Committee of the Whole/Documents/298 ISLAND HIGHWAY, VICTORIA, B.C. MIXED-USE - COMMERCIAL / RESIDENTIAL DEVELOPMENT (Architectural Drawings)

Appendix

298 ISLAND HIGHWAY, VICTORIA, B.C. MIXED-USE - COMMERCIAL / RESIDENTIAL DEVELOPMENT (Architectural Drawings)

September 15, 2020Pages 699–72916 sections

Comprehensive set of architectural plans, including site plans, floor layouts, elevations, sections, and 3D representations for a 6-story mixed-use building.

June 17, 2020298 Island HighwayAnkenman Marchand Architects54 residential units total6-story building102 total parking stalls

298 Island Highway, Victoria, B.C.

Mixed-Use - Commercial / Residential Development

Issued for Rezoning - June 17, 2020

Page 699–729

Cover Page & Drawing List

Project No: 1938 Project: 298 Island Highway, Victoria, B.C. Owner: Jeffrey Sengara

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: Glen Mitchell Land Surveying Inc., 1030 North Park Street, Victoria, BC V8T 1C6. Contact: Glen Mitchell
Landscape: Lombard North Group, 836 Cormorant Street, Victoria, BC V8W 1R1. Contact: James Partlow
Traffic: ADDOZ Engineering Inc., 4128 Fraser Street, Vancouver, BC V5V 4E8. Contact: Emad Ealsaidi

Perspective rendering of the proposed mixed-use building at 298 Island Highway

Drawing List

Sheet Number	Sheet Name
A001	COVER PAGE & DRAWING LIST
A002	STATISTICS
A030	CONTEXT
A040	STREETSCAPE
A041	STREETSCAPE
A050	BUILDING CODE DATA
A090	SHADOW STUDY
A100	SURVEY
A101	SITE PLAN
A105	PARKING LEVEL - P2 FLOOR PLAN
A107	PARKING LEVEL - P1 FLOOR PLAN
A110	GROUND FLOOR PLAN
A120	LEVEL 2 FLOOR PLAN
A130	LEVEL 3 FLOOR PLAN
A140	LEVEL 4 FLOOR PLAN
A150	LEVEL 5 FLOOR PLAN
A160	LEVEL 6 FLOOR PLAN
A170	ROOF PLAN
A200	ELEVATION - SOUTH
A210	ELEVATION - WEST
A220	ELEVATION - NORTH
A230	ELEVATION - EAST
A300	SECTION 1 - EAST & WEST - MAIN RAMP
A310	SECTION 2 - EAST & WEST - STAIR
A320	SECTION 3 - EAST & WEST
A330	SECTION 4 - NORTH & SOUTH - RAMP
A340	SECTION 5 - NORTH & SORTH
A600	3D REPRESENTATIONS
A610	3D REPRESENTATIONS
A810	AREAS - LEVEL 1
A820	AREAS - LEVEL 2

Submission and Revision History

Submission (2020-06-17): Issued for Rezoning
Revision 1 (2020-08-25): Revision per City comments

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Statistics

Legal Description: LOT 1, SECTION 8, ESQUIMALT DISTRICT, PLAN 35505. PID 000-348-554 Civic Address: 298 Island Highway, Victoria, BC Zoning: Current: C-1 (Community Commercial); Proposed: CD (Comprehensive Development - Mixed Use)

Development Data Summary

Site Area: 1,853.00 m² (19,945.53 SF)
Permitted FSR (Per C-1 = 0.8): 1,482.40 m² (15,956.42 SF)
Proposed Gross FSR (Proposed per CD = 3.0): 5,559.00 m² (59,836.58 SF)
Permitted Site Coverage (Per C-1 = 50%): 926.50 m²
Proposed Site Coverage (Proposed per CD = 75%): 1,391.00 m²
Height Permitted: 9 m
Height Proposed (per CD): 20.23 m (6 Storeys)

Setbacks

Description	Required per C-1	Proposed per CD
Front lot line	min. 7.5m	0m
Rear lot line	min. 7.5m	varies 3.12m to 3.95m
Side lot line	min. 6m	0m
Flanking lot line	min. 3m	varies 3.12m to 4.33m

FSR Calculation Table

Table detailing FSR calculations for Levels 1 through 6, including floor area, circulation, amenities, and net floor area

Parking Requirements (Per Table 5.2)

Residential:
- Studio or One Bedroom (1 stall per unit): 16 units x 1 stall = 16 stalls
- Two Bedroom (1.5 stalls per unit): 37 units x 1.5 stalls = 56 stalls
- Three Bedroom or more (2 stalls per unit): 1 unit x 2 stalls = 2 stalls
- Total residential stalls required: 74 stalls
Commercial (Retail store: 1 per 20m² of floor area): 559.3 m² / 20 m² = 28 stalls
TOTAL NUMBER OF STALLS REQUIRED: 102 stalls

Parking Proposed

Residential: 76 stalls (Total residential parking proposed)
Commercial: 28 stalls (Total commercial parking proposed)
TOTAL NUMBER OF STALLS PROPOSED: 104 stalls
- Standard stalls total: 40 (40% allowable)
- Small stalls total: 64 (60%)
- Seeking relaxation on Standard vs. Small stalls ratio.

