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Council Meeting/Documents/The Pebbles Mixed Residential Development - Townhomes (Architectural Plan Set)
Appendix

The Pebbles Mixed Residential Development - Townhomes (Architectural Plan Set)

May 6, 2025Pages 36–4714 sections

A comprehensive set of architectural plans including context plans, statistics, shadow studies, surveys, site plans, and floor levels for the townhouse development.

8.1 a) Development Permit with Variances Application No. 2024-03 - 294, 296 Eltham Road and 242 Helmcken Road Reconsideration by Mayor as per Section 131, Community Charter
Project 213020 units total42 parking proposed stallsTotal proposed FSR: 0.89July 11, 2024

The Pebbles

Page 36–47

294, 296 ELTHAM ROAD & 242 HELMCKEN ROAD, VICTORIA, BC.

MIXED RESIDENTIAL DEVELOPMENT - TOWNHOMES

Issued for Development Permit - July 11, 2024

Architectural rendering of the townhome development from the street
Architectural rendering of the townhome development from the street

Project Team

  • Client: Royale Development corp., 1151 West 32nd Avenue, Vancouver, BC, V6H 2H8. Contact: Jeffrey Sengara
  • Architect: Ankenman Marchand Architects, 1645 West 5th Avenue, Vancouver, BC V6J 1N5. Contact: Timothy Ankenman
  • Surveyor: V.I. Powell & Associates BC Land Surveying, 250-2950 Douglas St., Victoria, BC V8T 4N4. Contact: April Larocque
  • Landscape: Lombard North Group, 836 Cormorant Street, Victoria BC, V8W 1R1. Contact: James Partlow
  • Civil: J.E. Anderson & Associates, 4212 Glanford Avenue, Victoria, BC, V8Z 4B7. Contact: Ross Tuck
  • Arborist: GYE + Associates Consultants, 179 - 2945 Jacklin Road, Victoria, BC, V9B 6J9. Contact: Jeremy Gye
  • Transportation: ADDOZ ENGINEERING INC., 4128 Fraser St., Vancouver, BC, V5V 4E8. Contact: Emad Alsaidi

Drawing List

Sheet Number Sheet Name
A001 COVER PAGE & DRAWING LIST
A002 STATISTICS
A030 CONTEXT - PLAN
A032 CONTEXT - PHOTOS
A035 STREETSCAPE
A090 SHADOW STUDY
A095 SURVEY
A100 SITE PLAN
A110 GROUND FLOOR PLAN
A120 LEVEL 2 FLOOR PLAN
A130 LEVEL 3 FLOOR PLAN
A140 ROOF LEVEL PLAN
A150 FIREFIGHTER ACCESS PLAN
A200 ELEVATIONS - SOUTH & NORTH
A210 ELEVATIONS - EAST & WEST
A225 ELEVATIONS - INTERNAL COURT NORTH & SOUTH
A300 SITE SECTIONS
A310 SECTIONS
A320 SECTIONS
A600 3D REPRESENTATIONS
A900 AREA PLANS
Grand total: 21

Submission History

Date (YYYY-MM-DD) Description
2022-06-06 Issued for Rezoning
2023-09-14 Issued for Rezoning
2023-12-06 Issued for Rezoning
2024-01-05 ReIssued for Rezoning
2024-07-11 Issued for Development Permit
Page 36–47

STATISTICS

Legal Description: Lot 1, Section 8, Esquimalt District, Plan 12695, Lot 2, Section 8, Esquimalt District, Plan 12695 & Lot 3, Section 8, Esquimalt District, Plan 12695

Civic Address: 294 & 296 Eltham Road (Lot 1 & 2) & 242 Helmcken Road (Lot 3), Victoria, BC

Zoning: Current: C-1 Proposed: RM-2

Development Data Summary:

  • Site Area: 2,467.61 m² (26,614.09 SF)
  • Permitted FSR: Per RM-2 = 1.1 (with 100% green roofs) 2,719.78 m² (33,267.59 SF)
  • Proposed Net FSR: Proposed per CD = 0.89
  • Gross Sellable FSR: 1.42
  • Permitted Lot Coverage: Per RM-2: 60%
  • Proposed Lot Coverage: Proposed = (1,064.21 m² / 2,467.61 m²) = 43%

Height:

  • Permitted Height: RM-2: 12m
  • Proposed Height: Mixed Residential (RM2): 12m for Townhouses = up to 3 storeys
  • Avg. Building height:
    • Building 1: (11.17m) < 12m
    • Building 2: (11.27m) < 12m
    • Building 3: (11.78m) < 12m
    • Building 4: (11.57m) < 12m
    • Building 5: (11.10m) < 12m

Setbacks:

