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Committee of the Whole/Documents/Attachment 5 - Building Plans - Ronan Design - 2818 Shoreline Drive
Appendix

Attachment 5 - Building Plans - Ronan Design - 2818 Shoreline Drive

November 12, 2025Pages 111–1188 sectionsOriginal PDF

Architectural plans for the proposed residence, including site plans, floor areas, floor plans, and elevations.

1 CALL TO ORDER
June 6, 2025Ronan DesignImpermeable surface coverage: 18.5%Total building area: 331.57 m²

Site Plan

New residence and garage for Jaylem Manhas & Mikaila Mauro Address: 2818 Shoreline Drive, View Royal, BC Legal: PID 004-910-613, Lot 20, Section 2, Esquimalt District, Plan 11919 Zoning: R1

Drawing Index:

  • A 1.0 Site Plan
  • A 2.0 Crawlspace Plan
  • A 2.1 Main Floor Plan
  • A 2.2 Second Floor Plan
  • A 2.3 Roof Plan
  • A 3.0 Elevations N & S
  • A 3.1 Elevations E & W
  • A 4.0 Section A, B
  • A 4.1 Section -
  • A 5.0 Lot Coverage Grade Calculation
  • A 5.1 FSR Building Floor Area Impermeable Surface Coverage
Site Plan diagram showing the property boundaries, proposed house location, garage, driveway, and various setback measurements relative to Shoreline Drive and Portage Inlet.
Site Plan diagram showing the property boundaries, proposed house location, garage, driveway, and various setback measurements relative to Shoreline Drive and Portage Inlet.
Page 111–118

FSR, Floor Area, and Impermeable Surface Coverage

FSR (.42)

Category Metric
STRUCTURES 331.57 m²
LOT SIZE 1085.15 m²
FSR .30

BUILDING FLOOR AREA (max allowable 372m²)

Level Area (sq ft)
MAIN FLOOR 1670 sq ft
SECOND FLOOR 1460 sq ft
GARAGE 439 sq ft
TOTAL IMPERIAL 3569 sq ft
TOTAL METRIC 331.57 m²

IMPERMEABLE SURFACE COVERAGE (max 60%)

Description DIMENSIONS AREA (sq ft)
SLOPED ROOF SOUTH 22'x27.5' 605
SLOPED ROOF NORTH 21'x42' 882
FLAT ROOFS 3.5'x16'/2 10.5
DECK EAST 22'x18' 396
DECK WEST 6.5'x42' 273
IMPERMEABLE SURFACE AREA Imperial 2166.5 sq ft
Metric 201.27 m²
LOT SIZE (45.26+43.76)/2x24.38 1085.15 m²
IMPERMEABLE SURFACE COVERAGE 18.5%
Impermeable surface plan diagram delineating the areas of sloped roofs, flat roofs, and decks.
Impermeable surface plan diagram delineating the areas of sloped roofs, flat roofs, and decks.
Page 111–118

Lot Coverage and Grade Calculation

LOT COVERAGE

Category Area
HOUSE, DECK, GARAGE 196.64 m²
LOT 1085.15 m²
LOT COVERAGE 18%

GRADE CALCULATION

POINT EL. EXISTING EL. AVERAGE DISTANCE CALCULATION
A+B 3.0+3.5 3.25 a-b 14.020 45.565
B+C 3.5+3.5 3.5 b-c 6.705 23.468
C+D 3.5+3.6 3.55 c-d 5.790 20.555
D+E 3.6+3.5 3.55 d-e 7.924 28.130
E+F 3.5+3.4 3.45 e-f 3.200 11.040
F+G 3.4+3.3 3.35 f-g 4.876 16.335
G+H 3.3+3.1 3.2 g-h 7.315 23.408
H+I 3.1+2.3 2.7 h-i 6.705 18.104
I+J 2.3+2.1 2.2 i-j 3.048 6.706
J+A 2.1+3.0 2.55 j-a 19.500 49.725
totals 79.083 243.036

GRADE: 243.036 / 79.083 = 3.073

Grade calculation diagram showing the perimeter points and distances used to calculate the average grade.
Grade calculation diagram showing the perimeter points and distances used to calculate the average grade.
Page 111–118

Crawlspace Plan

  • MAX FL. TO CEILING HEIGHT 1.5M.
  • GARAGE: SLAB ON GRADE.
Architectural crawlspace plan showing footings and dimensions.
Architectural crawlspace plan showing footings and dimensions.
Page 111–118

Main Floor Plan

Room labels include:

  • Dining
  • Kitchen
  • Living
  • Gym
  • Storage
  • Garage
  • Entry
  • Atrium (open to above)
  • Covered Patio
Detailed Main Floor Plan with room layouts and interior/exterior dimensions.
Detailed Main Floor Plan with room layouts and interior/exterior dimensions.
Page 111–118

Second Floor Plan

Room labels include:

  • Principal Bedroom
  • Office
  • Music Room
  • Bedroom 1
  • Bedroom 2
  • Bedroom 3
  • Laundry
  • Bath
  • Deck
Detailed Second Floor Plan showing bedroom layouts, deck, and area open to below.
Detailed Second Floor Plan showing bedroom layouts, deck, and area open to below.
Page 111–118

Roof Plan

Labels include:

  • Sloped Roof 2.5:12
  • Flat Roof
  • Green Roof
  • Deck
Roof Plan drawing indicating roof pitches, flat areas, and green roof location.
Roof Plan drawing indicating roof pitches, flat areas, and green roof location.
Page 111–118

Elevations

NORTH ELEVATION

  • Top South Roof: 11.01
  • Top North Roof: 10.69
  • Eave: 9.48
  • Top of Wall: 9.18
  • Second Floor: 6.84
  • Main Floor: 3.80
  • Finish Grade: 3.75
  • Ave. Grade: 3.07
  • Crawlspace: 2.10
  • Materials: Siding A, Siding B, Siding C, Green Roof, Slope 2.5:12

SOUTH ELEVATION

  • Top South Roof: 11.01
  • Top North Roof: 10.69
  • Top Flat Roof: 9.59
  • Eave: 9.48
  • Second Floor: 6.84
  • Main Floor: 3.8
  • Fin. Grade: 3.75
  • Ave. Grade: 3.07
  • Crawl Space: 2.1
  • Materials: Siding A, Siding B, Siding C, Slope 2.5:12
North and South architectural elevations showing building heights, floor levels, and exterior finishes.
North and South architectural elevations showing building heights, floor levels, and exterior finishes.
Page 111–118
Extracted from: 2025 11 12 Committee of the Whole Meeting - Agenda - Pdf(223 pages total)