Appendix
309 VIEW ROYAL AVE STORMWATER MANAGEMENT
Technical stormwater management plan and site drawing prepared by Islander Engineering for the subject property.
Islander Engineering project 3046February 11, 2026
309 VIEW ROYAL AVE STORMWATER MANAGEMENT
GENERAL
- ALL MATERIALS AND METHODS SHALL BE IN ACCORDANCE WITH THE TOWN OF VIEW ROYAL (TOWN) SUBDIVISION, SPECIFICATIONS AND THE PLATINUM EDITION OF THE MASTER MUNICIPAL CONSTRUCTION DOCUMENTS (MMCD). IN THE EVENT OF A DISCREPANCY BETWEEN TOWN SPECIFICATIONS AND THE MMCD, THE TOWN SPECIFICATIONS SHALL GOVERN.
- SEWER, DRAIN, AND ROADS CONSTRUCTED WITHIN PRIVATE PROPERTY SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE BC PLUMBING CODE AND BC BUILDING CODE.
- A PRE-CONSTRUCTION MEETING SHALL BE HELD A MINIMUM OF 48 HOURS PRIOR TO CONSTRUCTION AND SHALL INCLUDE, AT A MINIMUM, THE CONTRACTOR, THE CONSULTING ENGINEER (OR THEIR APPOINTED REPRESENTATIVE), AND UTILITY REPRESENTATIVES.
- ALL DESIGN CHANGES MUST BE APPROVED BY THE CONSULTING ENGINEER AND THE TOWN.
- THE CONTRACTOR SHALL OBTAIN THE TOWN'S PERMIT TO WORK WITHIN ROAD ALLOWANCE A MINIMUM OF FIVE WORKING DAYS PRIOR TO START OF CONSTRUCTION. THE CONTRACTOR SHALL SUBMIT EMERGENCY CONTACT NUMBERS TO THE TOWN'S REPRESENTATIVE AS PART OF THE PERMIT APPLICATION.
- CONNECTION OR ALTERATION OF EXISTING TOWN-OWNED UTILITIES SHALL BE DONE UNDER THE SUPERVISION OF THE CONSULTING ENGINEER AND TOWN'S REPRESENTATIVE, UNLESS OTHERWISE AUTHORIZED BY THE TOWN'S REPRESENTATIVE.
- THE CONTRACTOR SHALL NOT COMMENCE ANY BACKFILL OPERATIONS UNTIL WORKS HAVE BEEN INSPECTED BY THE CONSULTING ENGINEER AND TOWN'S REPRESENTATIVE.
- THE CONTRACTOR SHALL PREPARE AND SUBMIT THE FOLLOWING PLANS TO THE TOWN'S REPRESENTATIVE FOR REVIEW AND ACCEPTANCE AT LEAST 7 DAYS PRIOR TO CONSTRUCTION COMMENCEMENT: A. TRAFFIC CONTROL PLAN B. EROSION AND SEDIMENT CONTROL PLAN FOR CONSTRUCTION C. CONSTRUCTION SCHEDULE
- THE CONTRACTOR SHALL CONTACT BC ONE CALL A MINIMUM OF THREE (3) WORKING DAYS PRIOR TO START OF CONSTRUCTION.
- ALL EXISTING BURIED/UNDERGROUND UTILITIES ARE NOT NECESSARILY SHOWN. EXISTING UNDERGROUND UTILITIES ARE NOT LOCATED AND ALL UTILITY COMPANIES CONTACTED, PRIOR TO INSTALLING ANY NEW UNDERGROUND SERVICES.
- WRITTEN NOTIFICATION SHALL BE DELIVERED BY THE CONTRACTOR TO ALL RESIDENTS AT LEAST FIVE WORKING DAYS PRIOR TO STARTING THE PROJECT. THE CONTRACTOR SHALL ALSO INDIVIDUALLY NOTIFY EACH RESIDENCE OR BUSINESS WHICH WILL BE AFFECTED BY THE NEXT DAYS WORK.
