Council Meeting/Documents/Attachment 4 - Architectural Drawings

Appendix

Attachment 4 - Architectural Drawings

November 2, 2021Pages 127–16417 sections

A comprehensive set of architectural drawings including site plans, floor plans, elevations, sections, and project statistics for 298 Island Highway.

1 CALL TO ORDER

Issued for Development Permit: May 21, 2021Issued for Response to PTC: Aug 16, 202155 residential unitsProposed height: 20.23 m (6 Storeys)102 total parking stalls required; 75 proposed

298 Island Highway, Victoria, B.C.

Mixed-Use - Commercial / Residential Development

Submission Status

Issued for Rezoning - June 17, 2020
Issued for Development Permit - May 21, 2021
Issued for Response to PTC - Aug 16, 2021

Project Team

Client: Royale Development Corp., 1151 West 32nd Avenue, Vancouver, BC. Contact: Jeffrey Sengara.
Architect: Ankenman Marchand Architects, 1645 West 5th Avenue, Vancouver, BC. Contact: Timothy Ankenman.
Surveyor: Glen Mitchell Land Surveying Inc., 1030 North Park Street, Victoria, BC. Contact: Glen Mitchell.
Landscape: Lombard North Group, 836 Cormorant Street, Victoria, BC. Contact: James Partlow.
Traffic: ADDOZ Engineering Inc., 4128 Fraser Street, Vancouver, BC. Contact: Emad Ealsaidi.

3D perspective rendering of the proposed building at 298 Island Highway

Drawing List

Sheet Number	Sheet Name
A001	COVER PAGE & DRAWING LIST
A002	STATISTICS
A030	CONTEXT
A040	STREETSCAPE
A041	STREETSCAPE
A050	BUILDING CODE DATA
A090	SHADOW STUDY
A100	SURVEY
A101	SITE PLAN
A105	PARKING LEVEL - P2 FLOOR PLAN
A107	PARKING LEVEL - P1 FLOOR PLAN
A110	GROUND FLOOR PLAN
A120	LEVEL 2 FLOOR PLAN
A130	LEVEL 3 FLOOR PLAN
A140	LEVEL 4 FLOOR PLAN
A150	LEVEL 5 FLOOR PLAN
A160	LEVEL 6 FLOOR PLAN
A170	ROOF PLAN
A200	ELEVATION - SOUTH
A210	ELEVATION - WEST
A220	ELEVATION - NORTH
A230	ELEVATION - EAST
A300	SECTION 1 - EAST & WEST - MAIN RAMP
A310	SECTION 2 - EAST & WEST - STAIR
A320	SECTION 3 - EAST & WEST
A330	SECTION 4 - NORTH & SOUTH - RAMP
A340	SECTION 5 - NORTH & SOUTH
A501	DETAILS
A502	RETENTION WALLS DETAILS
A503	SIGNAGE PLAN
A600	3D REPRESENTATIONS
A610	3D REPRESENTATIONS
A810	AREAS - LEVEL 1
A820	AREAS - LEVEL 2
A830	AREAS - LEVEL 3
A840	AREAS - LEVEL 4
A850	AREAS - LEVEL 5
A860	AREAS - LEVEL 6

Page 127–164

Statistics

Legal Description: LOT 1, SECTION 8, ESQUIMALT DISTRICT, PLAN 35505. PID 000-348-554. Civic Address: 298 Island Highway, Victoria, BC. Zoning: Current: C-1 (Community Commercial). Proposed: CD (Comprehensive Development - Mixed Use). Proposed Use: Mixed-use (Commercial / Residential).

Development Data Summary

Site Area: 1,853.00 m² (19,945.53 SF)
Permitted FSR: Per C-1 = 0.8; 1,482.40 m² (15,956.42 SF)
Proposed Gross FSR: Proposed per CD = 3.0; 5,559.00 m² (59,836.58 SF)
Permitted Site Coverage: Per C-1 = 50%; 926.50 m²
Proposed Site Coverage: Proposed per CD = 75%; 1,391.00 m²
Permitted Height: Per C-1 = 9 m
Proposed Height: Proposed per CD = 20.23 m (6 Storeys)

Setbacks

	Required per C-1	Proposed per CD
Front lot line	min. 7.5 m	0 m
Rear lot line	min. 7.5 m	varies 3.12 m to 3.95 m
Side lot line	min. 6 m	0 m
Flanking lot line	min. 3 m	varies 3.12 m to 4.33 m

