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Council Meeting/Documents/ATTACHMENT 3 - PORTAGE PARK RESIDENCES | DP SET - COVER PROJECT INFO
Appendix

ATTACHMENT 3 - PORTAGE PARK RESIDENCES | DP SET - COVER PROJECT INFO

September 6, 2022Page 341 section

Cover sheet for the architectural drawing set, including site info, building code information, and a summary of requested variances.

1 CALL TO ORDER
2022-08-12Urban West Architecture92 parking spaces proposed

Portage Park Residences | DP Set

Aerial context map showing the project site relative to Island Highway, Portage Park, Town Hall, E&N Railway Trail, Thetis Cove, and Portage Inlet.
Aerial context map showing the project site relative to Island Highway, Portage Park, Town Hall, E&N Railway Trail, Thetis Cove, and Portage Inlet.

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

  • Zoning: CD-27

Floor Area Calculations

Floor Area Calculations Area (SM)
Underground Levels
Parking Level 1 (Excl. Parking, Incl. Storage, Bicycle, Utilities) 483
Gross Parking Area 3017
Above Ground Levels
Level 1 1,161
Level 2 1,198
Level 3 1,198
Level 4 1,198
Level 5 812
Total Above Ground Gross Floor Area 5567
Total Gross Floor Area (6049 MAX.) 6049
  • Total Gross Area: 9066
  • Efficiency: 86% (Above Ground GFA)
  • Saleable Area: 51709 SF (79% of Total GFA)

Unit Breakdown

Unit Type Quantity % Area (SF) Area (SM) Total (SF) Total (SM)
UNIT JR 1 - JR. 1 BEDROOM 20 24% 472 44 9,440 877
UNIT TYPE B1 - 1 BEDROOM 2 2% 393 37 786 73
UNIT TYPE B2 - 1 BEDROOM 1 1% 411 38 411 38
UNIT TYPE B3 - 1 BEDROOM 8 10% 548 51 4,384 407
UNIT TYPE B4 - 1 BEDROOM 4 5% 572 53 2,288 213
UNIT TYPE B5 - 1 BEDROOM 1 1% 599 56 599 56
UNIT TYPE C1 - 1 BEDROOM + FLEX 24 29% 572 53 13,728 1,275
UNIT TYPE C2 - 1 BEDROOM + FLEX 2 2% 634 59 1,268 118
UNIT TYPE C3 - 1 BEDROOM + FLEX 1 1% 710 66 710 66
UNIT TYPE D1 - 2 BEDROOM 2 2% 823 76 1,646 153
UNIT TYPE D2 - 2 BEDROOM 8 10% 893 83 7,144 664
UNIT TYPE D3 - 2 BEDROOM 1 1% 893 83 893 83
UNIT TYPE E1 - 2 BEDROOM + FLEX 4 5% 1,103 102 1,103 102
UNIT TYPE E1 - 2 BEDROOM + FLEX 4 5% 979 91 3,916 364
Total 82 51,709 4,804

Site Coverage

Item Proposed Permitted
Site Coverage 34% (1285 SM) 60%
Open Space Ratio 66% (2495 SM)
Impervious Surface Ratio 45% (1701 SM) 80%
Floor Space Ratio (FSR) 1.6 (6049 SM) 1.6
Height of Building (M) 17.8 (Roof) 18
3.0M Amenity Pavilion 4.5M

Setbacks + Projections

Setback Proposed (M) Permitted (M)
Front Lot Line 18.9 18
West Side Lot Line 8.4 8
East Side Lot Line (Park) 8.4 8
Rear Lot Line 8.6 7

Vehicle Parking Calculations

Type Proposed Required
Total Parking Required: 63 ONE BED UNITS X 1 SPACE/UNIT
16 TWO BED UNITS X 1.5 SPACES/UNIT
3 THREE BED UNITS X 2 SPACES/UNIT
93 TOTAL PARKING SPACES REQUIRED (EXCL. VISITOR)
Type Proposed Required
Residential (Small & Regular) 89 n/a
Visitor 9 1
Accessible 1 1
Total 92 SPACES 93 SPACES
Loading 1 n/a
Loading & Drop-Off 9 n/a
Total (Including Drop-off) 102 SPACES
Small Car (30%) Below Grade 27 27
Small Car (30%) Above Grade 3 3