  • Permitted per RM-2:
    • Front lot line: 7.50 m
    • Rear lot line: 7.50 m
    • Side lot line: 4.50 m
    • Flanking lot line: 6.00 m
  • Proposed:
    • Front lot line (Helmcken): 3.00 m
    • Rear lot line: 1.50 m
    • Side lot line (R.o.W): 3.00 m
    • Flanking lot line (Eltham): 3.00 m

Unit Count:

  • Building 1: Units 1-4 (3 x Three-storey 3 Br Townhouses; 1 x Three-storey 2 Br Townhouse)
  • Building 2: Units 5-9 (4 x Three-storey 3 Br Townhouses; 1 x Three-storey 2 Br Townhouse)
  • Building 3: Units 10-13 (4 x Three-storey 3 Br Townhouses)
  • Building 4: Units 14-16 (3 x Three-storey 3 Br Townhouses)
  • Building 5: Units 17-20 (3 x Three-storey 3 Br Townhouses; 1 x Three-storey 2 Br Townhouse)
  • TOTAL NUMBER OF UNITS: 20 UNITS

Parking:

  • Required: 30 stalls (20 units x 1.5 stalls = 30 stalls)
  • Proposed:
    • Standard stalls (2.6m x 5.5m): 28 stalls
    • Small stalls (2.4m x 4.8m): 11 stalls
    • Visitor Standard: 2 stalls
    • Visitor Small: 1 stall
    • Total Proposed: 42 stalls (Inc. 3 visitor parking)
  • Electric Vehicle Charging: Every residential parking space to be an Energized Electric Vehicle Space.

Bicycle Parking:

  • Required: 1 stall per dwelling unit (Class 1): 20 units x 1 stall = 20 stalls (Class 1)
  • Proposed:
    • Class 1 Horizontal stalls: 8 stalls
    • Class 1 Vertical stalls: 28 stalls
    • TOTAL NUMBER OF STALLS PROPOSED: 36 STALLS
  • Charging: Every Class 1 bicycle parking space to be an Energized Electric Bicycle Space.

Net FSR Schedule

Unit # Name Area SF Area m²
001 RESIDENTIAL 974.45 ft² 90.53 m²
002 RESIDENTIAL 1,234.45 ft² 114.68 m²
003 RESIDENTIAL 1,355.68 ft² 125.95 m²
004 RESIDENTIAL 1,201.76 ft² 111.65 m²
005 RESIDENTIAL 1,180.10 ft² 109.64 m²
006 RESIDENTIAL 1,242.58 ft² 115.44 m²
007 RESIDENTIAL 1,179.59 ft² 109.59 m²
008 RESIDENTIAL 1,172.22 ft² 108.90 m²
009 RESIDENTIAL 899.87 ft² 83.60 m²
010 RESIDENTIAL 1,136.86 ft² 105.62 m²
011 RESIDENTIAL 1,186.02 ft² 110.18 m²
012 RESIDENTIAL 1,183.53 ft² 109.95 m²
013 RESIDENTIAL 1,182.36 ft² 109.84 m²
014 RESIDENTIAL 1,211.45 ft² 112.55 m²
015 RESIDENTIAL 1,263.03 ft² 117.34 m²
016 RESIDENTIAL 1,242.65 ft² 115.45 m²
017 RESIDENTIAL 1,273.27 ft² 118.29 m²
018 RESIDENTIAL 887.38 ft² 82.44 m²
019 RESIDENTIAL 1,297.65 ft² 120.56 m²
020 RESIDENTIAL 1,297.78 ft² 120.57 m²
Grand total: 77 23,602.70 ft² 2,192.76 m²
Page 36–47

