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Committee of the Whole/Documents/Attachment 2: Architectural Plans - 294, 296 ELTHAM ROAD & 242 HELMCKEN ROAD
Appendix

Attachment 2: Architectural Plans - 294, 296 ELTHAM ROAD & 242 HELMCKEN ROAD

December 12, 2023Pages 189–20922 sections

Comprehensive set of architectural drawings including site plans, floor plans, elevations, and shadow studies for the townhouse project.

Ankenman Marchand ArchitectsDecember 06, 202320 units total

294, 296 ELTHAM ROAD & 242 HELMCKEN ROAD, VICTORIA, BC.

Page 189–209

MIXED RESIDENTIAL DEVELOPMENT - TOWNHOMES

Issued for Rezoning - Dec 06, 2023

Project Team

  • Client: Royale Development corp., 1151 West 32nd Avenue, Vancouver, BC, V6H 2H8. Contact: Jeffrey Sengara.
  • Architect: Ankenman Marchand Architects, 1645 West 5th Avenue, Vancouver, BC, V6J 1N5. Contact: Timothy Ankenman.
  • Surveyor: V.I. Powell & Associates BC Land Surveying, 250-2950 Douglas St., Victoria, BC, V8T 4N4. Contact: April Larocque.
  • Landscape: Lombard North Group, 836 Cormorant Street, Victoria, BC, V8W 1R1. Contact: James Partlow.
  • Civil: J.E. Anderson & Associates, 4212 Glanford Avenue, Victoria, BC, V8Z 4B7. Contact: Ross Tuck.
  • Arborist: GYE + Associates Consultants, 179-2945 Jacklin Road, Victoria, BC, V9B 6J9. Contact: Jeremy Gye.
  • Transportation: ADDOZ ENGINEERING INC., 4128 Fraser St., Vancouver, BC, V5V 4E8. Contact: Emad Alsaidi.
Perspective architectural rendering of the proposed townhouse development showing modern building designs and landscaping.
Perspective architectural rendering of the proposed townhouse development showing modern building designs and landscaping.

Drawing List

Sheet Number Sheet Name
A001 COVER PAGE & DRAWING LIST
A002 STATISTICS
A030 CONTEXT - PLAN
A032 CONTEXT - PHOTOS
A035 STREETSCAPE
A090 SHADOW STUDY
A095 SURVEY
A100 SITE PLAN
A110 GROUND FLOOR PLAN
A120 LEVEL 2 FLOOR PLAN
A130 LEVEL 3 FLOOR PLAN
A140 ROOF LEVEL PLAN
A150 FIREFIGHTER ACCESS PLAN
A200 ELEVATIONS - SOUTH & NORTH
A210 ELEVATIONS - EAST & WEST
A225 ELEVATIONS - INTERNAL COURT NORTH & SOUTH
A300 SITE SECTIONS
A310 SECTIONS
A320 SECTIONS
A600 3D REPRESENTATIONS
A900 AREA PLANS
Page 189–209

STATISTICS

Legal Description: Lot 1, Section 8, Esquimalt District, Plan 12695, Lot 2, Section 8, Esquimalt District, Plan 12695 & Lot 3, Section 8, Esquimalt District, Plan 12695

Civic Address: 294 & 296 Eltham Road (Lot 1 & 2) & 242 Helmcken Road (Lot 3), Victoria, BC

Zoning:

  • Current: C-1
  • Proposed: RM-2

Development Data Summary

  • Site Area: 874.44m² (Lot 1) + 824.31 m² (Lot 2) + 768.86 m² (Lot 3) = 2,467.61 m² (26,614.09 SF)
  • Proposed FSR: Per RM-2 = 1.1 (with 100% green roofs) 2,719.78m² (33,267.59 SF)
  • Proposed Net FSR per CD: 0.89
  • Gross Sellable FSR: 1.42
  • Permitted Lot Coverage (Per RM-2): 60%
  • Proposed Lot Coverage: (1,064.21 m² / 2,467.61 m²) = 43%

Height

  • Permitted Height (RM-2): 12m
  • Proposed Height (Mixed Residential RM2): 12m for Townhouses = up to 3 storeys
  • Average Building height:
    • Building 1: (11.17m) < 12m
    • Building 2: (11.27m) < 12m
    • Building 3: (11.78m) < 12m
    • Building 4: (11.57m) < 12m
    • Building 5: (11.10m) < 12m

Setbacks

Description Permitted per RM-2 Proposed
Front lot line (Helmcken) 7.50 m 3.00 m
Rear lot line 7.50 m 1.50 m
Side lot line (R.o.W) 4.50 m 3.00 m
Flanking lot line (Eltham) 6.00 m 3.00 m