FSR Calculation

Residential Area Breakdown

Level	Unit #	Area (m²)	Area (SF)
Level 2	Total	1,155.73 m²	12,440.22 SF
Level 3	Total	1,129.16 m²	12,154.19 SF
Level 4	Total	1,089.82 m²	11,730.71 SF
Level 5	Total	886.71 m²	9,544.46 SF
Level 6	Total	605.31 m²	6,515.49 SF
TOTAL		4,866.73 m²	52,385.07 SF

Unit Mix

Unit Type	Count
1 BDR	9
1 BDR + D	10
2 BDR	20
2 BDR + D	15
3 BDR	1
RESIDENTIAL UNITS TOTAL	55

Commercial Units Breakdown

Unit Type	Count
COMMERCIAL UNITS	1
COMMERCIAL UNITS TOTAL	1

Parking

Residential Required: 74 stalls
Commercial Required: 29 stalls
Total Stalls Required: 103 stalls
Residential Proposed: 75 stalls
Commercial Proposed: 29 stalls
Total Stalls Proposed: 104 stalls (40% Standard, 60% Small)
Note: Seeking relaxation on Standard vs. Small stalls ratio.

Bicycle Parking

Residential Required: 55 stalls (Class 1), 6-rack space (Class 2)
Commercial Required: 2.3 stalls
Residential Proposed: 61 stalls (Class 1), 6 stalls (Class 2)
Commercial Proposed: 2 stalls (Class 1), 6 stalls (Class 2)
Total Stalls Proposed: 75 Stalls

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Context

Page 127–164

Streetscape

Island Hwy

Helmcken Rd

Existing streetscape along Helmcken Road

Proposed streetscape along Helmcken Road

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Building Code Data

Calculation of Sprinklered Bldg Exposing Bldg Face

East Elevation: Limiting Distance: 3.31 m. Wall Area: 448.89 m². Opening Area: 85.06 m². Allowed Opening %: 24.5%. Proposed Opening %: 19%.
North Elevation: Limiting Distance: 6.3 m. Wall Area: 844.0 m². Opening Area: 315.6 m². Allowed Opening %: 56.2%. Proposed Opening %: 37.4%.

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Shadow Study

Shadow Study - June

Shadow Study - March / September

Shadow Study - December

Page 127–164

Survey

Page 127–164

Site Plan

Page 127–164

Floor Plans

Parking Level - P2 Floor Plan

Parking Level P2 plan showing 45 residential parking stalls, kayak storage, and mechanical room

Parking Level - P1 Floor Plan

Parking Level P1 plan showing 30 residential stalls, 11 bike stalls, and visitor/commercial parking areas

Ground Floor Plan

Level 2 Floor Plan

Level 2 plan showing 13 residential units and common circulation areas

Level 3 Floor Plan

Level 3 plan showing 13 residential units and an indoor amenity space

Level 4 Floor Plan

Level 4 plan showing 13 residential units with varied balconies

Level 5 Floor Plan

Level 5 plan showing 10 residential units and roof deck access

Level 6 Floor Plan

Level 6 plan showing 6 residential units and a common roof deck patio

Roof Plan

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Elevations

South Elevation

West Elevation

North Elevation

East Elevation

Page 127–164

Building Sections

Section 1 - East & West - Main Ramp

Cross-section through the main parking ramp

Section 2 - East & West - Stair

Cross-section through building stairs and residential levels

Section 3 - East & West

Longitudinal section through the building core

Section 4 - North & South - Ramp

Transverse section through the parking ramp area

Section 5 - North & South

Transverse section through the building elevator core

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Details

Page 127–164

Retention Walls Details

East property line retention wall elevation

West property line retention wall elevation

Page 127–164

Signage Plan

Page 127–164

3D Representations

Exterior perspective renderings of the proposed development.

Perspective rendering from the street corner intersection

Side perspective rendering showing building facade and landscaping

Perspective rendering from the Island Highway approach

Street-level perspective rendering looking north

Page 127–164

3D Representations - Street Level

Pedestrian and plaza level renderings.

3D rendering of the ground level commercial plaza and seating

3D rendering of the plaza pedestrian entrance and landscaping

3D rendering of the corner plaza and outdoor cafe area

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Area Summaries

Level 1 Areas

Level 1 - Areas Included

Unit #	Unit Type	Area (m²)	Area (SF)
	Residential Lobby	57.37 m²	617.54 SF
	Exit Corridor	52.61 m²	566.33 SF
	Exit Stair	14.64 m²	157.57 SF
1	Commercial	567.52 m²	6,108.76 SF
TOTAL		692.15 m²	7,450.21 SF