Bicycle Parking (Per Table 5.4)

Residential:
- Class 1 (1 per dwelling unit): 54 units x 1 stall = 54 stalls (Class 1)
- 6-stack rack per entrance (Class 2): six space rack = 1 Rack (Class 2)
- Total Residential stalls proposed: 68 stalls (32 horizontal, 30 vertical, 6 Class 2)
Commercial:
- Class 1 (1 per 250m²): 654.49 m² / 250 m² = 2.6 stalls (2 stalls Class 1, 6 stalls Class 2)
- Total Commercial stalls proposed: 8 stalls
TOTAL NUMBER OF STALLS PROPOSED: 76 stalls

Unit Mix

Residential Units Breakdown

Unit Type	Count
1 BDR	12
1 BDR + D	4
2 BDR	20
2 BDR + D	17
3 BDR	1
Total Residential Units	54

Commercial Units Breakdown

Unit Type	Count
Commercial Units	1
Total Commercial Units	1

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Context

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Streetscape

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Building Code Data

Calculation of Sprinklered Bldg Exposing Bldg Face (BCBC 2018 Table 3.2.3.1.D)

East Elevation:

Limiting Distance: 3.31 m
Wall Area: 448.89 m²
Opening Area: 66.32 m²
Allowed %: 24.5%
Proposed %: 15%

North Elevation:

Limiting Distance: 6.3 m
Wall Area: 844.0 m²
Opening Area: 317.73 m²
Allowed %: 56.2%
Proposed %: 38%

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Shadow Study

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Survey

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Site Plan

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Parking Floor Plans

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Floor Plans (Levels 1-6)

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Roof Plan

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Elevations

Material Legend

FIBRE CEMENT PANEL SYSTEMS. COLOR: LIGHT GREY.
FIBRE CEMENT PANEL SYSTEMS. COLOR: DARK GREY.
FIBRE CEMENT PANEL SYSTEMS. COLOR: WHITE.
FIBRE CEMENT PANEL. COLOR: ASH, WOOD TEXTURE.
FIBER CEMENT PANEL. COLOR: MAHOGANY, WOOD TEXTURE.
FIBRE CEMENT PANEL SYSTEMS. COLOR: LIGHT BEIGE.
FABRIC AWNING. COLOUR: RED.
STOREFRONT GLASS & ALUMINIUM. COLOR: ALUMINUM.
METAL & AND GLASS GUARD RAIL. COLOR: ALUMINUM.
VINYL WINDOWS COLOR: CHARCOAL.
CAST-IN-PLACE CONCRETE.
ALUMINUM WINDOW. COLOR: CHARCOAL.
METAL SUNSHADE. COLOR: ALUMINUM.
WOOD & AND GLASS CANOPY.
METAL AND GLASS CURTAIN WALL. COLOR: ALUMINUM.
METAL AND GLASS CURTAIN WALL. COLOR: CHARCOAL.

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Building Sections

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3D Representations

3D perspective rendering from the street corner of Island Highway and Helmcken Road

3D perspective rendering of the building frontage along Island Highway

3D perspective rendering showing the building side and rear elevation

3D perspective rendering focusing on the upper floor balconies and roofline

Pedestrian level 3D rendering of the commercial street frontage and sidewalk

Pedestrian level 3D rendering of a CRU entrance and outdoor seating area

Pedestrian level 3D rendering showing the relationship between the building and the sidewalk

Pedestrian level 3D rendering of the main commercial corner and building signage

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Area Plans

Level 1 Areas

Unit #	Unit Type	Area (m²)	Area (SF)
-	RESIDENTIAL LOBBY	65.7 m²	707.18 SF
-	EXIT CORRIDOR	46.66 m²	502.29 SF
-	EXIT STAIR	14.64 m²	157.57 SF
1	COMMERCIAL	559.31 m²	6020.4 SF
TOTAL		686.32 m²	7387.44 SF

Level 2 Areas

Unit #	Unit Type	Area (m²)	Area (SF)
-	RES. CIRCULATION	111.36 m²	1,198.7 SF
201	2 BDR + D	103.29 m²	1,111.76 SF
202	2 BDR	90.44 m²	973.49 SF
203	2 BDR	90.44 m²	973.49 SF
204	2 BDR	91.75 m²	987.6 SF
205	2 BDR	74.34 m²	800.23 SF
206	2 BDR + D	100.99 m²	1,087.02 SF
207	2 BDR + D	98.36 m²	1,058.69 SF
208	2 BDR + D	92.91 m²	1,000.08 SF
209	2 BDR + D	88.14 m²	948.74 SF
210	2 BDR	85.62 m²	921.58 SF
211	2 BDR	80.8 m²	869.75 SF
212	1 BDR	54.45 m²	586.14 SF
TOTAL		1,162.89 m²	12,517.27 SF