Committee of the Whole/Documents/Attachment 4 Development Concept Architectural Plans

Appendix

Attachment 4 Development Concept Architectural Plans

December 14, 2021Pages 185–2028 sections

A comprehensive set of architectural drawings for 'Portage Park Residences', including site plans, floor plans, elevations, and unit designs.

2. APPROVAL OF AGENDA (motion to approve)

December 3, 202187 units94 parking spacesUrban West Architecture Inc.

Project Information

Project Name: Portage Park Residences
Civic Addresses: 167, 169, 171 Island Highway, View Royal, BC
Project Description: 82 Unit, 5 Storey Multi Family Residential Building
Site Area: 3780 SM

Zoning

Proposed: CD (Based on RM-3)
Current: R-1B

Floor Area Calculations

Underground Levels

Parking Level 1 (Excl. Parking; Incl. Storage, Garbage, Utilities): 459 SM

Above Ground Levels

Level 1: 1,161 SM
Level 2: 1,198 SM
Level 3: 1,198 SM
Level 4: 1,198 SM
Level 5: 1,109 SM
Total Above Ground Floor Area: 5,867 SM
Total Gross Floor Area (6049 Max.): 6026 SM
Total Gross Parking Area: 2974 SM
Total Gross Area: 9000 SM
Saleable Area: 51,701 SF
Efficiency:
- 86% (of Above Ground GFA)
- 80% (of Total GFA)

Unit Breakdown

Unit Type	Quantity	%	Area (SF)	Area (SM)	Total (SF)	Total (SM)
Unit Type A3 - Jr. 1 Bedroom	20	24%	472	44	9,440	877
Unit Type B1 - 1 Bedroom + Flex	4	5%	572	53	2,288	213
Unit Type B2 - 1 Bedroom + Flex	24	29%	572	53	13,728	1275
Unit Type B2a - 1 Bedroom	8	10%	548	51	4,384	407
Unit Type B3 - 1 Bedroom	1	1%	568	53	568	53
Unit Type B4 - 1 Bedroom	8	10%	617	57	4,936	459
Unit Type C1 - 2 Bedroom	1	1%	816	76	816	76
Unit Type C2 - 2 Bedroom	8	10%	893	83	7,144	664
Unit Type C3 - 2 Bedroom + Flex	4	5%	979	91	3,916	364
Unit Type C4 - 3 Bedroom	3	4%	1,131	105	3,393	315
Unit Type D1 - 2 Bedroom + Flex	1	1%	1,088	101	1,088	101
Total	82	100%			51,701	4,803
*Area taken to centre line of corridor and party walls and to sheathing of exterior walls.

Site Statistics

Category	Proposed	Permitted	Variance
Site Coverage	34% / 1285 SM	60% (RM-3)	n/a
Floor Space Ratio (FSR) (Excl. Parking)	1.6 / 6026 SM	1.6 (RM-3+OCP)	n/a
Height of Building (M)	17.8 / 14 M to Top of 4th Floor	13.5 (RM-3)	4.3

Setbacks + Projections

Setback	Proposed (M)	Permitted (M)
Front Lot Line	7	9 / 6 (RM-3)
West Side Lot Lines	5	8.4 (RM-3)
East Side Lot Line (Park)	4	8.4 (RM-3)
Rear Lot Line	7.5	8.6 (RM-3)

Parking Calculations

Type	Proposed	Required
Residential (Small & Regular)	91	91
Parallel	2
Accessible	1	1
Total Parking Spaces (Excl. Visitor)	94 Spaces	92 Spaces
Visitor	9	n/a
Loading & Drop-off	1	n/a
Total (Including Drop-off)	104 Spaces
Small Car (30%) Below Grade	27
Small Car (30%) Above Grade	9

Parking Required Details:

