Appendix
ATTACHMENT 2 - Architectural Plans and Drawings for 339 Island Highway
June 4, 2024Pages 15–3320 sections
Detailed conceptual designs, site plans, and floor plans for the proposed multi-family residential development.
238 total suites300 required parking stalls provided238 bicycle stalls providedBoardwalk REIT54% permeable surface area
339 Island Highway
Boardwalk REIT View Royal BC
Page 15–33
ZONING BYLAW SUMMARY
GENERAL
| PROPOSED USE: | MIXED RESIDENTIAL |
| PROPOSED ZONE: | RM-3 |
| SITE AREA: | 132,147 sf / 130,558 sf (Pre and post road dedication) |
| FLOOR AREA: | 208,890 sf |
| FAR: | 1.58 / 1.60 |
| SITE COVERAGE: | 29 % |
| OPEN SITE SPACE: | 71 % |
| IMPERMEABLE COVERAGE: | 46 % |
| MAX HEIGHT: | 20.4m & 20.7m / 6 Storeys |
PARKING
| REQUIRED: | 300 stalls |
| PROVIDED: | 300 stalls |
| BICYCLE STALLS: | 238 |
SETBACKS
| RM-3 ZONE | PROPOSED | |
|---|---|---|
| FRONT YARD PRINCE ROBERT DRIVE: | 7.5 m | 8.1 m |
| FLANKING YARD ISLAND HIGHWAY: | 4.0 m | 8.2 m |
| SIDE YARD HEDDLE PARK: | 4.0 m | 9.1 m |
| REAR YARD FIRE HALL: | 7.0 m | 7.0 m |
SUITE SUMMARY
| Studios: | 05 suites | 2% | 450 - 575 sf |
| 1 Beds: | 120 suites | 50% | 600 - 710 sf |
| 2 Beds: | 108 suites | 45% | 845 - 905 sf |
| 3 Beds: | 05 suites | 2% | 1,105 sf |
| TOTAL: | 238 SUITES |
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Precedents
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Design Concept
Maintain OCP Mixed Residential
- Comply with OCP Mixed Residential designation
- Reduced density to 1.6 FSR
- No longer including commercial use as it was difficult to provide parking
- Implements the OCP and additional residential supports existing and planned neighbourhood commercial
- Site is +/- 400 m to commercial node at Helmcken & Island Highway
Tree Preservation
- Reduced footprint and increased depth of u/g parking - now with two full levels
- Retaining more trees than previous concept: new site plan retains 146 trees (18 municipal trees, 125 onsite trees plus 3 trees with shared ownership)
- 3x increase in amount retained trees
- Replacing 43 removed trees at 2:1 ratio: full landscape plan at DP stage
Building Siting
- Avoided key tree preservation areas, with more retained tree canopy to support passive cooling, shade preservation, neighbourhood character
- Increased setback from Island Highway: from 6 m to 8+ m, and reduced the frontage
- Increased setback from Heddle Trail: from 8 m to 8.5+ m, and reduced the frontage
- Reduced building lengths fronting neighbouring properties
Public Benefits: livability & environment
- Building to Step Code 3
- Efficient and economic heating and cooling systems
- Resident amenity spaces - indoor and outdoor with play structures, walking trails and gathering spaces
- New buildings will help buffer neighbourhood from highway noise and will have high performance wall and window systems to reduce noise impacts for residents
Public Benefits: transportation
- New signalized traffic light at the intersection of Island Highway and Prince Robert at no cost to View Royal
- New bus stop complete with a new bus shelter
- Underground parking and bicycle parking meets bylaw requirements
- Shared concerns about traffic “short-cutting” through the neighbourhood with View Royal staff
Quality Development
- Examples of other Boardwalk developments
- Developer to own and operate the building, with focus on high quality finishes and efficient systems
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Perspectives
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Site Plan
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P2 Parking Plan
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P1 Parking Plan
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Ground Floor / Landscape Plan
Page 15–33
Typical Floor Plan
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Top Floor Plan
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Emergency Access Plan
3.2.5.6. Access Route Design
- A portion of a roadway or yard provided as a required access route for fire department use shall a) have a clear width not less than 6m, unless it can be shown that lesser widths are satisfactory, b) have a centre-line radius not less than 12 m, c) have an overhead clearance not less than 5m, d) have a change of gradient not more than 1 in 12.5 over a minimum distance of 15 m, e) be designed to support the expected loads imposed by firefighting equipment and be surfaced with concrete, asphalt or other material designed to permit accessibility under all climatic conditions, f) have turnaround facilities for any dead-end portion of the access route more than 90m long, and g) be connected with a public thoroughfare.
Page 15–33
Site Access
Page 15–33
AVG GRADE
Average Grade Calculations
| Building | Main Floor Level (L1) | Calculated Average Grade |
|---|---|---|
| EAST BUILDING | 20.00 m | 21.90 m |
| WEST BUILDING | 21.00 m | 23.27 m |
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Impermeable vs. Permeable
- 54% PERMEABLE
- 46% IMPERMEABLE
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Site Sections
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Site Sections
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Elevations
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Elevations
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Shadow Studies
21st March
21st June
21st Dec
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Document Images
(8)
Comparative diagrams showing tree retention and removal for previous versus new concept plans
Public benefits site map highlighting outdoor play structures, woodland paths, and amenity lawns
Transportation benefit map showing new signalized intersection and bus stop location
Photo of a modern kitchen interior from a previous development by the applicant
Photo of a rooftop terrace amenity area from a previous development by the applicant
Aerial perspective rendering showing the proposed development within its neighborhood context
Detailed site plan showing building footprints, setbacks, outdoor amenities, and surrounding streets
Extracted from: 2024 06 04 Council Agenda - Agenda - Pdf