- AS-CONSTRUCTED RECORD DRAWINGS AND THE ENGINEERING SPECIFICATIONS, INCLUDING THE MMCD, SHALL BE MAINTAINED BY THE CONTRACTOR AT THE CONSTRUCTION SITE AT ALL TIMES DURING THE INSTALLATION OF THE WORKS.
- ALL WORKS SHALL CONFORM TO ALL APPLICABLE REGULATIONS OF WORKSAFE BC.
- TRAFFIC CONTROL SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR AND SHALL COMPLY THE CURRENT BC TRAFFIC CONTROL MANUAL FOR WORK ON ROADWAYS AS ISSUED BY THE MINISTRY OF TRANSPORTATION AND INFRASTRUCTURE (MOTI). SAFE VEHICULAR AND PEDESTRIAN ACCESS SHALL BE MAINTAINED AT ALL TIMES.
- EXISTING TREES SHALL BE PROTECTED, WITH PROTECTIVE FENCING AS PER TOWN OF VIEW ROYAL STD. DRAWING VR-L1, EXCEPT THOSE APPROVED FOR REMOVAL. THE PROPERTY OWNER/CONTRACTOR SHALL RETAIN A PROFESSIONAL ARBORIST WHO SHALL BE RESPONSIBLE FOR SUPERVISING CONSTRUCTION ACTIVITY WITHIN THE CRITICAL ROOT ZONES OF PROTECTED TREES.
- EXISTING INVASIVE PLANTS AND ANY ROOTS OF SUCH PLANTS, INCLUDING THEIR ROOT SYSTEMS, SHALL BE THOROUGHLY EXCAVATED AND DISPOSED OF AS PER CRD REGULATIONS PRIOR TO CONSTRUCTION OF INFRASTRUCTURE.
- THE CONTRACTOR SHALL BE HELD RESPONSIBLE FOR ANY DAMAGE CAUSED TO EXISTING INFRASTRUCTURE OR ROAD MARKS, INCLUDING WEAR AND TEAR BY CONSTRUCTION EQUIPMENT AND/OR TRUCKS HAULING MATERIALS TO THE SITE. THIS SHALL INCLUDE DAILY CLEANING OR SWEEPING ALL EXISTING ROADS OR DIRT AND DEBRIS CAUSED BY THE PROJECT. ROAD REPAIR/CLEANING MAY BE REQUIRED AT THE DISCRETION OF THE TOWN'S REPRESENTATIVE.
- ATTEMPTS SHALL BE MADE TO KEEP PRIVATE PROPERTY ADDRESS MARKERS OR POSTS AND MAILBOXES VISIBLE DURING CONSTRUCTION.
- THE CONTRACTOR SHALL ENSURE ALL OPEN TRENCHES IN THE TRAVELED LANES ARE SAFELY BRIDGED, WITH SMOOTH TRANSITIONS AND SURFACE PLATING. ADEQUATE WARNING AND ILLUMINATION DEVICES SHALL BE IN PLACE AND APPLICABLE AT ALL TIMES.
- LEGAL SURVEY MONUMENTS OR PINS DESTROYED OR DAMAGED DURING CONSTRUCTION, SHALL BE REPLACED BY A BC LAND SURVEYOR, AT THE CONTRACTOR'S EXPENSE.
- ALL PROPOSED AND EXISTING APPURTENANCES SHALL BE ADJUSTED MEET FINAL DESIGN UPGRADES.
- ALL DISTURBED AREAS WITHIN PRIVATE OR PUBLIC PROPERTY SHALL BE RESTORED TO THEIR ORIGINAL CONDITION OR BETTER, ALL SURPLUS OR WASTE MATERIAL SHALL BE REMOVED FROM THE SITE AND DISPOSED OF PROPERLY IN ACCORDANCE WITH ALL APPLICABLE GUIDELINES AND REGULATIONS.
- SIGNED AND SEALED REPORTS AND PHOTOS SHALL BE SUBMITTED WEEKLY TO TOWN'S REPRESENTATIVE.
SANITARY SEWER
- THE CONTRACTOR SHALL COMPLETE AND SUBMIT THE TOWN'S APPLICATION FOR SANITARY SEWER CONNECTION DOCUMENT FOR ALL REQUIRED SANITARY SEWER CONNECTIONS WITHIN THE TOWN'S RIGHT-OF-WAY.
