This site is in beta — data may be incomplete and features are still being added.
Council Meeting/Documents/Building Plans - Ronan Design
Appendix

Building Plans - Ronan Design

December 2, 2025Pages 174–18310 sections

Architectural drawings including site plans, floor plans, and elevations for the proposed new residence and garage at 2818 Shoreline Drive.

June 6, 2025Ronan Design2818 Shoreline Drive

Site Plan (A 1.0)

New residence and garage for Jaylem Manhas & Mikaila Mauro

Address: 2818 Shoreline Drive, View Royal, BC Legal: PID 004-910-613, Lot 20, Section 2, Esquimalt District, Plan 11919 Zoning: R1

Sheet Index

  • A 1.0 Site Plan
  • A 2.0 Crawlspace Plan
  • A 2.1 Main Floor Plan
  • A 2.2 Second Floor Plan
  • A 2.3 Roof Plan
  • A 3.0 Elevations N & S
  • A 3.1 Elevations E & W
  • A 4.0 Section A, B
  • A 4.1 Section -
  • A 5.0 Lot Coverage Grade Calculation
  • A 5.1 FSR, Building Floor Area, Impermeable Surface Coverage
Site plan showing the property boundary, proposed residence and garage footprint, driveway, catch basin, and proximity to Portage Inlet and Shoreline Drive.
Site plan showing the property boundary, proposed residence and garage footprint, driveway, catch basin, and proximity to Portage Inlet and Shoreline Drive.
Page 174–183

FSR, Floor Area, Impermeable (A 5.1)

Date: 06/06/25 Scale: 1:200

FSR (.42)

Category Metric
STRUCTURES 331.57 m²
LOT SIZE 1085.15 m²
FSR .30

BUILDING FLOOR AREA (max allowable 372m²)

Floor Level Area
MAIN FLOOR 1670 sq ft
SECOND FLOOR 1460 sq ft
GARAGE 439 sq ft
TOTAL IMPERIAL 3569 sq ft
TOTAL METRIC 331.57 m²

IMPERMEABLE SURFACE COVERAGE (max 60%)

Component DIMENSIONS AREA (sq ft)
SLOPED ROOF SOUTH 22'x27.5' 605
SLOPED ROOF NORTH 21'x42' 882
FLAT ROOFS 3.5'x16'/2 10.5
DECK EAST 22'x18' 396
DECK WEST 6.5'x42' 273
IMPERMEABLE SURFACE AREA Imperial 2166.5 sq ft
Metric 201.27 m²
LOT SIZE (45.26+43.76)/2x24.38 1085.15 m²
IMPERMEABLE SURFACE COVERAGE 18.5%
Diagram highlighting the areas calculated for impermeable surface coverage.
Diagram highlighting the areas calculated for impermeable surface coverage.
Page 174–183

Grades, Coverage (A 5.0)

Date: 06/06/25 Scale: 1:200

LOT COVERAGE

Category Area
HOUSE, DECK, GARAGE 196.64 m²
LOT 1085.15 m²
LOT COVERAGE 18%

GRADE CALCULATION

POINT EL. EXISTING EL. AVERAGE SEGMENT DISTANCE PRODUCT
A+B 3.0+3.5 3.25 a-b 14.020 45.565
B+C 3.5+3.5 3.5 b-c 6.705 23.468
C+D 3.5+3.6 3.55 c-d 5.790 20.555
D+E 3.6+3.5 3.55 d-e 7.924 28.130
E+F 3.5+3.4 3.45 e-f 3.200 11.040
F+G 3.4+3.3 3.35 f-g 4.876 16.335
G+H 3.3+3.1 3.2 g-h 7.315 23.408
H+I 3.1+2.3 2.7 h-i 6.705 18.104
I+J 2.3+2.1 2.2 i-j 3.048 6.706
J+A 2.1+3.0 2.55 j-a 19.500 49.725
totals 79.083 243.036

GRADE: 243.036 / 79.083 = 3.073

Diagram showing the perimeter points and segments used for the average grade calculation.
Diagram showing the perimeter points and segments used for the average grade calculation.
Page 174–183

Crawlspace Plan (A 2.0)

