Attachment 1: Christie Point Building Height Clarification

CHRISTIE POINT BUILDING HEIGHT CLARIFICATION

At the rezoning stage, per recent View Royal Comprehensive Development (CD) zones, a 4m 'storey height' maximum has been adopted for multi-unit residential buildings. This equates to 24m for a six-storey building.

Given the unique characteristics of Christie Point, an additional 2m in overall height is requested, allowing a maximum total building height of 26m. This is in order to accommodate the following:

1. Flood mitigation strategies of minimum flood construction level (FCL) and minimum concealed parking access ramp and opening heights per geotechnical engineering calculations
2. Tree retention strategies minimizing risk of root damage from deep excavation and rock blasting
3. Zoning bylaw building height calculation is from the lower of existing, or finished grade, even when a new, higher ground FCL is established, and lower portions of the building concealed by new grades and landscaping are not visible from the exterior.

Details of engineering systems with respect to structural, mechanical, and green building strategies are not resolved at the rezoning stage when the overall maximum height regulations are established. View Royal's Development Permit approval process allows the municipality to approve heights of buildings, along with specific parameters for materials, colours, massing, and other design features.

SCHEMATIC SECTION THROUGH TYPICAL BUILDING STRUCTURE

[Diagram: Schematic section of a multi-storey building showing floor levels, underground parking, and grade transitions. Annotations include:

• Sixth level typically has 10" to 12" taller ceilings, and peaked roof shapes are taller than flat roof shapes.
• Roof Peak at Angled Roof
• Roof Height per Bylaw Calculation
• Roof Height at Lower Flat Roof
• Building Height per Bylaw Calculation
• Floor Structure: Varies with construction type
• New Ground Floor Required by View Royal to Achieve Flood Mitigation (OCP Policy LU8.4 Christie Point)
• 'Grade' per View Royal Zoning Bylaw Calculation
• Reconstructed Landscape Grade
• Existing Earth]

RECENT VIEW ROYAL CD ZONES WITH 4m STOREY HEIGHTS

• CD-5 (GIBRALTAR BAY): Height maximum of 8m
• CD-8 (THETIS COVE WATERFRONT): The height of any one building storey shall not exceed 4m. A mixed-use building with a maximum height of 8 storeys shall not exceed 32m in height.
• CD-9 (LAKESIDE VILLAGE): The height of any one building storey must not exceed 4m. Residential buildings with a maximum building height of 6 storeys must not exceed 24.0m in height. Any floor having a floor area of less than 28m2 will not be considered to be a storey. Any floor 900mm or more below finished grade will not be considered to be a storey.
• CD-10 (BURNSIDE CORNER): The height of any one building storey shall not exceed 4m. Buildings with a maximum height of 4 storeys
• CD-12 (ERSKINE LANE): Height maximum 12m (3 Storeys)
• CD-20 (EAGLE CREEK VILLAGE): Height maximum 20m maximum

DETAIL A

[Diagram: Technical cross-section detail of the floor and ceiling assembly. Annotations include:

• Flooring System
• Structural System (varies)
• Mechanical (Ducting, Plumbing, Sprinklers, etc.), Electrical (Lighting, Wiring, etc.) Systems (varies)
• Ceiling System
• 8.5 to 9.5 foot (2.6 to 2.9m) interior ceiling height
• floor - to - floor (storey) height]

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Project Information Project: CHRISTIE POINT REDEVELOPMENT PLAN - REZONING Address: CRAIGOWAN ROAD, VIEW ROYAL, BC Date: Feb 27, 2017 Project No.: 1505 Sheet Title: REZONING BUILDING HEIGHT CLARIFICATION