Attachment 6. Architectural Drawings - 298 Island Highway
Full set of architectural plans, elevations, sections, and 3D representations for the proposed building.
298 Island Highway, Victoria, B.C.
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
| SHEET NUMBER | SHEET NAME | SHEET NUMBER | SHEET NAME |
|---|---|---|---|
| A001 | COVER PAGE & DRAWING LIST | A200 | ELEVATION - SOUTH |
| A002 | STATISTICS | A210 | ELEVATION - WEST |
| A030 | CONTEXT | A220 | ELEVATION - NORTH |
| A040 | STREETSCAPE | A230 | ELEVATION - EAST |
| A041 | STREETSCAPE | A300 | SECTION 1 - EAST & WEST - MAIN RAMP |
| A050 | BUILDING CODE DATA | A310 | SECTION 2 - EAST & WEST - STAIR |
| A090 | SHADOW STUDY | A320 | SECTION 3 - EAST & WEST |
| A100 | SURVEY | A330 | SECTION 4 - NORTH & SOUTH - RAMP |
| A101 | SITE PLAN | A340 | SECTION 5 - NORTH & SOUTH |
| A105 | PARKING LEVEL - P2 FLOOR PLAN | A600 | 3D REPRESENTATIONS |
| A107 | PARKING LEVEL - P1 FLOOR PLAN | A610 | 3D REPRESENTATIONS |
| A110 | GROUND FLOOR PLAN | A810 | AREAS - LEVEL 1 |
| A120 | LEVEL 2 FLOOR PLAN | A820 | AREAS - LEVEL 2 |
| A130 | LEVEL 3 FLOOR PLAN | A830 | AREAS - LEVEL 3 |
| A140 | LEVEL 4 FLOOR PLAN | A840 | AREAS - LEVEL 4 |
| A150 | LEVEL 5 FLOOR PLAN | A850 | AREAS - LEVEL 5 |
| A160 | LEVEL 6 FLOOR PLAN | A860 | AREAS - LEVEL 6 |
| A170 | ROOF PLAN |
Submission Schedule
- 2020-06-17: Issued for Rezoning
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) 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
- Height: Permitted: 9 m; Proposed per CD: 20.23 m (6 Storeys)
- Setbacks:
- Required per C-1: Front lot line min. 7.5m, Rear lot line min. 7.5m, Side lot line min. 6m, Flanking lot line min. 3m.
- Proposed per CD: Front lot line 0m, Rear lot line varies 3.12m to 3.95m, Side lot line 0m, Flanking lot line varies 3.12m to 4.33m.
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 stalls = 2 stalls
- Total Residential required: 74 stalls
- Commercial:
- Retail store: 1 per 20m² of floor area; 559.3 m² / 20 m² = 28 stalls
- Total Commercial required: 28 stalls
- Total Number of Stalls Required: 102 stalls
Parking Proposed:
- Residential:
- Parallel: 2 stalls
- Standard parking stalls: 21 stalls
- Small parking stalls: 49 stalls
- Disability parking stalls: 2 stalls
- Total Residential parking proposed: 74 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
- Total Parking Summary:
- Standard stalls total: 40 (40%) (30% allowed)
- 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.
- Commercial floor area = 656 m²; Total required loading stalls: 2 stalls.
- Total Commercial Loading 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 stall.
Proposed Bicycle Parking:
- 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 stalls proposed: 8 stalls.
- Total Number of Stalls Proposed: 76 stalls.
Unit Mix
Residential Units Breakdown:
- 1 BDR: 12
- 1 BDR + D: 4
- 2 BDR: 20
- 2 BDR + D: 17
- 3 BDR: 1
- Residential Units Total: 54
Commercial Units Breakdown:
- Commercial units: 1
- Commercial Units Total: 1
Revisions
- 2020-08-25: Revision per City comments
Context
Streetscape
Streetscape
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%
- Allowed Constr+Cladding (Table 3.2.3.7): 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%
- Allowed Constr+Cladding (Table 3.2.3.7): 45 min Combust. or Noncombust. constr. + Combustable or Noncombust. Clad
- Proposed Constr+Cladding: 45 min Combust. Constr. + Noncombust. Clad
West Elevation - Building Height:
- Lowest Average Grade marked on diagram.
- Building heights indicated for levels 1 through 6 and roof level.
Legend:
- Exposed Area (hashed pattern)
- Opening (red fill)
Shadow Study
The study illustrates shadow impacts at different times of the year and day.
June:
- 10 AM
- 12 PM
- 2 PM
March / September:
- 10 AM
- 12 PM
- 2 PM
December:
- 10 AM
- 12 PM
- 2 PM
Survey
Site Plan
Revision History:
- 2020-06-17: Issued for Rezoning
- 2020-08-25: Revision per City comments
- 2020-08-31: Re-Issued for Rezoning
Parking Level - P2 Floor Plan
Parking Level - P1 Floor Plan
Ground Floor Plan
Level 2 Floor Plan
Level 3 Floor Plan
Level 4 Floor Plan
Level 5 Floor Plan
Level 6 Floor Plan
Roof Plan
Elevation - South
Material Legend
- Fibre Cement Panel Systems. Color: Light Grey.
