Committee of the Whole/Documents/Technical Drawings and Attachments for 2 Watkiss Way

Appendix

Technical Drawings and Attachments for 2 Watkiss Way

September 13, 2016Pages 228–2614 sections

Comprehensive set of architectural drawings, floor plans, elevations, renderings, and site plans for the Phase 2 Eagle Creek Village development.

2 APPROVAL OF AGENDA

Total of 103 residential units planned across two buildingsBuilding height proposed at 18mIncludes 33 parking stalls in mainfloor parkade

Report to Committee of the Whole Development Permit 2015/15 – 2 Watkiss Way Meeting Date: September 13, 2016

REVIEWED BY: L. Chase, MCIP, RPP, Director of Development Services

Page 228–261

ATTACHMENTS:

Property Location Map
DP0.1 – Building Information – Omicron, July 20, 2016
DP1.0 – Site Plan – Omicron, July 20, 2016
DP1.1 – Building Section and Site Details – Omicron, July 20, 2016
DP2.0 – Parkade Plan – Omicron, July 20, 2016
DP2.1 – Main Floor Plan – Omicron, July 20, 2016
DP2.2 – Second & Third Floor Plan – Omicron, July 20, 2016
DP2.3 – Fourth Floor Plan – Omicron, July 20, 2016
DP2.4 – Roof Plan – Omicron, July 20, 2016
DP2.5 – Large Scale Unit Plans – Omicron, July 20, 2016
DP2.6 – Large Scale Units Plans – Omicron, July 20, 2016
DP2.7 – Large Scale Unit Plans – Omicron, July 20, 2016
DP3.1 – Exterior Elevations – Omicron, July 20, 2016
DP3.2 – Exterior Elevations – Omicron, July 20, 2016
DP4.1 – Rendering – Omicron, July 20, 2016
DP4.2 – Rendering – Omicron, July 20, 2016
DP4.3 – Rendering – Omicron, July 20, 2016
SK-02 – Grade and Building Height Calculation – Omicron, July 20, 2016
E1.0 – Lighting Site Plan, Legend and Details – AES, July 18, 2016
Onsite Servicing Plan – Westbrook Consulting, July 8, 2016
Access Road and South Property Line Sections – Westbrook Consulting, July 8, 2016
Fire Truck Turning Template – Westbrook Consulting, July 8, 2016
L1 – Landscape Concept – LADR Landscape Architects, July 19, 2016
L2 – Tree Removal Plan – LADR Landscape Architects, July 19, 2016
Arborists Report – Talbot & Mackenzie & Associates, December 15, 2015 (6 pages)
Entry Signage Rendering 1 – Omicron, July 21, 2016
Entry Signage Rendering 2 – Omicron, July 21, 2016
Luminaire Example – Omicron, July 21, 2016
Development Application Response Letter excerpt – Omicron, July 21, 2016 (5 pages)
Project Sustainability Checklist excerpt (1 page)

Attachment 1. Location Map

Location map showing Subject Property at 2 Watkiss Way, Eagle Creek Village, and Victoria General Hospital

DP0.1 Building Information

BYLAW / ZONING INFORMATION

Application	Town of View Royal, British Columbia	Location	Legal Parcel: Plan VIP54460 Lot A Sections 8 & 9 & 100, Lake & Esquimalt Districts, PID 024-544-245
Land Use Designation	CD-22 Comprehensive Development - Eagle Creek Village	Permitted Use	Residential Multi-Family

General Areas

Site Area: 9000 m2 (0.90 ha)
Phase A (South Building) Footprint: 1209 m2
Phase B (North Building) Footprint: 1832 m2
Road Area: 2247 m2
Sidewalk Area: 671 m2
Landscape Area: 3045 m2