- THE CONTRACTOR SHALL CONFIRM THE LOCATION AND INVERTS OF EXISTING SANITARY SEWER CONNECTIONS PRIOR TO CONSTRUCTION.
CRD WATER SERVICES STANDARD NOTES
- ALL WATERWORKS CONSTRUCTION AND MATERIALS SHALL BE IN ACCORDANCE WITH CRD WATER SERVICES ENGINEERING SPECIFICATION AND STANDARD DRAWINGS.
- MAINTAIN A MINIMUM 3.0m HORIZONTAL CLEARANCE SEPARATION AND 450mm VERTICAL CLEARANCE SEPARATION BETWEEN WATER SERVICES AND SEWER SERVICES, SANITARY OR STORM/DRAIN. IN SPECIAL CIRCUMSTANCES, WHERE A SANITARY SEWER OR A STORM DRAIN SERVICE IS LOWER THAN A WATER SERVICE BY MORE THAN 450mm IN ELEVATION, THE HORIZONTAL CLEARANCE MAY BE REDUCED TO 1.0 METERS EXCEPT WHERE NOTED AND APPROVED BY CRD WATER SERVICES FOR ANY REQUIRED REDUCTION IN THE SEPARATION.
- MAINTAIN A MINIMUM of 1.0m HORIZONTAL CENTER TO CENTER AND 150mm CLEAR VERTICAL SEPARATION BETWEEN WATER SERVICES AND ELECTRICAL, GAS AND TELEPHONE SERVICES EXCEPT WHERE NOTED AND APPROVED BY CRD WATER SERVICES.
- WHERE PRACTICAL, PRACTICAL SERVICES LINES AND METER BOXES SHALL BE INSTALLED TO FINISHED GRADE, OUTSIDE OF DRIVEWAYS OR PAVED AREAS.
EROSION AND SEDIMENT
- LIMIT CLEARING ACTIVITIES TO AREAS SCHEDULED FOR IMMEDIATE CONSTRUCTION. AREAS CLEARED AND NOT SCHEDULED FOR CONSTRUCTION TO BE PROTECTED FROM WIND AND RAIN BY IMPLANTATION OF EROSION AND SEDIMENT CONTROL MEASURES SUCH AS STRAW BALE COVERING OR ALTERNATIVE.
- RETAIN EXISTING GROUND COVER AND VEGETATION WHERE FEASIBLE.
- RESTRICT VEHICLE AND MACHINE ACCESS TO AREAS NECESSARY TO CONSTRUCT THE WORKS.
- REFER TO TOWN OF VIEW ROYAL BYLAW NO. 902, SCHEDULE "F" FOR SPILL PREVENTION AND RESPONSE.
POST DEVELOPMENT - Site Runoff Analysis
Table 1 - Site and Storm data
| Input | Pre-development | Post-development | unit |
|---|---|---|---|
| Pre-dev Area | 921.0 | m² | |
| C Pre-development = | 0.35 | runoff coefficient | |
| Post-dev Imperv. Area = | 371.0 | m² | |
| Pervious Area = | 550.00 | m² | |
| C Post Development = | 0.59 | runoff coefficient | |
| Site Area | 921.0 | m² | |
| Site Area | 0.0921 | ha | |
| Intensity, I | see below | mm/hr | |
| N = | 0.00278 | unit conversion | |
| IDF Curve | Bylaw No. 985 | ||
| Peak Flow Qout (Predev) | 0.0021 | m3/s [15 min, Tc] |
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Table 2 - Storage Required
| Rainfall Duration Tr (min) | Rainfall Intensity mm/hr | Peak Flow Qpost m³/s | Cumulative Runoff Volume m³ | Peak Flow Qout m³/s | Inflow Runoff Volume (m³) | Cumulative Storage Volume (m³) |
|---|---|---|---|---|---|---|
| 5 | 36.3 | 0.0055 | 1.6 | 0.0021 | 1.0 | 1.0 |
| 10 | 30.8 | 0.0047 | 2.8 | 0.0021 | 1.6 | 1.6 |
| 15 | 23.1 | 0.0035 | 3.2 | 0.0021 | 1.3 | 2.0 |
| 30 | 18.7 | 0.0028 | 5.1 | 0.0021 | 1.3 | 2.7 |
| 45 | 16.5 | 0.0025 | 6.8 | 0.0021 | 0.8 | 3.1 |
| 60 | 14.3 | 0.0022 | 7.8 | 0.0021 | 0.1 | 3.1 |
| 90 | 11 | 0.0017 | 9.0 | 0.0021 | -1.1 | 2.4 |
| 120 | 9.35 | 0.0014 | 10.2 | 0.0021 | -2.4 | 0.8 |
| 360 | 6.6 | 0.0010 | 21.6 | 0.0021 | -24.3 | -14.6 |
| 1440 | 3.3 | 0.0005 | 43.1 | 0.0021 | -139.7 | -116.4 |
Required Storage (m³): 3.1 * Note: 10% Climate change factor considered.
