MIXED-USE - COMMERCIAL / RESIDENTIAL DEVELOPMENT

Issued for Rezoning - June 17, 2020

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: Glen Mitchell Land Surveying Inc., 1030 North Park Street, Victoria, BC V8T 1C6. Contact: Glen Mitchell.
• Landscape: Lombard North Group, 836 Cormorant Street, Victoria, BC V8W 1R1. Contact: James Partlow.
• Traffic: ADDOZ Engineering Inc., 4128 Fraser Street, Vancouver, BC V5V 4E8. Contact: Emad Ealsaidi.

Drawing List

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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 Use: Proposed: CD (Comprehensive Development - Mixed Use)

Survey Information: Based on survey information by Glen Mitchell Land Surveying Inc. Victoria, B.C. Dated: January 13th, 2020

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:

FSR CALCULATION

PARKING:

PARKING REQUIRED PER 5.10 (TABLE 5.2):

Residential:

• Studio or One Bedroom 1 stall per dwelling unit: 16 units x 1 stall = 16 stalls
• Two Bedroom 1.5 stall per dwelling unit: 37 units x 1.5 stall = 56 stalls
• Three Bedroom or more 2 stalls per dwelling unit: 1 unit x 2 stall = 2 stalls
• Total Commercial number of stalls required: 74 stalls

Commercial:

• Retail store: 1 per 20m2 of floor area: 559.3 m2 / 20 m2 = 28 stalls
• Total Commercial number of stalls required: 28 stalls
• TOTAL NUMBER OF STALLS REQUIRED: 102 STALLS

PARKING PROPOSED:

Residential:

• Parallel: 2 stalls
• Standard parking stalls: 21 stalls
• Small parking stalls: 51 stalls
• Disability parking stalls: 2 stalls
• Total Residential parking proposed: 76 stalls

Commercial:

• Parallel: 2 stalls

• Standard parking stalls: 12 stalls

• Small parking stalls: 13 stalls

• Disability parking stalls: 1 stall

• Total Commercial parking proposed: 28 stalls

• Standard stalls total: 40 (40% required)

• Small stalls total: 64 (60%)

• TOTAL NUMBER OF STALLS PROPOSED: 104 STALLS

• Seeking relaxation on Standard vs. Small stalls ratio.

LOADING:

LOADING SPACES REQUIRED PER 5.10 (TABLE 5.3):

Commercial:

• Retail store:
• One for up to 500m2 floor area;
• Two for 500m2 to 2,500 m2 floor area: 2 stalls
• Commercial floor area = 559 m2
• Total Commercial number of stalls required: 2 stalls
• Total Commercial number of stalls proposed: 1 stall
• Seeking relaxation on 1 loading stall.

BICYCLE PARKING:

REQUIRED PER 5.11 (TABLE 5.4):

Residential:

• 1 stall per dwelling unit (Class 1): 54 units x 1 stall = 54 stalls (Class 1)
• 6-space rack per entrance (Class 2): six space rack = 1 Rack (Class 2)

Commercial:

• Retail store: 1 per 250m2 of floor area: 654.49 m2 / 250 m2 = 2.6 stalls
• Class 1 (50%) = 2 stalls
• Class 2 (50%) = 1 stalls

PROPOSED:

Residential:

• Class 1 Horizontal stalls: 32 stalls
• Class 1 Vertical stalls: 30 stalls
• Class 2 Rack: 6 stalls
• Total Residential stalls proposed: 68 stalls

Commercial:

• Class 1 Horizontal stalls: 2 stalls
• Class 2 Rack: 6 stalls
• Total Commercial number of stalls proposed: 8 stalls
• TOTAL NUMBER OF STALLS PROPOSED: 76 STALLS

UNIT MIX:

RESIDENTIAL UNITS BREAKDOWN

COMMERCIAL UNITS BREAKDOWN

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CONTEXT

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STREETSCAPE

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STREETSCAPE

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BUILDING CODE DATA

CALCULATION OF SPRINKLERED BLDG EXPOSING BLDG FACE: BCBC 2018 TABLE 3.2.3.1.D

EAST ELEVATION

• LIMITING DIST.: 3.31 m
• WALL AREA: 448.89 m2
• OPENING AREA: 66.32 m2
• ALLOWED %: 24.5%
• PROPOSED %: 15%
• BASED ON BCBC 2018 Table 3.2.3.7
• ALLOWED CONSTR+CLADDING: 1 HR Combust. or Noncombust. constr. + Noncombust. Clad
• PROPOSED CONSTR+CLADDING: 1HR Combust. Constr. + Noncombust. Clad

NORTH ELEVATION

• LIMITING DIST.: 6.3 m
• WALL AREA: 844.0 m2
• OPENING AREA: 317.73 m2
• ALLOWED %: 56.2%
• PROPOSED %: 38%
• BASED ON BCBC 2018 Table 3.2.3.7
• ALLOWED CONSTR+CLADDING: 45 min Combust. or Noncombust. constr. + Combustable or Noncombust. Clad
• PROPOSED CONSTR+CLADDING: 45 min Combust. Constr. + Noncombust. Clad

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SHADOW STUDY

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SURVEY

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SITE PLAN

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PARKING LEVEL - P2 FLOOR PLAN

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PARKING LEVEL - P1 FLOOR PLAN

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GROUND FLOOR PLAN

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LEVEL 2 FLOOR PLAN

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LEVEL 3 FLOOR PLAN

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LEVEL 4 FLOOR PLAN

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LEVEL 5 FLOOR PLAN

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LEVEL 6 FLOOR PLAN

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ROOF PLAN

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ELEVATION - SOUTH

MATERIAL LEGEND

1. FIBRE CEMENT PANEL SYSTEMS. COLOR: LIGHT GREY.
2. FIBRE CEMENT PANEL SYSTEMS. COLOR: DARK GREY.
3. FIBRE CEMENT PANEL SYSTEMS. COLOR: WHITE.
4. FIBRE CEMENT PANEL. COLOR: ASH, WOOD TEXTURE.
5. FIBER CEMENT PANEL. COLOR: MAHOGANY, WOOD TEXTURE.
6. FIBRE CEMENT PANEL SYSTEMS. COLOR: LIGHT BEIGE.
7. FABRIC AWNING. COLOUR: RED.
8. STOREFRONT GLASS & ALUMINIUM. COLOR: ALUMINUM.
9. METAL & AND GLASS GUARD RAIL. COLOR: ALUMINUM.
10. VINYL WINDOWS COLOR: CHARCOAL.
11. CAST-IN-PLACE CONCRETE.
12. ALUMINUM WINDOW. COLOR: CHARCOAL.
13. METAL SUNSHADE. COLOR: ALUMINUM.
14. WOOD & AND GLASS CANOPY.
15. METAL AND GLASS CURTAIN WALL. COLOR: ALUMINUM.
16. METAL AND GLASS CURTAIN WALL. COLOR: CHARCOAL.

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ELEVATION - WEST

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ELEVATION - NORTH

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ELEVATION - EAST

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SECTION 1 - EAST & WEST - MAIN RAMP

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SECTION 2 - EAST & WEST - STAIR