Building Floor Areas

South Building: 5938.8 m2
North Building: [Proposed in future]
Total = 5938.8 m2

Floor Area Ratio

Max - 1.2 : 1
Proposed - 1.14 : 1
3881 + 6350 / 9000

Max Lot Coverage

Max 40%
Proposed 31.54%
1209 + 1832 / 9000

Building Height

Max - 23m
Proposed - 17.91m to top of parapet

Setbacks

Required: Front 3m, Rear 3m, Side 4.5m
Proposed: All Yards 4m

Suite Breakdown

Suite ID	% of Total	Area SQFT	Unit Type	1st Floor	2nd Floor	3rd Floor	4th Floor	Total
A	14%	1270	2 Bed	2	2	2		6
B	7%	835	1 Bed	1	1	1		3
Ci	20%	2595	2 Bed	3	3	3		9
C-1	2%	915	2 Bed				1	1
C-2	2%	1190	2 Bed				1	1
D1i	13%	1958	2 Bed	2	2	2		6
D1i-1	2%	1121	2 Bed				1	1
D3i	11%	1062	2 Bed	1	1	1	1	4
E2i	7%	1082	2 Bed		1	1	1	3
F	2%	522	1 Bed		1	1	1	3
F1	5%	477	1 Bed	1	1	1	1	4
G	9%	690	1 Bed	1	1	1	1	4
Total				11	11	11	10	43

Parking

Unit Type	South Building	North Building (Proposed)	Total	Required Parking South	Proposed Parking South	Required Parking North	Proposed Parking North	Total Proposed Parking	Bicycle Parking
1 Bed units	14	15	29	14 x 1 = 14	14	15 x 1 = 15	15	S. Building Parkade = 33	Required
2 Bed units	28	42	70	28 x 1.5 = 42	42	42 x 1.5 = 63	63	N. Building Parkade = 73	Class 1 - 100% = 103
3 Bed Units	1	3	4	1 x 2 = 2	2	3 x 2 = 6	6	Surface Parking = 36 (v)	Class 2 - 6 Space Rack x 2
Total	43	60	103	58	58	84	84	142	115

Key Plan showing Phase A South Building and future Phase B North Building

Vicinity Plan showing development location relative to Helmcken Road and Watkiss Way

DP1.0 Site Plan

KEYNOTE LEGEND

TRENCH DRAIN 2A. STACKED BOULDERS, FACETED SHOTCRETE WALL OR EXPOSED NATURAL ROCK, HIGHER THAN 1.2m 2B. ALLAN BLOCK RETAINING WALL, LOWER THAN 1.2m
ROOF OVERHANG / CANOPY ABOVE
FIRE HYDRANT - SEE CIVIL ENGINEERING DRAWINGS
MAN HOLE - SEE CIVIL ENGINEERING DRAWINGS
ROLL CURB
PAD-MOUNTED TRANSFORMER
ENTRY SIGN
TRELLIS / SHAW SERVICE POINT
CATCH BASIN - SEE CIVIL ENGINEERING DRAWINGS
BICYCLE RACKS (6 SPACES)
DIRECTIONAL SIGNAGE FOR PATHWAY TO PARK

Full Site Plan of South Building Phase A, showing building footprint (1209 SQ M), parking stalls, and future Phase B location

DP1.1 Building Sections & Site Details

1 SITE SECTION showing South Building elevation relative to Parkade and access road

2 SITE SECTION showing South Building profile with grades and landscaping

3 SITE SECTION detail of retaining wall and boulders

4 SITE SECTION detail of access road to North Building

5 ALLAN BLOCK RETAINING WALL TYP. SECTION drawing with dimensions

DP2.0 Parkade Plan

Main Floor / Parking Floor Plan. Total area 13,018 SQ. FT. [1209 M2

. Total parking stalls: 33]

DP2.1 Main Floor Plan

Unit Breakdown:

UNIT A (2 UNITS) 635X2 = 1,270 SQ.FT [118m2]
UNIT B (1 UNIT) 835 SQ.FT [78m2]
UNIT CI (3 UNITS) 865X3 = 2,595 SQ.FT [241m2]
UNIT D1I (2 UNITS) 979X2 = 1,958 SQ.FT [182m2]
UNIT D3I (1 UNIT) 1,062 SQ.FT [99m2]
UNIT F1 (1 UNIT) 477 SQ.FT [48m2]
UNIT G (1 UNIT) 690 SQ.FT [64m2]
TOTAL 11 UNITS = 8,887 SQ.FT [830m2]
CORRIDOR / ELEVATOR AREA 1,326 SQ.FT [123m2]
TOTAL MAIN FLOOR PLAN 10,214 SQ.FT [949m2]