65 One Bed Units x 1 Space/Unit
14 Two Bed Units x 1.5 Spaces/Unit
3 Three Bed Units x 2 Spaces/Unit

Bicycle Storage Summary

Type	Proposed	Required (Assumed 1 Per Unit)
Vertical Bicycle Spaces	31
Horizontal Bicycle Spaces	42
Cargo Bicycle Spaces	9
Total Class I Bicycle Spaces	82 Spaces	82 Spaces
Shared E-Bike Spaces	7	n/a
Class II Bicycle Spaces	6	6

Context Plan

Aerial contextual map fragment showing the site location

Page 185–202

Building Code Information

Applicable Building Code: Part 3 2018 BCBC
Type of Construction: Combustible
New Building Area: 1,285 SM
Firewalls: No
No. of Stories: 5
Streets Facing: 1

Construction Requirements

Major Occupancy Classification: Group C
Building Classification: 3.2.2.50
Construction Type: Combustible
Sprinklered: Yes
NFPA Standard: 13

Fire Resistance Rating of Building Components

FSR Floor: 1 HR
FRR Roof: 1 HR
FRR Between Suites: 1 HR
FRR Corridors: 1 HR

Additional Systems

Fire Alarm System: Yes
Emergency Power: Yes
Standpipe System: Yes
Mezzanine: N/A
Interconnected Floors: N/A
Occupant Load: 208
Accessible For Persons W/ Disabilities: Yes
Accessible Toilet Provided: No

Page 185–202

Project Team

Owner & Construction Manager: GT Mann Contracting Ltd.
Architectural: Urban West Architecture Inc.
Landscape: Forsyth Landscape Architecture
Civil: McElhanney
Arborists: Talbot McKenzie and Associates
Traffic: Watt Consulting Group
Surveyor: Wey Mayenburg Land Surveying Inc.

Page 185–202

Survey Plan

Survey plan of Lot 2, Plan 6032, and Lot A and B, Plan 34942, Section 3, Esquimalt District. PID 005-915-261, 000-312-231 & 000-312-274. Dated April 15th, 2021. Scale 1:250.

Page 185–202

Grade Calculation

Calculations based on site perimeter points:

Point 1: Finished Grade (F.G.) 14.7m, Existing Grade (E.G.) 14.1m
Point 2: F.G. 14.3m, E.G. 12.8m
Point 3: F.G. 14.7m, E.G. 13.1m
Point 4: F.G. 14.7m, E.G. 14.5m

Weighted Average Calculation:

Points 1-2: (14.1m + 12.8m) / 2 x 24.9m = 334.91m²
Points 2-3: (12.8m + 13.1m) / 2 x 69.5m = 900.03m²
Points 3-4: (13.1m + 14.5m) / 2 x 16.9m = 233.22m²
Points 4-1: (14.5m + 14.1m) / 2 x 55.3m = 790.79m²
Total: 2258.96m² / 166.6m = 13.6m

Page 185–202

Material Palette

Glass Railing:
Sample of glass railing system
Vinyl Window - Black:
Black vinyl window frame sample
Fibre Cement Board & Batten - White:
Sample of white fibre cement board and batten siding
Picket Guard Rail - White:
Sample of white metal picket guard rail
Landscape Pavilion with Green Roof:
Sample photo of a pavilion with a green roof
Wood Soffit:
Sample of wood soffit material
Fibre Cement Panel - White:
Sample of smooth white fibre cement panel
Brick Veneer - Tan:
Storefront Windows - Black:
Boardform Concrete Landscape Planters:

Page 185–202

Garbage Room Table

Bin Type	Number of Bins	Bin Dimensions (LxWxH)	Waste Service
6 YARD	1	1.83m x 1.68m x 1.52m	GARBAGE
3 YARD	1	1.83m x 1.07m x 1.22m	CARDBOARD
360 L	4	0.64m x 0.88m x 1.12m	MIXED CONTAINERS
360 L	3	0.64m x 0.88m x 1.12m	MIXED PAPER
240 L	4	0.62m x 0.73m x 1.06m	FOOD
240 L	1	0.62m x 0.73m x 1.06m	GLASS