Table 3 - Orifice Sizing (Q=AC*√(2gh))
| Max Controlled Release Rate m³/s | Area Required m² | Max. Orifice Diameter mm | Orifice Provided mm | Area Provided m² | Actual Release Rate m³/s |
|---|---|---|---|---|---|
| 0.00207 | 0.00132 | 41 | 38 | 0.0011 | 0.00178 |
Note: h = 0.35m, C = 0.6
Table 4 - Pit Sizing
| Active Storage Level m | Width m | Length m | Rock Vol. m³ | Storage Vol.* m³ |
|---|---|---|---|---|
| 0.35 | 1.2 | 18.5 | 7.77 | 3.10 |
*Assumes 40% voids in clear crushed granular material in rock pit
[Diagram: Site Plan]
Detailed site plan for 309 View Royal Ave showing:
- Proposed house with garage with suite above (roof area = 126m², new garage slab = 14.37m)
- Existing house (garage slab = 16.38m, carport slab = 13.97m, roof area = 140m²)
- Driveway (proposed asphalt)
- Tree survey (Trees to be retained, removed, replacement trees, and transplant trees)
- Arborist supervision notes
- Utility connections (Sanitary, Storm, Water, Gas, Hydro)
- Proposed Detention Rock Pit
REPLACEMENT TREES
- RT1- SUN VALLEY RED MAPLE
- RT2- SUN VALLEY RED MAPLE
- RT3- GARRY OAK TRANSPLANTED
- NT2- NON-PROTECTED COUNTED AS REPLACEMENT
SERVICING NOTES:
- PROPOSED 4.0m WIDE DRIVEWAY: 50mm ASHPHALT WITH 250mm SUBBASE (75mm MINUS CRUSHED GRAVEL) & 100mm OF BASE (19mm MINUS CRUSHED GRAVEL). SUB-BASE AND BASE MATERIAL TO BE COMPACTED TO 95% MODIFIED PROCTOR DENSITY, OR AS APPROVED BY PROJECT GEOTECH.
- NEW INSPECTION CHAMBER TO BE INSTALLED BY VIEW ROYAL CREWS AT DEVELOPER'S EXPENSE. SEWER LATERAL HAS BEEN INSPECTED (ABS TO PVC) AND IS IN SUITABLE CONDITION FOR REUSE.
- PROPOSED ON-SITE STORMWATER DETENTION AREA.
- EXISTING WATER SERVICE TO BE CAPPED BY CRD AT DEVELOPER'S EXPENSE.
- PROPOSED 25mm WATER SERVICE c/w METER & METER BOX TO BE INSTALLED BY CRD AT DEVELOPER'S EXPENSE.
- PROPOSED CULVERT @ ENTRANCE, AS PER MMCD PLATINUM, DWG G15. THE CULVERT CAN BE CMP, DUCTILE IRON OR REINFORCED CONCRETE WITH MINIMUM COVER AS PER MANUFACTURE'S SPECIFICATIONS TO ENSURE H20 LOAD RATING.