Unit Count

  • Building 1: Units 1-4 (3 x 3-Br, 1 x 2-Br)
  • Building 2: Units 5-9 (4 x 3-Br, 1 x 2-Br)
  • Building 3: Units 10-13 (4 x 3-Br)
  • Building 4: Units 14-16 (3 x 3-Br)
  • Building 5: Units 17-20 (3 x 3-Br, 1 x 2-Br)
  • Total Number of Units: 20 UNITS

Net FSR Schedule

Unit # Name Area SF Area m²
001 RESIDENTIAL 974.45 ft² 90.53 m²
002 RESIDENTIAL 1234.45 ft² 114.68 m²
003 RESIDENTIAL 1355.68 ft² 125.95 m²
004 RESIDENTIAL 1201.76 ft² 111.65 m²
005 RESIDENTIAL 1180.10 ft² 109.64 m²
006 RESIDENTIAL 1242.58 ft² 115.44 m²
007 RESIDENTIAL 1179.59 ft² 109.59 m²
008 RESIDENTIAL 1172.22 ft² 108.90 m²
009 RESIDENTIAL 899.87 ft² 83.60 m²
010 RESIDENTIAL 1136.86 ft² 105.62 m²
011 RESIDENTIAL 1186.02 ft² 110.18 m²
012 RESIDENTIAL 1183.53 ft² 109.95 m²
013 RESIDENTIAL 1182.36 ft² 109.84 m²
014 RESIDENTIAL 1211.45 ft² 112.55 m²
015 RESIDENTIAL 1263.03 ft² 117.34 m²
016 RESIDENTIAL 1242.65 ft² 115.45 m²
017 RESIDENTIAL 1273.27 ft² 118.29 m²
018 RESIDENTIAL 887.38 ft² 82.44 m²
019 RESIDENTIAL 1297.65 ft² 120.56 m²
020 RESIDENTIAL 1297.78 ft² 120.57 m²
Total 23602.70 ft² 2192.76 m²

Parking Required (Residential)

  • Townhouse: 1.5 stalls per dwelling unit: 20 units x 1.5 stalls = 30 stalls
  • Total Residential number of stalls required: 30 stalls

Parking Proposed

  • Residential:
    • Standard parking stalls (2.6m x 5.5m): 28 stalls
    • Small parking stalls (2.4m x 4.8m): 11 stalls
    • Total Residential: 39 stalls (1.9 per dwelling unit)
  • Visitor Parking:
    • Standard: 2 stalls
    • Small: 1 stall
    • Total Visitor: 3 stalls
  • Every residential parking space to be an Energized Electric Vehicle Space.
  • Total Residential parking proposed: 42 stalls (Inc. 3 visitor parking)

Bicycle Parking

  • Required: 1 stall per dwelling unit (Class 1): 20 units x 1 stall = 20 stalls
  • Proposed:
    • Class 1 Horizontal stalls: 8 stalls
    • Class 1 Vertical stalls: 28 stalls
  • Every Class 1 bicycle parking space to be an Energized Electric Bicycle Space.
  • Total number of stalls proposed: 36 stalls
Page 189–209

CONTEXT - PLAN

Aerial map showing the subject site location at 294 & 296 Eltham Road and 242 Helmcken Road, Victoria, BC, highlighting proximity to major roads.
Aerial map showing the subject site location at 294 & 296 Eltham Road and 242 Helmcken Road, Victoria, BC, highlighting proximity to major roads.
Page 189–209

CONTEXT - PHOTOS

Photo labeled "North West View on Helmcken Rd" showing the current residential streetscape.
Photo labeled "North West View on Helmcken Rd" showing the current residential streetscape.
Photo labeled "View from Helmcken Rd at Eltham Rd" showing the intersection near the subject site.
Photo labeled "View from Helmcken Rd at Eltham Rd" showing the intersection near the subject site.
Photo labeled "View along Eltham Rd" showing existing housing and street trees.
Photo labeled "View along Eltham Rd" showing existing housing and street trees.
Photo labeled "South East Corner from Eltham Rd" showing existing residential property.
Photo labeled "South East Corner from Eltham Rd" showing existing residential property.
Page 189–209

STREETSCAPE

Panoramic view of the existing streetscape along Helmcken Road.
Panoramic view of the existing streetscape along Helmcken Road.
Panoramic rendering of the proposed streetscape along Helmcken Road, integrating the new townhouse units.
Panoramic rendering of the proposed streetscape along Helmcken Road, integrating the new townhouse units.
Page 189–209