(Gross) Sellable FSR Schedule

Unit # Name Area SF Area m² RVT Link: Name
001 Excluded Wall Thickness 186.17 ft² 17.30 m² Building 17
001 GARAGE 365.88 ft² 33.99 m² Building 17
001 RESIDENTIAL 974.45 ft² 90.53 m² Building 17
001 Stairs 138.66 ft² 12.88 m² Building 17
001: 13 1,665.16 ft² 154.70 m²
002 Excluded Wall Thickness 143.58 ft² 13.34 m² Building 17
002 GARAGE 436.71 ft² 40.57 m² Building 17
002 RESIDENTIAL 1,234.45 ft² 114.68 m² Building 17
002 Stairs 144.31 ft² 13.41 m² Building 17
002: 17 1,959.05 ft² 182.00 m²
003 Excluded Wall Thickness 110.95 ft² 10.31 m² Building 17
003 GARAGE 399.31 ft² 37.10 m² Building 17
003 RESIDENTIAL 1,355.68 ft² 125.95 m² Building 17
003 Stairs 100.55 ft² 9.34 m² Building 17
003: 16 1,966.49 ft² 182.69 m²
004 Excluded Wall Thickness 197.52 ft² 18.35 m² Building 17
004 GARAGE 369.18 ft² 34.30 m² Building 17
004 RESIDENTIAL 1,201.76 ft² 111.65 m² Building 17
004 Stairs 145.66 ft² 13.53 m² Building 17
004: 13 1,914.12 ft² 177.83 m²
005 Excluded Wall Thickness 205.02 ft² 19.05 m² Building 14
005 GARAGE 401.22 ft² 37.27 m² Building 14
005 RESIDENTIAL 1,180.10 ft² 109.64 m² Building 14
005 Stairs 165.46 ft² 15.37 m² Building 14
005: 13 1,951.80 ft² 181.33 m²
006 Excluded Wall Thickness 102.54 ft² 9.53 m² Building 14
006 GARAGE 392.16 ft² 36.43 m² Building 14
006 RESIDENTIAL 1,242.58 ft² 115.44 m² Building 14
006 Stairs 115.89 ft² 10.77 m² Building 14
006: 16 1,853.17 ft² 172.17 m²
007 Excluded Wall Thickness 90.40 ft² 8.40 m² Building 14
007 GARAGE 409.62 ft² 38.06 m² Building 14
007 RESIDENTIAL 1,179.59 ft² 109.59 m² Building 14
007 Stairs 133.88 ft² 12.44 m² Building 14
007: 15 1,813.50 ft² 168.48 m²
008 Excluded Wall Thickness 123.36 ft² 11.46 m² Building 14
008 GARAGE 373.25 ft² 34.68 m² Building 14
008 RESIDENTIAL 1,172.22 ft² 108.90 m² Building 14
008 Stairs 115.67 ft² 10.75 m² Building 14
008: 16 1,784.50 ft² 165.79 m²
009 Excluded Wall Thickness 192.30 ft² 17.87 m² Building 14
009 GARAGE 200.50 ft² 18.63 m² Building 14
009 RESIDENTIAL 899.87 ft² 83.60 m² Building 14
009 Stairs 178.81 ft² 16.61 m² Building 14
009: 13 1,471.49 ft² 136.71 m²
010 Excluded Wall Thickness 201.80 ft² 18.75 m² Building 11
010 GARAGE 373.14 ft² 34.67 m² Building 11
010 RESIDENTIAL 1,136.86 ft² 105.62 m² Building 11
010 Stairs 151.41 ft² 14.07 m² Building 11
010: 13 1,863.21 ft² 173.10 m²
011 Excluded Wall Thickness 136.75 ft² 12.70 m² Building 11
011 GARAGE 381.34 ft² 35.43 m² Building 11
011 RESIDENTIAL 1,186.02 ft² 110.18 m² Building 11
011 Stairs 153.53 ft² 14.26 m² Building 11
011: 17 1,857.63 ft² 172.58 m²
012 Excluded Wall Thickness 143.60 ft² 13.34 m² Building 11
012 GARAGE 755.31 ft² 70.17 m² Building 11
012 RESIDENTIAL 1,183.53 ft² 109.95 m² Building 11
012 Stairs 153.69 ft² 14.28 m² Building 11
012: 19 2,236.12 ft² 207.74 m²
013 Excluded Wall Thickness 204.83 ft² 19.03 m² Building 11
013 GARAGE 0.00 ft² 0.00 m² Building 11
013 RESIDENTIAL 1,182.36 ft² 109.84 m² Building 11
013 Stairs 154.41 ft² 14.34 m² Building 11
013: 13 1,541.60 ft² 143.22 m²
014 Excluded Wall Thickness 218.47 ft² 20.30 m² Building 31
014 GARAGE 357.53 ft² 33.22 m² Building 31
014 RESIDENTIAL 1,211.45 ft² 112.55 m² Building 31
014 Stairs 230.65 ft² 21.43 m² Building 31
014: 12 2,018.10 ft² 187.49 m²
015 Excluded Wall Thickness 154.07 ft² 14.31 m² Building 31
015 GARAGE 363.29 ft² 33.75 m² Building 31
015 RESIDENTIAL 1,263.03 ft² 117.34 m² Building 31
015 Stairs 227.90 ft² 21.17 m² Building 31
015: 15 2,008.28 ft² 186.58 m²
016 Excluded Wall Thickness 217.73 ft² 20.23 m² Building 31
016 GARAGE 355.46 ft² 33.02 m² Building 31
016 RESIDENTIAL 1,242.65 ft² 115.45 m² Building 31
016 Stairs 227.34 ft² 21.12 m² Building 31
016: 12 2,043.18 ft² 189.82 m²
017 Excluded Wall Thickness 206.11 ft² 19.15 m² Building 35
017 GARAGE 381.31 ft² 35.42 m² Building 35
017 RESIDENTIAL 1,273.27 ft² 118.29 m² Building 35
017 Stairs 247.45 ft² 22.99 m² Building 35
017: 13 2,108.14 ft² 195.85 m²
018 Excluded Wall Thickness 123.23 ft² 11.45 m² Building 35
018 GARAGE 389.57 ft² 36.19 m² Building 35
018 RESIDENTIAL 887.38 ft² 82.44 m² Building 35
018 Stairs 209.91 ft² 19.50 m² Building 35
018: 16 1,610.09 ft² 149.58 m²
019 Excluded Wall Thickness 132.94 ft² 12.35 m² Building 35
019 GARAGE 253.48 ft² 23.55 m² Building 35
019 RESIDENTIAL 1,297.65 ft² 120.56 m² Building 35
019 Stairs 204.91 ft² 19.04 m² Building 35
019: 16 1,888.99 ft² 175.49 m²
020 Excluded Wall Thickness 221.92 ft² 20.62 m² Building 35
020 GARAGE 389.93 ft² 36.23 m² Building 35
020 RESIDENTIAL 1,297.78 ft² 120.57 m² Building 35
020 Stairs 240.61 ft² 22.35 m² Building 35
020: 13 2,150.25 ft² 199.76 m²
Grand total: 291 37,704.89 ft² 3,502.90 m²
Page 36–47

