Public Hearing/Documents/Attachment 4 Development Concept Architectural Plans

Appendix

Attachment 4 Development Concept Architectural Plans

February 1, 2022Pages 22–3918 sections

Detailed architectural drawings including site plans, floor plans, and elevations for the proposed development.

1 CALL TO ORDER

December 3, 202182 units5 storeys

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

Floor Area Calculations

Underground Levels

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

Above Ground Levels

Level	Area (SM)
Level 1	1,161
Level 2	1,198
Level 3	1,198
Level 4	1,198
Level 5	1,114
Total Above Ground Floor Area	5,867

Total Gross Floor Area (6049 MAX.): 6,026 SM
Total Gross Parking Area: 2,974 SM
Total Gross Area: 9,000 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	1,275
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				51,701	4,803

*Area taken to centre line of corridor and party walls and to sheathing of exterior walls.

Site Statistics

Description	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	4	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

Required Spaces:
- 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
- Total Parking Spaces Required: 91
- Plus 1 Accessible Space
- Total Required: 92 Spaces (Excl. Visitor)
Proposed Spaces:

Type	Proposed	Required
Residential (Small & Regular)	91	91
Parallel	2
Accessible	1	1
Total	94 Spaces	92 Spaces
Visitor	9	n/a
Loading & Drop-off	1	n/a
Total (Including Drop-off)	104 Spaces

Small Car Parking (30%):
- Below Grade: 27
- Above Grade: 9

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 showing site location relative to Island Highway, Portage Park, Town Hall, and Portage Inlet

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
Fire Alarm System: Yes
Emergency Power: Yes
Standpipe System: Yes
Occupant Load: 208
Accessible for Persons w/ Disabilities: Yes
Accessible Toilet Provided: No

Fire Resistance Rating of Building Components

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

Construction Requirements

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

Project Team

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

Page 22–39

Survey Plan

Page 22–39

Context Plan

Page 22–39

Site Plan

Grade Calculation

Point	F.G.	E.G.
Point 1	14.7m	14.1m
Point 2	14.3m	12.8m
Point 3	14.7m	13.1m
Point 4	14.7m	14.5m

Average Grade: 13.6m

Page 22–39

Site Sections

Cross-sections showing building relationship to Four Mile House, Portage Park, and View Royal Avenue

Page 22–39

Aerial Rendering

Page 22–39

Street View - Southwest Facing

Street-level rendering from the southwest on Island Highway showing building facade and landscaping

Page 22–39

Street View - East Facing

Street-level rendering from the east on Island Highway looking past Four Mile House toward the building

Page 22–39

Material Palette

Central building rendering with callouts to specific building materials

Glass Railing
Vinyl Window - Black
Fibre Cement Board & Batten - White
Picket Guard Rail - White

Page 22–39

Level P1 Plan

Level P1 parking floor plan showing 104 total spaces, including 81 regular stalls, 1 accessible stall, 9 visitor stalls, 2 parallel stalls, and Class I bicycle storage

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 1.13m	Mixed Containers
360 L	3	0.64m x 0.88m x 1.13m	Mixed Paper
240 L	4	0.63m x 0.70m x 1.05m	Food
240 L	1	0.63m x 0.70m x 1.05m	Glass

Typical regular and small car parking stall dimensions

Page 22–39

Level 1-4 Plans

Level 1 floor plan with various unit layouts and outdoor patio spaces

Typical Level 2-4 floor plan showing unit distribution across the floors

Page 22–39

Level 5 & Roof Plans

Level 5 floor plan detailing upper-level unit configurations

Roof plan showing roof deck areas and mechanical configurations

Page 22–39

Unit Plans A3, B1, B2, B2a, B3

Type A3 - Jr. 1 Bedroom - Qty: 20 (24%):
Floor plan for Type A3, 472 sq. ft.
Type B1 - 1 Bedroom + Flex - Qty: 4 (5%):
Floor plan for Type B1, 572 sq. ft.
Type B2 - 1 Bedroom + Flex - Qty: 24 (29%):
Floor plan for Type B2, 572 sq. ft.
Type B2a - 1 Bedroom + Flex - Qty: 8 (10%):
Floor plan for Type B2a, 548 sq. ft.
Type B3 - 1 Bedroom - Qty: 1 (1%):
Floor plan for Type B3, 568 sq. ft.

Page 22–39

Unit Plans B4, C1, C2, C3

Type B4 - 1 Bedroom - Qty: 8 (10%):
Floor plan for Type B4, 617 sq. ft.
Type C2 - 2 Bedroom - Qty: 8 (10%):
Floor plan for Type C2, 893 sq. ft.
Type C1 - 2 Bedroom - Qty: 1 (1%):
Floor plan for Type C1, 816 sq. ft.
Type C3 - 2 Bedroom + Flex - Qty: 4 (5%):
Floor plan for Type C3, 979 sq. ft.

Page 22–39

Unit Plans C4, D1

Type C4 - 3 Bedroom - Qty: 3 (4%):
Floor plan for Type C4, 1131 sq. ft.
Type D1 - 2 Bedroom + Flex - Qty: 1 (1%):
Floor plan for Type D1, 1088 sq. ft.