INDEX OF DRAWINGS

ARCHITECTURAL

Project Information

• Project Title: PROPOSED RESIDENTIAL DEVELOPMENT
• Address: 242-244 ISLAND HIGHWAY, VICTORIA, BC
• Project Number: 17-504
• Date: 25 JUNE 2018

Issue / Revisions

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SITE CONTEXT PLAN

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EXISTING SITE PLAN

PROJECT INFORMATION

• DESCRIPTION: MULTIPLE UNIT RESIDENCE
• LEGAL ADDRESS: REMAINDER LOT 34 & 35, SECTION 3, ESQUIMALT DISTRICT, PLAN 3738 EXCEPT PARTS IN PLANS EPP8968 AND EPP9053
• CIVIC ADDRESS: 242-244 ISLAND HIGHWAY, VICTORIA, B.C.

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PROPOSED SITE PLAN / PROJECT DATA

ZONING DATA

• ZONING: RM-3 MIXED RESIDENTIAL

• SITE AREA: 1,860.5 m² [20,027 sq.ft.]

• AREA OF PROPOSED SIDEWALK PROJECTING INTO SITE AREA: 59.5 m² [640.75 sq.ft.] (HATCHED IN SITE PLAN)

• GREATEST HORIZONTAL AREA: 869.4 m² [9,358.3 sq.ft.]

• SITE COVERAGE PROPOSED: 46.7 %

• OPEN SITE SPACE: 27.4 %

• BUILDING AVERAGE GRADE: 36.70 m

• IMPERMEABLE SURFACE COVERAGE PROPOSED: 72.6 %

• MAXIMUM FLOOR AREA RATIO ALLOWED: 1.6 (1.5 + 0.1 WITH PROVISION OF 80% UNDERGROUND PARKING)

• MAXIMUM FLOOR AREA ALLOWED: 2,976.8 m² [32,042 sq.ft.]

  • CALCULATION: 1,860.5 m² x 1.6 = 2,976.8 m²

• FOURTH FLOOR AREA: 686.5 m² [7,389 sq.ft.]

• THIRD FLOOR AREA: 836.1 m² [9,000 sq.ft.]

• SECOND FLOOR AREA: 836.1 m² [9,000 sq.ft.]

• GROUND FLOOR AREA: 588.1 m² [6,331 sq.ft.]

• GROSS FLOOR AREA: 2,946.8 m² [31,720 sq.ft.] (EXCLUDING ALL DECKS & BALCONIES)

• FLOOR AREA RATIO PROPOSED: 1.58

  • CALCULATION: 2,946.8 m² / 1,860.5 m² = 1.58

• TOTAL UNITS: 37 (16 UNITS OF 2BD + 21 UNITS OF 1BD)

• NUMBER OF STOREYS: 4

SETBACKS

VARIANCES REQUIRED

• ** VARIANCE REQUIRED FOR FRONT STAIRWELL AND ENTRANCE LOBBY PROJECTING INTO FRONT SETBACK BY 3.22m [10'-6 1/2"]

• NOTE: VARIANCE REQUIRED FOR BALCONIES PROJECTING INTO REQUIRED SETBACKS. PROJECTIONS RANGE FROM 0.73m TO 1.89m.

• OPEN SPACE PROPOSED: 27.4% (NOT INCLUDING PARKING & RAMP)

• OPEN SPACE TO SITE AREA RATIO: 0.27

PARKING

• PARKING REQUIRED: 45 (80% TO BE UNDERGROUND : 36 SPACES)
  • CALCULATION: [16 (2BD UNITS) x 1.5] + [21 (1BD UNITS) x 1] = 45
• PARKING PROPOSED: 45 (9 SURFACE STALLS + 36 UNDERGROUND) (INCLUDING 1 HANDICAPPED)
• BICYCLE PARKING: 48 PLUS 6 @ ENTRY

AVERAGE GRADE CALCULATION

• BUILDING PERIMETER = 106.58 m
• AVERAGE GRADE = 3911.61 / 106.58 = 36.70

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PROPOSED SITE PLAN (LARGER SCALE)

Detailed layout of the Ground Floor showing:

• 9 Surface Stalls
• Unit 2-A: 1BD+DEN (602 S.F.)
• Unit 2: 2BD (745 S.F.)
• Unit 1: 1BD+DEN (784 S.F.)
• Unit 4-B: 1BD (536 S.F.)
• Unit 1-A: 2BD (841 S.F.)
• Ground Floor Area: 588.1 m² (6,331 S.F.)

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UNDERGROUND PARKING FLOOR PLAN

Layout showing:

• 36 Underground Stalls (Stall 12 is handicapped)
• Bike Storage (48 Racks)
• Storage lockers (37 units)
• Workshop, Mech. Room, Elec. Room
• Ramp Down at 15% slope

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ELEVATIONS

EXTERIOR FINISHES & NOTES

• F1: HARDI PANEL "SOOTHA BLUE"
• F1a: HARDI PANEL "ARCTIC WHITE"
• F2: HORIZONTAL T&G CEDAR SIDING
• F3: PRE-FINISHED METAL FLASHING - BLACK FOR THE TOP PARAPET ALL AROUND
• F4: AL-13 COMPOSITE METAL PANELS "WHITE"
• F5: PREFINISHED ALUMINUM GUARDRAILS w/ GLAZING
• F6: ALUMINUM PICKET FENCE - 4' HIGH
• F7: PRE-FINISHED METAL FLASHING - WHITE FOR THE AL13 PANEL SIDING FOR THE ARCTIC WHITE HARDI PANEL SIDING
• F8: THROUGH-WALL METAL FLASHING - WHITE THROUGH ARCTIC WHITE HARDI PANEL SIDING
• F9: THROUGH-WALL METAL FLASHING - BLACK THROUGH CEDAR SIDING, THROUGH SOOTHA BLUE HARDI PANEL SIDING. TRANSITION BETWEEN F1 & F2.
• F10: THROUGH-WALL BASE METAL FLASHING - BLACK

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STREETSCAPES

Building profiles shown in context of neighboring properties along Old Island Highway (South Streetscape) and the existing lane (West Streetscape).

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3D MASSING MODEL PERSPECTIVES

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SECTIONS

Longitudinal Section showing building heights:

• T.O. PARAPET: 13.00 m (42'-8")
• U.S. FORTH FLOOR CEILING: 11.89 m (39'-0")
• T.O. FORTH FLOOR: 9.14 m (30'-0")
• T.O. THIRD FLOOR: 6.10 m (20'-0")
• T.O. SECOND FLOOR: 3.05 m (10'-0")
• T.O. MAIN FLOOR: 0 m (0'-0") / 36.70 m GEODETIC
• T.O. BASEMENT FLOOR: -3.30 m (-10'-10")
• T.O. BASEMENT FLOOR: -6.09 m (-20'-0")