- EXISTING UTILITY POLE.
DETENTION ROCK PIT DETAIL
[Diagram: Cross-section detail of detention rock pit]
- INLET FROM ROOF LEADERS
- "INSERTATEE" CONNECTION c/w RUBBER SLEEVE (ASTM F477), STAINLESS STEEL BAND AND SCREW (301 SS), AND GASKETED PVC HUB (ASTM F477) OR APPROVE EQUIVALENT (TYP.)
- IMPERMEABLE PVC LINER
- 600mm MIN 15.0m-PVC OR APPROVED EQUIVALENT
- 150mm OUTLET PIPE TO EXTING DRAIN PIPE
- 38mm∅ ORIFICE AS REQUIRED (MIN. 4)
- PROVIDE BRICK FOR SUPPORT AS REQUIRED (MIN. 4)
- ROCK PIT TO BE FILLED WITH 12.5 - 75mm DIAMETER CLEAN GRANULAR MATERIAL OR APPROVED EQUIVALENT
- EXACT LOCATION AND ELEVATION OF ROCK PIT TO BE DETERMINED IN THE FIELD BY CA/ENGINEER
- PERIMETER DRAIN TO BYPASS ROCK PIT.
- 100∅ PERF. PVC PIPE
TABLE - ROCKPIT SUMMARY
| LOCATION | ELEVATION (m) |
|---|---|
| BOTTOM | 13.40 |
| INLET | 13.75 |
| OVERFLOW | 14.10 |
| DIMENSIONS | |
| WIDTH (m) | 1.50 |
| LENGTH (m) | 15.00 |
| DEPTH (m) | 0.35 |
| ROCK PIT VOL. | 7.88m³ |
| WATER STORAGE VOL. | 3.15m³ |
| REQ. STORAGE VOL. (BYLAW) | 3.10m³ |
GENERAL LOCATION PLAN
[Map: Context map showing 309 View Royal Ave relative to Helmcken Rd and View Royal Ave]
- CIVIC ADDRESS: 309 VIEW ROYAL
- LEGAL DESCRIPTION: LOT 1 PLAN VIP77492 SECTION 6 ESQUIMALT
LEGEND
- Proposed House: [Patterned rectangle]
- Existing House: [Shaded rectangle]
- Proposed Asphalt: [Grey shaded area]
- On-Site Stormwater Management Area: [Dotted outline area]
- Existing tree and critical root zone (Orange dashed circle): [Green tree icon]
- Existing tree to be removed: [Grey tree icon with X]
- Existing Municipal Infrastructure (Drain, Sanitary, Water): [Solid lines with labels D, S, W]
- Existing External U/G Utilities (Gas, Hydro, Telephone): [Solid lines with labels G, H, T]
- Property Line: [Heavy solid line]
- Street Lighting: [Symbol]
- Pedestrian Signal: [Symbol]
- Traffic Signal: [Symbol]
- Ditch: [Line with arrows]
- Manhole: [Circle]
- Catch Basin: [Square]
- Valve: [Bowtie symbol]
- Hydrant: [Circle with radiating lines]
- Reducer: [Symbol]
- Water Meter: [Square with W]
PROJECT: 3046 309 View Royal Ave
ISSUED FOR BUILDING PERMIT FEBRUARY 11, 2026
ISLANDER ENGINEERING 623 Discovery Street Victoria, B.C. V8T 5G4 Phone 250.590.1200 www.islanderengineering.com
TOWN OF VIEW ROYAL 309 VIEW ROYAL AVE STORMWATER MANAGEMENT Design: MM Drawn: MM Scale: 1:200 Horizontal, 1:50 Vertical Date: 2024-01-30 Checked: JB DRAWING # C01 SHEET 1 OF 1
REVISIONS
| NO. | REVISION 1 | REVISION 2 |
|---|---|---|
| Approved: | ||
| Date: |
REVISIONS APPROVED
| NO. | REVISION 1 | REVISION 2 |
|---|---|---|
| Approved: | ||
| Date: |
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(2)Extracted from: 2026 04 21 Council Meeting - Agenda - Pdf(124 pages total)