Bicycle Storage Summary

Type Proposed Required (Assumed 1 Per Unit)
Vertical Bicycle Spaces 31
Horizontal Bicycle Spaces 42
Accessible Bicycle Spaces 9
Total Class I Bicycle Spaces 82 SPACES 82 SPACES
Shared E-Bike Spaces 7 n/a
Class II Bicycle Spaces 6 n/a

Step Code

Proposed Required
Step Code Step 2 Step 1

By-law Variances Requested

  • Variance #1 (4.8.9 Retaining Wall Heights): Variance of up to 1.8m for retaining walls on either side of access ramp down to parkade (Max 1.2m allowed, up to 3.0m proposed).
  • Variance #2 (3.7.2 Balcony Projections into Setback): Variance of up to 0.6m for how far balconies project into the side yard setback (Max 0.5m allowed, up to 1.1m proposed).
  • Variance #3 (3.7.2 Width of Balcony Projections into Setback): Variance of up to 7.2m for width of the balcony portions that project into the side yard setback (Max 2m allowed, up to 9.2m proposed).
  • Variance #4 (3.7.2 Amenity Pavilion Projections into Setback): Variance of 4.4m for how far pavilion projects into the side yard setback and 2.8m into front yard setback (Max 0.5m allowed, 4.9m and 3.3m proposed).
  • Variance #5 (5.5.3 Number of Small Car Parking Stalls): Variance of 6 small car stalls in visitor parking area (Visitor area: max 3 stalls allowed, 9 stalls proposed. Overall: max 30 stalls allowed, 36 stalls proposed).
  • Variance #6 (5.10 Number of Parking Stalls): Variance of 1 parking stall in parking garage (Min 93 stalls required, 92 stalls proposed).

Building Code Information

  • Applicable Building Code: Part 3 2018 BCBC
  • Type of Construction: New Building
  • New Building Area: 1,285 SM
  • Firewalls: No
  • No. of Stories: 5
  • Streets Facing: 1

Construction Requirements:

  • Major Occupancy Classification: Group C
  • Building Classification: 3.2.2.50
  • Construction Type: Combustible
  • Sprinklered: Yes
  • NFPA Standard: 13
  • NFPA Standard (Standpipe & Hose): 14

Fire Resistance Rating of Building Components:

  • FRR Floor: 1 HR
  • FRR Roof: 1 HR
  • FRR Between Suites: 1 HR
  • FRR Corridors: 1 HR
  • Fire Alarm System: Yes
  • Emergency Power: Yes
  • Standpipe System: Yes
  • Mezzanine: N/A
  • Interconnected Floors: N/A
  • Occupant Load: 208
  • Accessible for Persons w/ Disabilities: Yes
  • Accessible Toilet Provided: No

Project Team

  • Owner & Construction Manager: GT Mann Contracting Ltd., Contact: Graeme Mann
  • Architectural: Urban West Architecture Inc., Contact: Justin Bennett
  • Structural: Skyline Engineering, Contact: Wade Griffin
  • Mechanical: Avalon Mechanical, Contact: Jamie Clarke
  • Electrical: Triumph Electrical, Contact: Steve Cooke
  • Civil: McElhanney, Contact: Nathan Dunlop
  • Landscape: Forsite Landscape Architecture, Contact: Brad Forth
  • Arborist: Talbot McKenzie and Associates, Contact: Graham McKenzie
  • Surveyor: Wey Mayenburg Land Surveying Inc., Contact: Brent Mayenburg
  • Traffic: Watt Consulting Group, Contact: Tim Shah

Drawing List

Architectural

  • A000: Cover & Project Info
  • A008: Spatial Separation
  • A009: Survey Plan
  • A010: Context Plan
  • A011: Site Plan & Grade Calcs
  • A011a: Grading Plan
  • A012: Site Sections
  • A013: Aerial Rendering
  • A014: Street View - Southwest Facing
  • A015: Street View - East Facing
  • A016: View from Park
  • A017: Material Palette
  • A100: Level P1 Plan
  • A101: Level 1-4 Plans
  • A102: Level 5 & Roof Plans
  • A150: Unit Plans
  • A151: Unit Plans
  • A152: Unit Plans
  • A153: Unit Plans
  • A154: Unit Plans
  • A200: Building Elevations - Southeast & Southwest
  • A201: Building Elevations - Northwest & Northeast
  • A300: Building Sections
  • A600: Amenity Pavilion & Building Signage
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Extracted from: 2022 09 06 Council Agenda - Agenda - Pdf