Date: 06/06/25 Scale: 1:75

  • Notes:
    • CRAWLSPACE MAX FL TO CEILING HEIGHT 1.5M.
    • GARAGE: SLAB ON GRADE.
Foundation and crawlspace plan with detailed dimensions.
Foundation and crawlspace plan with detailed dimensions.
Page 174–183

Main Floor Plan (A 2.1)

Date: 06/06/25 Scale: 1:75

  • Rooms/Areas:
    • Dining
    • Kitchen
    • Living
    • Gym
    • Entry
    • Storage
    • Garage
    • Covered Patio
    • Atrium (open to above)
Detailed floor plan for the main level of the residence.
Detailed floor plan for the main level of the residence.
Page 174–183

Second Floor Plan (A 2.2)

Date: 06/06/25 Scale: 1:75

  • Rooms/Areas:
    • Principal Bedroom (with ensuite)
    • Office
    • Music Room
    • Bedroom 1
    • Bedroom 2
    • Bedroom 3
    • Laundry
    • Bath
    • Deck
    • Open to Below (over Atrium)
Detailed floor plan for the second level of the residence.
Detailed floor plan for the second level of the residence.
Page 174–183

Roof Plan (A 2.3)

Date: 06/06/25 Scale: 1:75

  • Roof Types:
    • Sloped Roof (Slope 2.5:12)
    • Flat Roof
    • Green Roof
    • Deck Areas
Roof plan showing the configuration of sloped, flat, and green roof sections.
Roof plan showing the configuration of sloped, flat, and green roof sections.
Page 174–183

Elevations N & S (A 3.0)

Date: 06/06/25 Scale: 1:175

North Elevation

  • Heights:
    • Top South Roof: 11.01
    • Top North Roof: 10.69
    • Eave / Top of Wall: 9.48 / 9.13
    • Second Floor: 6.84
    • Main Floor: 3.80
    • Finish Grade: 3.75
    • Ave. Grade: 3.07
    • Crawlspace: 2.10
  • Materials: Siding A, Siding B, Siding C, Green Roof.

South Elevation

  • Heights:
    • Top South Roof: 11.01
    • Top North Roof: 10.69
    • Top Flat Roof: 9.59
    • Eave: 9.48
    • Second Floor: 6.84
    • Main Floor: 3.8
    • Fin. Grade: 3.75
    • Ave. Grade: 3.07
    • Crawlspace: 2.10
  • Materials: Siding A, Siding B, Siding C.
North and South architectural elevations of the proposed residence.
North and South architectural elevations of the proposed residence.
Page 174–183

Elevations E & W (A 3.1)

Date: 06/06/25 Scale: 1:175

East Elevation

  • Heights:
    • North Roof: 10.69
    • Flat Roof: 9.59
    • Second Fl.: 6.84
    • Main Fl.: 3.8
    • Fin. Grade: 3.75
    • Average Grade: 3.07
    • Crawl Space: 2.10
  • Materials: Siding A, Siding C.

West Elevation

  • Heights:
    • South Roof: 11.01
    • North Roof: 10.69
    • Second Fl: 6.84
    • Main Fl.: 3.80
    • Fin. Grade: 3.6
    • Ave. Grade: 3.07
    • Crawl Space: 2.10
East and West architectural elevations of the proposed residence.
East and West architectural elevations of the proposed residence.
Page 174–183

Sections A, B (A 4.0)

Date: 06/06/25 Scale: 1:75

Section A

  • Shows vertical sections through the main floor, second floor, and crawlspace.
  • Retaining Wall Max H: 1.2m
  • Interior heights: 7.94m, 7.62m, 6.84m (Second Floor level).

Section B

  • Shows the profile of the sloped roof and interior floor levels relative to the property line and neighboring property.
  • Building heights indicated at 11.01, 10.69, 9.59, 9.48, 6.84, 3.80, 3.75, 3.07, and 2.10.
Cross-sections A and B showing interior structural levels and exterior site grading.
Cross-sections A and B showing interior structural levels and exterior site grading.
Page 174–183
Extracted from: 2025 12 02 Council Agenda - Agenda - Pdf