" = 1'-") Door clear openng Secton & corrdor l915mml 1 --,--, [=.! \...-.:-----Door clearance j J Secton a mm l! < "' -l-- - Door clearance Secton a BALCONY Door clearance Secton b Door clear openng Secton & n-sute Door Clearances 3 Secton Bylaw873v6(1"4"'"-="1''-") See enlarged drawng #5 for Bedroom 6 Secton c Tolet Secton a Bathrooms 4 Secton ,Byla=w8736(1"Mm"=="1''-"''"') Door clearance 1 1 L..._j Secton b -- Door openng Secton Closet Secton Clothes hanger rod that can be lowered Secton p.! Ktchens Secton , Bylaw 8736 (14" = 1'-") Mn. Sze Secton r , ' ' 15mm x \ 15mm \ mn. balcony l ----J BALCONY luvng Access Door Secton Patos and Balcones Secton & , Bylaw 8736 (14" = 1'-") Task lghtng (.e. under cabnet lghts) Secton d Contnuous counter space between snk and stove; usable counter space Secton a Pull out work boards at 81mm heght; pull out cabnet shelves Secton a -Faucet handles. Secton b & Agng n Place -Task lghtng (suspended celng pendants over snk and counter) Secton d Agng n place s housng that s desgned and bult so that some accessblty features are provded now and so that others can be added more easly and nexpensvely after constructon. Typcal agng n place housng features nclude: starwell handrals (as per BCBC) lever type handles for: - plumbng fxtures (see BUH Secton e & b) -door handles (see BUH Secton ) sold blockng n washroom walls for future grab bars besde tolet, bathtub and shower. (See BUH Secton d) 8 A n n Place Refer to page 3-17 of the OCP

108 L ::;,1 AMENTY (647.3 SQ.FT.) PERMANENT USE: LOUNGE r FUTURE LOT B RESDENTS ACCESS TO LEVEL 4 Tower C AMENTY (65.9 SQ.FT.) USE: LOUNGE & BBQ DP Plan #12 ndoor Amenty Space REVSED Cty of Rchmond MARCH 6, 217 BYLAW NDOOR AMENTY SPACE STAGE# MNMUM (2.m2un1t) LEVEL AREA 4,9.3ft2 19 (38.m2) unts Sub- 4,9.3ft2 Total (38.m2) un ts 3,616.7ft2 (336.m2) Sub- 3,616.7ft2 Total (336.m2) 3,8 1.4ft2 177 (354.m2) unts Sub- 3,81.4ft2 Total (354.m2) TOTAL 11,517.4ft2 535unlts (1,7.m2) LOT A ONLY RES DENTSUSERS LOTSA&B SHARE(1) W. T. LEUNG AR CH TE C T S NC 647.3ft2 f t----""-, :!;, s:'ud:a&nada VSZ 1K ft2. Telephone , Facsmle r D&E 418.lft2 3,75.7ft2 6,491.ft2 PROPOSED 14,35.ft2 65.9fl2 Temporary(2) 2,226.ft2 73.8ft ft2 778.ft ft2 1,97.1ft ft2 83.5ft ft2 Removed ft2(2) Added 4,18.3ft2 Added 3,75.7ft2 v"' v"' Removed 2,226.ft2{2) Removed 2,226.ft2(2) 7,75.ft2 NL NL Added 7,275.ft2 7,275.ft2 1) Amenty spaces shared by the resdents of lots A & B nclude 7,275. ft2 of ndoor space on Level9 (podum roof) between Towers D & E (.e. pool, steam, sauna & change rooms) and the entrety of the common outdoor amenty space at the same level. Lot B resdents shall access the shared amenty spaces ONLY va the e levatorstar on the north sde of Lot A {.e. NOT va Lot A Tower lobbescores). 2) Temporary amenty space must be mantaned by the developer for the use of resdents untlloo% of the proposed Stage 1, 2 & 3 ndoor amenty spaces have * recevedfnabuldngpermtnspectongrantngoccupancy. STAGE 1 -TEMPORARY UNTL STAGE 3 COMPLETE Tower B AMENTY (2226 SQ.FT.) * USE: STUDY AREA & COMMUNTY RM Yuanheng Seasde Development LOTA No.3 Road 8151 Capstan Way NDOOR AMENTY DAGRAMS 11-3 SV FEB 2,216 NTS WTL cc..o_.....,..,.._...,..,. '""""'"""'""'ow. f.l_, _...,... PLAN #12 DP STAGE2 Tower A AMENTY (73.8 SQ.FT.) PERMAN ENT USE: LOUNGE & BBQ STAGE 3..! ! STAGE 1 L_l STAGE 3 l STAGE 1 L L_l