Detailed architectural floor plan for the main level of the South Building

DP2.2 Second & Third Floor Plan

Architectural floor plan for the second and third levels, identical in layout with 11 units per floor

DP2.3 Fourth Floor Plan

Architectural floor plan for the fourth level, featuring 10 units. Total area 8,964 SQ.FT

DP2.4 Roof Plan

KEYNOTE LEGEND

MECHANICAL ROOF TOP UNIT
ELEVATOR OVERRUN
ROOF ACCESS HATCH
ROOF DRAIN
SCREENING FOR MECHANICAL ROOF TOP UNIT, METAL POST SUPPORTS W/ METAL FENCING, CLEAR FLAT GLASSING SEE SCREENING ELEVATION
SCUPPER ONTO SPLASH PAD
SBS WALKWAY MEMBRANE

Roof plan layout showing sloped roof areas, mechanical units, and screening

DP2.5 Large Scale Unit Plans

UNIT A - 635 SQ. FT. (59 SQ. M.) 2-bedroom unit layout

DP2.6 Large Scale Unit Plans

DP2.7 Large Scale Unit Plans

Page 228–261

UNIT E2I - 1082 SQ. FT. (101 SQ. M.) 2-bedroom unit layout

UNIT F - 522 SQ. FT. (49 SQ. M.) 1-bedroom unit layout

UNIT F1 - 477 SQ. FT. (44 SQ. M.) efficient 1-bedroom unit layout

UNIT G - 690 SQ. FT. (64 SQ. M.) 1-bedroom unit layout

DP3.1 Exterior Elevations

KEYNOTE LEGEND (Summary of materials):

CEMENTITIOUS BOARD & BATTEN SIDING. COLOUR: JAMES HARDIE MONTEREY TAUPE
CEMENTITIOUS LAP SIDING TYPE 2 - 150mm EXPOSURE, COLOUR: JAMES HARDIE WOODSTOCK BROWN
CULTURED STONE VENEER, COLOUR: CHARCOAL MIST LEDGESTONE
ENTRY CANOPY - EXPRESSED TIMBER STRUCTURE W/ WOOD GRAIN TEXTURE SOFFIT.
MANUFACTURED STONE LINTEL
OVERHEAD SECURITY GRILLE
WOOD OR REPLICA WOOD CLADDING
PVC FRAME WINDOW. FRAME COLOUR: WHITE
GLASS PATIO DOOR

1 SOUTH ELEVATION showing building facade and levels

3 TYP. ROOFTOP SCREENING ELEVATION drawing

DP3.2 Exterior Elevations

1 NORTH ELEVATION showing balconies and exterior finishes

DP4.1, DP4.2, DP4.3 Renderings

Rendering - VIEW FROM PHASE II ACCESS ROAD showing the building situated on the rocky site

Rendering - VIEW FROM PHASE I PARKING LOT

Rendering - VIEW FROM PHASE II PARKING LOT illustrating the modern exterior design and surrounding landscape

SK-02 Grade and Building Height Calculation

Point	Existing G	Proposed	Lower of Existing or Proposed
A	24.50	27.00	24.50
B	26.25	27.00	26.25
C	24.25	27.00	24.25
D	26.75	27.00	26.75
E	28.25	27.00	28.25
F	28.25	27.00	28.25
G	28.25	27.00	28.25
H	28.50	27.00	28.50
I	28.50	27.00	28.50
J	29.00	27.00	29.00
K	29.00	27.00	29.00
L	28.75	27.00	28.75
M	28.25	27.00	28.25
N	26.00	27.00	26.00

Calculation:

Max roof elevation: 44.37m
Building Height: 17.9141229m

E1.0 Lighting Site Plan, Legend and Details

SITE PLAN showing locations of pole luminaires and bollards

Onsite Servicing Plan

Access Road and South Property Line Sections

Fire Truck Turning Template

L1 Landscape Concept - Phase A

Recommended Nursery Stock (Summary):