CONTEXT - PLAN

Aerial context plan showing the subject site at 294 & 296 Eltham Road & 242 Helmcken Road, Victoria, BC. The plan shows the proximity to Eltham Road, Helmcken Road, and Island Hwy.
Aerial context plan showing the subject site at 294 & 296 Eltham Road & 242 Helmcken Road, Victoria, BC. The plan shows the proximity to Eltham Road, Helmcken Road, and Island Hwy.
Page 36–47

CONTEXT - PHOTOS

North west view on Helmcken Rd
North west view on Helmcken Rd
View from Helmcken Rd at Eltham Rd
View from Helmcken Rd at Eltham Rd
View along Eltham Rd
View along Eltham Rd
South east corner from Eltham Rd
South east corner from Eltham Rd
Page 36–47

STREETSCAPE

Existing streetscape along Helmcken Road
Existing streetscape along Helmcken Road
Proposed streetscape along Helmcken Road showing the townhomes integrated into the environment
Proposed streetscape along Helmcken Road showing the townhomes integrated into the environment
Page 36–47

SHADOW STUDY

Matrix of shadow study diagrams for June, March/September, and December, shown at 10 AM, 12 PM, and 2 PM.
Matrix of shadow study diagrams for June, March/September, and December, shown at 10 AM, 12 PM, and 2 PM.
Page 36–47

SURVEY

Reference plan of Lots 1, 2 and 3, Section 8, Esquimalt District, Plan 12695 by V.I. Powell & Associates, dated May 14, 2024.
Reference plan of Lots 1, 2 and 3, Section 8, Esquimalt District, Plan 12695 by V.I. Powell & Associates, dated May 14, 2024.
Page 36–47

SITE PLAN

Detailed site plan showing 5 townhome buildings, site access from Eltham Road, visitor parking, amenity spaces, and setbacks.
Detailed site plan showing 5 townhome buildings, site access from Eltham Road, visitor parking, amenity spaces, and setbacks.

Key Features:

  • Site Access: Via Eltham Road.
  • Buildings: Five blocks labeled Building 1 through Building 5.
  • Outdoor Amenity Space: Located at the rear of Building 2.
  • Visitor Bicycle Parking: Located near the site entrance.
  • Setbacks: 3.00m at Front (Helmcken) and Flanking (Eltham) lot lines; 1.50m at Rear lot line.
Page 36–47

GROUND FLOOR PLAN

Ground floor layout for the 20 units across five buildings, including private garages for most units, unit entries, and visitor parking spaces.
Ground floor layout for the 20 units across five buildings, including private garages for most units, unit entries, and visitor parking spaces.
  • Total Parking Stalls: 42 stalls (Standard and Small).
  • Garages: Integrated into the ground level of most units.
  • Common Areas: Drive aisle and visitor parking stalls.
Page 36–47

LEVEL 2 FLOOR PLAN

Floor plan for the second level of the townhomes, showing primary living areas including kitchens, dining, and living rooms.
Floor plan for the second level of the townhomes, showing primary living areas including kitchens, dining, and living rooms.
Page 36–47

LEVEL 3 FLOOR PLAN

Floor plan for the third level of the townhomes, showing sleeping areas with bedrooms and bathrooms.
Floor plan for the third level of the townhomes, showing sleeping areas with bedrooms and bathrooms.
Page 36–47

ROOF LEVEL PLAN

Roof level plan showing rooftop configurations and potentially green roof areas.
Roof level plan showing rooftop configurations and potentially green roof areas.
  • Permitted FSR: Calculations include 100% green roofs.
Page 36–47

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Extracted from: 2025 05 06 Council Agenda - Agenda - Pdf