Attachment 1: Conceptual Architectural Site Plan and Building Design Drawings

339 Island Highway

Boardwalk REIT, View Royal BC
dHKarchitects

Perspective rendering of the multi-family residential building from Island Highway

Ground-level perspective rendering showing building frontage and landscaping

Zoning Bylaw Summary

General

Item	Details
USES:	MULTI-FAMILY RESIDENTIAL
ZONE:	CD - Comprehensive Development
SITE AREA:	132,147 sf / 130,558 sf (Pre and post road dedication)
FLOOR AREA:	208,890 sf
FAR:	1.58 / 1.60
SITE COVERAGE:	29 %
OPEN SITE SPACE:	63 %
MAX HEIGHT:	19.20m / 6 Storeys

Parking

Item	Details
REQUIRED:	300 stalls
PROVIDED:	300 stalls
BICYCLE STALLS:	238

Setbacks

Item	Details
FRONT:	8.0 m
SIDE EAST:	6.0 m
SIDE WEST:	8.0 m
REAR:	8.5 m

Suite Summary

Unit Type	Suites	%	Size Range
Studios:	05 suites	2%	450 - 575 sf
1 Beds:	120 suites	50%	600 - 710 sf
2 Beds:	108 suites	45%	845 - 905 sf
3 Beds:	05 suites	2%	1,105 sf
TOTAL:	238 SUITES

Precedents

Top-down rendering of a building with stepped roof terraces

Photo of a modern multi-family building with vertical metal siding and wood accents

Photo of a rustic stone path and steps in a wooded garden setting

Photo of a contemporary white apartment building with large windows

Rendering of building setbacks and tiered terraces

Photo of a modern facade adjacent to a traditional building

Photo of a winding woodland mulch path through forest and flowers

Photo of a textured stone plaza featuring integrated wooden benches

Aerial photo of an urban park with geometric lawn and path designs

Design Concept

Maintain OCP Mixed Residential

Comply with OCP Mixed Residential designation
Reduced density to 1.6 FSR
No longer including commercial use as it was difficult to provide parking
Implements the OCP and additional residential supports existing and planned neighbourhood commercial
Site is +/- 400 m to commercial node at Helmcken & Island Highway

Tree Preservation

Reduced footprint and increased depth of u/g parking - now with two full levels
Retaining more trees than previous concept: new site plan retains 146 trees (18 municipal trees, 125 onsite trees plus 3 trees with shared ownership)
3x increase in amount retained trees
Replacing 43 removed trees at 2:1 ratio: full landscape plan at DP stage

Diagram comparing tree retention and removal between previous and new concept plans

Building Siting

Avoided key tree preservation areas, with more retained tree canopy to support passive cooling, shade preservation, neighbourhood character
Increased setback from Island Highway: from 6 m to 8+ m, and reduced the frontage
Increased setback from Heddle Trail: from 8 m to 8.5+ m, and reduced the frontage
Reduced building lengths fronting neighbouring properties

Comparison diagrams of building footprints and setbacks between previous and new concepts

Public Benefits: livability & environment

Building to Step Code 3
Efficient and economic heating and cooling systems
Resident amenity spaces - indoor and outdoor with play structures, walking trails and gathering spaces
New buildings will help buffer neighbourhood from highway noise and will have high performance wall and window systems to reduce noise impacts for residents

Detailed concept landscape plan showing amenites and naturalized perimeters

Public Benefits: transportation

New signalized traffic light at the intersection of Island Highway and Prince Robert at no cost to View Royal
New bus stop complete with a new bus shelter
Underground parking and bicycle parking meets bylaw requirements
Shared concerns about traffic “short-cutting” through the neighbourhood with View Royal staff

Site plan map detail highlighting transportation improvements and traffic lights

Quality Development

Examples of other Boardwalk developments
Developer to own and operate the building, with focus on high quality finishes and efficient systems

Photo collage showcasing high-quality interior and exterior finishes from previous developments

P2 Parking Plan

* **Setbacks:** Front: 8.0 m, Side East: 6.0 m, Side West: 8.0 m, Rear: 8.5 m * **Drive Aisle:** 13.0m

P1 Parking Plan

* **Bicycle Storage:** Three distinct areas with 72, 78, and 88 bike parking spaces * **Facilities:** Garbage room, Mechanical Room, Electrical room, and storage * **Setbacks:** Front: 8.0 m, Side East: 6.0 m, Side West: 8.0 m, Rear: 8.5 m * **Drive Aisle:** 16.0m

Ground Floor / Landscape Plan

* **Indoor Amenities:** 1,450 sf amenity space, entry lobby, storage, and utility rooms * **Outdoor Amenities:** Central Green, Child Play Structure, Outdoor Amenity Space, Woodland Trails, BBQ Area, and Potential Public Dog Park * **Landscaping:** Corner landscaping and Heddle Park connection * **Unit Mix:** Studios, 1-Bed, 2-Bed, and 3-Bed units shown