109 ... Paper Mxed Contaners Refundable Bottles and Cans Non-refundable Glass Food Scraps TowerJ Resdental Garbage & Recyclng [961 sf] ---'--'"'-ltn,uo B Paper Mxed Contaners Refundable Bottles and Cans Non-refundable Glass Food Scraps Resdental Garbage & Recyclng [61 sf] Paper Mxed Contaners Refundable Bottles and Cans Non-refundable Glass Food Scraps,< _.. ' W. T. LEUNG ARCH TEC T S N C. Sute 3, 973 West Broadway, Vancouver, Brlsh Collrnba Canada VSZ 1K3 Telephone Facslmle N ' ' l_ ) Yuanheng Seasde Development LOTA No. 3 Road 8151 Capstan Way Waste Management Plan 11-3 LURB!SV May 28,215 1 : 25 CHECKED WTL PLAN #13 DP ,- (---'- --'---- _l_[ l j 1! ' r...j L_l l --' -- j L. } _, - L Tower A Resdental Garbage & Recyclng [642 sf] 5 x 36 L 5 X 36 L 1 x 36 L 1 X 246 L 4 X 246 L Paper Mxed Contaners Refundable Bottles and Cans Non-refundable Glass Food Scraps 3 x 4 cu.yd.garbage Contaner 1 x 3 cu.. Cardboard Paper, Mxed Contaners Refundable Bottles and Cans Non-refundable Glass Food Scraps \ \ \ \ \ \ \ [ D Resdental Garbage & Recyclng [767 sf] Paper Resdental Mxed Contaners Refundable Bottles and Cans Non-Refundable Glass Food Scraps 3 x 4 cu.yd. Resdental Garbage Contaner 1 x 3 cu.yd.cardboard Paper Mxed Contaners Refundable Bottles and Cans Non-refundable Glass Food Scraps 1 x 3 cu.yd.garbage Contaner 1 x 3 Cardboard PHASE TowerC Resdental Garbage & Recyclng [61 sf] Paper Mxed Contaners Refundable Bottles and Cans Non-refundable Glass Food Scraps

110 DP 1 W. T. LEUNG ARCH T ECTS N C. Sute 3, 973 West Broadway, Vancouver. Brtsh Columba Canada V5Z 1K3 Telephone Facsmle N,' f Yuanheng Seasde Development LOTA 331 w 3351 No.3 Road 8151 Capstan Way SGNAGE PLAN 11-3 sv JAN 25,216 1:5 WTL oc...,., ,.,..,.,.,...,...,...,..,..,...,...,.._,... w.t.._...,."""'""'.....,.,.. PLAN # PROPOSED SGNAGE POSSBLTES -GRAPHCS AS PART OF EXPERENCE OF PROJECT WTH MNMAL MPACT TO OVERALL PROJECT MAGE -SGNAGE SHALL NOT BE NCLUDED WHERE CANOPES ENCROACH NTO THE CTY ROAD RGHT OF WAY -SGNAGE TO BE LOCATED AT GROUND FLOOR LEVELS, NOT TO EXCEED HEGHT OF COMMERCAL RETAL FRONTAGE - 1 TOWNHOUSEPARKADE ENTRANCE SGNAGE: ALUMNUM CAST NUMBERS- FNSHES TO COMPLEMENT BULDNG MATERALS ALONG CORVETE WAY AND NEW EAST AND WEST ROAD - 2 PARKADE WAYFNDNG SGNAGE: ENTRY SGNAGE AND DEFNED WAYFNDNG FOR EACH TOWER ELEVATOR CORE - 3 NO 3 ROAD SGNAGE AT STREET: UTLZNG CURTAN WALL MODULE FOR GRAPHC CADENCE ALONG BUSY MAN ROAD - 4 CAPSTAN WAY RETAL SGNAGE: LASER CUTSCULPTURAL SGNAGE LETERNG ON CANOPY - 5 OVERALL PROJECT SGNAGE: FOR PROJECT WAYFNDNG WTH MAPPNG AND DRECTONAL ARROWS AT SOME CORNERS AND AT TOWER ENTRANCES- ENTRANCE D SGNAGE SMLAR - 6 PORTAL SGNAGE: SDE OR FACE MOUNTED SGNAGE TO EXCENTUATE PORTAL SHAPE - 7 NO 3 ROAD SGNAGE AT CANOPY: 4 ON OR ABOVE CANOPY AS SCULPTURAL OBJECT 8 ON PORTAL FACE OR SDEWALLS