Drawing A1.2 - Proposed Site Plan

ZONING DATA

General Parameters

ZONING: RM-3 MIXED RESIDENTIAL
SITE AREA: 1,860.5 m² [20,027 sq.ft.]
AREA OF PROPOSED SIDEWALK PROJECTING INTO SITE AREA: 59.5 m² [640.75 sq.ft.] (HATCHED IN SITE PLAN)
GREATEST HORIZONTAL AREA: 869.4 m² [9,358.3 sq.ft.]
SITE COVERAGE PROPOSED: 46.7 %
OPEN SITE SPACE: 27.4 %
BUILDING AVERAGE GRADE: 36.70 m (PLEASE NOTE THE CALCULATION BELOW)
IMPERMEABLE SURFACE COVERAGE PROPOSED: 72.6 %
MAXIMUM FLOOR AREA RATIO ALLOWED: 1.6 (1.5 + 0.1 WITH PROVISION OF 80% UNDERGROUND PARKING)
MAXIMUM FLOOR AREA ALLOWED: 2,976.8 m² [32,042 sq.ft.]
- CALCULATION: 1,860.5 m² x 1.6 = 2,976.8 m²
FLOOR AREA RATIO PROPOSED: 1.58
- CALCULATION: 2,946.8 m² / 1,860.5 m² = 1.58
TOTAL UNITS: 37 (16 UNITS OF 2BD + 21 UNITS OF 1BD)
NUMBER OF STOREYS: 4

Floor Area Breakdown

FORTH FLOOR AREA: 686.5 m² [7,389 sq.ft.]
THIRD FLOOR AREA: 836.1 m² [9,000 sq.ft.]
SECOND FLOOR AREA: 836.1 m² [9,000 sq.ft.]
GROUND FLOOR AREA: 588.1 m² [6,331 sq.ft.]
GROSS FLOOR AREA: 2,946.8 m² [31,720 sq.ft.] (EXCLUDING ALL DECKS & BALCONIES)

Detailed Zoning Compliance

Feature	REQUIRED	PROPOSED
FLOOR SPACE RATIO:	1.6 : 1.0	1.58 : 1.0
BUILDING HEIGHT (TOP OF PARAPET):	13.5 m [44'-3 1/2"]	13.4 m [43'-11 1/2"]
SITE COVERAGE:	60% (max.)	46.7 %
IMPERMEABLE SURFACE COVERAGE:	80% (max.)	72.6 %

Setbacks

Setback Location	REQUIRED	PROPOSED
FRONT (ALONG ISLAND HWY):	7.5 m [24'-7 1/4"] (min.)	4.30m [14'- 1"] **
FRONT (REAR LANE):	7.5 m [24'-7 1/4"] (min.)	6.84 m [22'-5 1/2"] **
SIDE:	4.0 m [13'-1 1/2"] (min.)	4.06 m [13'-4 1/4"]
FLANKING (LANE):	4.0 m [13'-1 1/2"] (min.)	4.05 m [13'-3 1/2"]

Variances Required

** VARAINCE REQUIRED FOR FRONT STAIRWELL AND ENTRANCE LOBBY PROJECTING INTO FRONT SETBACK BY 3.2m AND BUILDING LINE PROJECTING INTO FRONT SETBACK (REAR LANE) BY 0.7m.
NOTE: VARIANCE REQUIRED FOR BALCONIES PROJECTING INTO REQUIRED SETBACKS. PROJECTIONS RANGE FROM 0.73m TO 1.89m.

Site Statistics

OPEN SPACE PROPOSED: 27.4% (NOT INCLUDING PARKING & RAMP)
OPEN SPACE TO SITE AREA RATIO: 0.27
PARKING REQUIRED: 45 (80% TO BE UNDERGROUND : 36 SPACES)
- CALCULATION: [16 (2BD UNITS) x 1.5] + [21 (1BD UNITS) x 1] = 45
PARKING PROPOSED: 46 (9 SURFACE STALLS + 37 UNDERGROUND) (INCLUDING 1 HANDICAPPED AND 2 SMALL CAR)
BICYCLE PARKING: 40 PLUS 6 @ ENTRY

Average Grade Calculation

Points	Formula	Result
POINTS A & B	(36.63+36.58)/2 = 36.60 x 17m =	622.2
POINTS B & C	(36.58+36.40)/2 = 36.49 x 3.77 m =	137.56
POINTS C & D	(36.40 + 36.20)/2 = 36.3 x 9.68 m =	351.38
POINTS D & E	(36.20 + 37.30)/2 = 36.75 x 25.75 m =	946.31
POINTS E & F	(37.30 + 37.0)/2 = 37.15 x 9.68 m =	359.6
POINTS F & G	(37.0 + 36.90)/2 = 36.95 x 3.5 m =	129.3
POINTS G & H	(36.90 + 36.66)/2 = 36.78 x 17 m =	625.26
POINTS H & A	(36.66 + 36.63)/2 = 36.64 x 20.2 m =	740
TOTAL:		3911.61

BUILDING PERIMETER: 106.58 m
AVERAGE GRADE: 3911.61 / 106.58 = 36.70

Note on Site Plan: THE HATCHED AREA REPRESENTS THE SITE AREA AFFECTED BY THE PROPOSED SIDEWALK. THE PROPOSED SIDEWALK PROJECTS FULLY INTO THE SITE AREA BY 1.20 m [3'-11''] THAT IS 59.5 m² [640.75 sq.ft.] OF THE SITE AREA.

Project Metadata

Revisions

No.	Issued / Revisions	Date
1	REZONING	19 FEB '18
2	REVISIONS TO REZONING	15 MAY '18
3	DEVELOPMENT PERMIT	25 JUNE '18
4	REVISIONS TO DP	08 NOV '18

Project Information

Architect: alan lowe architect inc., 118 - 21 Erie St., Victoria, British Columbia. T: 250.360.2888
Project Title: PROPOSED RESIDENTIAL DEVELOPMENT, 242-244 ISLAND HIGHWAY, VICTORIA, BC
Drawing Title: PROPOSED SITE PLAN
Project No: 17-504
Date: 05 NOV 2018
Scale: AS NOTED
Drawn By: DM & TS
Checked By: LOWE
Sheet No: A1.2