Large Shrubs: Cornus sanguinea 'Midwinter Fire', Mahonia x media 'Charity'
Medium Shrubs: Berberis thunbergii f. atropurpurea 'Rose Glow', Buxus sempervirens, Cistus x hybridus, Mahonia aquifolium, Nandina domestica 'Gulf Stream', Rhododendron 'Cunningham's White', Rhododendron 'Purple Gem', Ribes x. 'King Edward VII', Symphoricarpos albus
Small Shrubs: Skimmia japonica 'Dwarf', Sarcococca hookeriana var. humilis, Gaultheria shallon, Lavandula angustifolia, Mahonia nervosa, Pachistima myrsinites, Hebe buxifolia 'Woody's Dwarf', Rhododendron x 'Purple Gem', Rhododendron 'Purple Gem'
Perennials: Anemone x hybrida, Calamagrostis x acutiflora 'Karl Foerster', Carex ochimensis 'Evergold', Geranium macrorrhizum, Helleborus orientalis, Polystichum munitum

L2 Tree Removal Plan

Arborists Report - Talbot Mackenzie & Associates

December 15, 2015

Re: Eagle Creek Village – Phase 2

Assignment: To visually examine the tree resource on the portion of property identified as Eagle Creek village Phase 2 in the plans provided and identify those trees that are suitable to be retained given the proposed impacts. Provide recommendations for mitigating any impacts the proposed construction activity may have on the trees deemed suitable to be retained.

Observations: The majority of the trees that were on the site had been removed by the time of our most recent site visit. The Park area along the North and West boundaries has been isolated by the construction activity by chain link barrier fencing. Given the proposed construction plans and proposed grade changes there was no opportunity for retaining any of the existing trees within the center of the Phase 2 site and retaining trees along the periphery will be challenging. Of the trees that remain, there are a group of Douglas fir trees numbered: 24 – 30 along the East eastern property line, a group of Douglas fir trees in the North corner and a group of Garry oak trees along the Western boundary that were not tagged.

Douglas firs numbers 24 and 25 are showing health stress symptoms and are located within the proposed parking area and will not be possible to retain. Douglas fir number 26 is showing decline symptoms, will be impacted by the proposed parking area and is not suitable to retain. Douglas fir trees numbered 27 and 28 are located along the property line and there is a cut of approximately 1 meter in depth proposed within 2 meters from the tree trunks. At the time of our site visit there was fill soils placed over a portion of their critical root zones but no indications that there had been any excavation in that area. We anticipate that the excavation for the proposed pathway will necessitate their removal. Douglas fir trees number 29 and 30 are shown as being within the proposed gravel pathway and will not be able to be retained in the current design.

Recommendations:

Barrier fencing: The areas, surrounding the trees to be retained, should be isolated from the construction activity by erecting protective barrier fencing. Where possible, the fencing should be erected at the perimeter of the critical root zones as defined in our Tree Resource Spreadsheet. The barrier fencing to be erected must be a minimum of 4 feet in height, of solid frame construction that is attached to wooden or metal posts. A solid board or rail must run between the posts at the top and the bottom of the fencing. This solid frame can then be covered with plywood, or flexible snow fencing (see attached diagram). The fencing must be erected prior to the start of any construction activity on site (i.e. site clearing, excavation, blasting, construction), and remain in place through completion of the project. Signs must be posted around the protection zone to declare it off limits to all construction related activity. The project arborist must be consulted before this fencing is removed or moved for any purpose. Solid hording material may also be required to protect the trunks of trees from mechanical injury if vehicles or machinery are permitted close to tree trunks and where blasting is required.

Page 228–261

Blasting and rock removal: We anticipate that blasting will be required adjacent to the trees that are to be retained. When areas of bedrock are encountered near trees to be retained, the blasting to level these rock areas should be sensitive to the root zones located at the edge of the rock. Care must be taken to assure that the area of blasting does not extend into the critical root zones beyond the building and road footprints. The use of small low-concussion charges, and multiple small charges designed to pre-shear the rock face, will reduce fracturing, ground vibration, and reduce the impact on the surrounding environment. Only explosives of low phytotoxicity, and techniques that minimize tree damage, are to be used. Provisions must be made to store blast rock, and other construction materials and debris, away from critical tree root zones.
Douglas fir along East property line (numbers 27 - 30): If any of the Douglas fir trees along this property line are going to be retained, any excavation within their critical root zones must be supervised by the project arborist. At that time it can be determined whether they can be retained or not. If structural roots must be severed or the project arborist feels that the impacts have destabilized the trees or impacted the trees to a point where they will not survive, it will be recommended that they be removed.