SHADOW STUDY

shadow study June 10 AM
shadow study June 10 AM
shadow study June 12 PM
shadow study June 12 PM
shadow study June 2 PM
shadow study June 2 PM
shadow study March/September 10 AM
shadow study March/September 10 AM
shadow study March/September 12 PM
shadow study March/September 12 PM
shadow study March/September 2 PM
shadow study March/September 2 PM
shadow study December 10 AM
shadow study December 10 AM
shadow study December 12 PM
shadow study December 12 PM
shadow study December 2 PM
shadow study December 2 PM
Page 189–209

SURVEY

Detailed property survey map for the subject site by V.I. Powell & Associates, dated June 1, 2023, showing existing elevations, utilities, and boundaries.
Detailed property survey map for the subject site by V.I. Powell & Associates, dated June 1, 2023, showing existing elevations, utilities, and boundaries.
Page 189–209

SITE PLAN

Architectural site plan showing building footprints for Buildings 1 through 5, vehicular access from Eltham Road, pedestrian pathways, parking stall layouts, and landscaped areas.
Architectural site plan showing building footprints for Buildings 1 through 5, vehicular access from Eltham Road, pedestrian pathways, parking stall layouts, and landscaped areas.
Page 189–209

GROUND FLOOR PLAN

Ground floor architectural plan detailing unit garage layouts, main entry points, and visitor bicycle parking.
Ground floor architectural plan detailing unit garage layouts, main entry points, and visitor bicycle parking.
Page 189–209

LEVEL 2 FLOOR PLAN

Second level floor plan showing internal room configurations for the townhouse units, including living areas and some bedrooms.
Second level floor plan showing internal room configurations for the townhouse units, including living areas and some bedrooms.
Page 189–209

LEVEL 3 FLOOR PLAN

Third level floor plan detailing bedroom and bathroom layouts for the upper floors of the units.
Third level floor plan detailing bedroom and bathroom layouts for the upper floors of the units.
Page 189–209

ROOF LEVEL PLAN

Roof level architectural plan showing private roof deck areas for each unit.
Roof level architectural plan showing private roof deck areas for each unit.
Page 189–209

FIREFIGHTER ACCESS PLAN

Site diagram illustrating emergency vehicle access routes, fire truck turning radii, and hydrant locations.
Site diagram illustrating emergency vehicle access routes, fire truck turning radii, and hydrant locations.
Page 189–209

ELEVATIONS - SOUTH & NORTH

South Elevation drawing showing the contemporary exterior material palette including wood-look siding, grey and white paneling, and glass balcony railings.
South Elevation drawing showing the contemporary exterior material palette including wood-look siding, grey and white paneling, and glass balcony railings.
North Elevation drawing detailing the exterior façade treatment facing the northern property boundary.
North Elevation drawing detailing the exterior façade treatment facing the northern property boundary.
Page 189–209

ELEVATIONS - EAST & WEST

West Elevation drawing showing the building profile from Helmcken Road.
West Elevation drawing showing the building profile from Helmcken Road.
East Elevation drawing showing the building profile from the rear of the property.
East Elevation drawing showing the building profile from the rear of the property.
Page 189–209

ELEVATIONS - INTERNAL COURT NORTH & SOUTH

Elevation drawing of the internal facades facing north within the central courtyard.
Elevation drawing of the internal facades facing north within the central courtyard.
Elevation drawing of the internal facades facing south within the central courtyard.
Elevation drawing of the internal facades facing south within the central courtyard.
Page 189–209

SITE SECTIONS

East-West site section showing the cross-section of the development including the driveway and building relationships.
East-West site section showing the cross-section of the development including the driveway and building relationships.
Site section through Buildings 2 and 4 illustrating building heights and grade transitions.
Site section through Buildings 2 and 4 illustrating building heights and grade transitions.
Page 189–209

SECTIONS

Longitudinal section through the pedestrian path between building blocks.
Longitudinal section through the pedestrian path between building blocks.
Cross-section through the buildings showing internal room heights and relationship to the central driveway.
Cross-section through the buildings showing internal room heights and relationship to the central driveway.
Page 189–209

SECTIONS

Road section detail at Unit 11 showing the relationship between the building facade, walkway, and drive aisle.
Road section detail at Unit 11 showing the relationship between the building facade, walkway, and drive aisle.
Road section detail at the back entries of Units 10-12.
Road section detail at the back entries of Units 10-12.
Page 189–209

3D REPRESENTATIONS

3D perspective rendering from Eltham Road looking towards the development.
3D perspective rendering from Eltham Road looking towards the development.
3D perspective rendering from the south corner of Eltham Road.
3D perspective rendering from the south corner of Eltham Road.
3D perspective rendering showing the building frontage from Helmcken Road.
3D perspective rendering showing the building frontage from Helmcken Road.
Page 189–209

AREA PLANS

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Page 189–209
Extracted from: 2023 12 12 Committee of the Whole Agenda - Agenda - Pdf