- Fibre Cement Panel Systems. Color: Dark Grey.
- Fibre Cement Panel Systems. Color: White.
- Fibre Cement Panel. Color: Ash, Wood Texture.
- Fiber Cement Panel. Color: Mahogany, Wood Texture.
- Fibre Cement Panel Systems. Color: Light Beige.
- Fabric Awning. Colour: Red.
- Storefront Glass & Aluminium. Color: Aluminum.
- Metal & and Glass Guard Rail. Color: Aluminum.
- Vinyl Windows Color: Charcoal.
- Cast-in-place Concrete.
- Aluminum Window. Color: Charcoal.
- Metal Sunshade. Color: Aluminum.
- Wood & and Glass Canopy.
- Metal and Glass Curtain Wall. Color: Aluminum.
- Metal and Glass Curtain Wall. Color: Charcoal.
Elevation - West
Elevation - North
Elevation - East
Sections
3D Representations
3D Representations
Areas - Level 1
Level 1 - Areas
| LEVEL | UNIT TYPE | AREA (m²) | AREA (SF) |
|---|---|---|---|
| LEVEL 1 | RESIDENTIAL LOBBY | 65.7 m² | 707.18 SF |
| LEVEL 1 | EXIT CORRIDOR | 46.66 m² | 502.29 SF |
| LEVEL 1 | EXIT STAIR | 14.64 m² | 157.57 SF |
| LEVEL 1 | COMMERCIAL | 559.31 m² | 6020.4 SF |
| TOTAL | 686.32 m² | 7387.44 SF |
Area Legend:
- Amenity
- Commercial Circulation
- Commercial Service
- Commercial Unit
- Residental Circulation
- Residential Service
Areas - Level 2
Level 2 - Areas - Included
| LEVEL | UNIT # | UNIT TYPE | AREA (m²) | AREA (SF) |
|---|---|---|---|---|
| LEVEL 2 | RES. CIRCULATION | 111.36 m² | 1,198.7 SF | |
| LEVEL 2 | 201 | 2 BDR + D | 103.29 m² | 1,111.76 SF |
| LEVEL 2 | 202 | 2 BDR | 90.44 m² | 973.49 SF |
| LEVEL 2 | 203 | 2 BDR | 90.44 m² | 973.49 SF |
| LEVEL 2 | 204 | 2 BDR | 91.75 m² | 987.6 SF |
| LEVEL 2 | 205 | 2 BDR | 74.34 m² | 800.23 SF |
| LEVEL 2 | 206 | 2 BDR + D | 100.99 m² | 1,087.02 SF |
| LEVEL 2 | 207 | 2 BDR + D | 98.36 m² | 1,058.69 SF |
| LEVEL 2 | 208 | 2 BDR + D | 92.91 m² | 1,000.08 SF |
| LEVEL 2 | 209 | 2 BDR + D | 88.14 m² | 948.74 SF |
| LEVEL 2 | 210 | 2 BDR | 85.62 m² | 921.58 SF |
| LEVEL 2 | 211 | 2 BDR | 80.8 m² | 869.75 SF |
| LEVEL 2 | 212 | 1 BDR | 54.45 m² | 586.14 SF |
| TOTAL | 1,162.89 m² | 12,517.27 SF |
Level 2 - Units Mix
| LEVEL | UNIT TYPE | COUNT |
|---|---|---|
| LEVEL 2 | 1 BDR | 1 |
| LEVEL 2 | 2 BDR | 6 |
| LEVEL 2 | 2 BDR + D | 5 |
| TOTAL | 12 |
Areas - Level 3
Level 3 - Areas
| LEVEL | UNIT # | UNIT TYPE | AREA (m²) | AREA (SF) |
|---|---|---|---|---|
| LEVEL 3 | RES. CIRCULATION | 111.36 m² | 1198.7 SF | |
| LEVEL 3 | 301 | 2 BDR + D | 103.29 m² | 1111.76 SF |
| LEVEL 3 | 302 | 2 BDR + D | 90.44 m² | 973.49 SF |
| LEVEL 3 | 303 | 2 BDR + D | 90.44 m² | 973.49 SF |
| LEVEL 3 | 304 | 2 BDR | 91.75 m² | 987.6 SF |
| LEVEL 3 | 305 | 2 BDR | 74.34 m² | 800.23 SF |
| LEVEL 3 | 306 | 2 BDR + D | 100.99 m² | 1087.02 SF |
| LEVEL 3 | 307 | 2 BDR + D | 98.36 m² | 1058.69 SF |
| LEVEL 3 | 308 | 2 BDR | 92.91 m² | 1000.08 SF |
| LEVEL 3 | 309 | 2 BDR | 87.9 m² | 946.14 SF |
| LEVEL 3 | 310 | 2 BDR | 85.87 m² | 924.26 SF |
| LEVEL 3 | 311 | 2 BDR | 80.8 m² | 869.75 SF |
| LEVEL 3 | 312 | 1 BDR | 54.45 m² | 586.14 SF |
| TOTAL | 1162.9 m² | 12517.35 SF |
Level 3 - Units Mix
| LEVEL | UNIT TYPE | COUNT |
|---|---|---|
| LEVEL 3 | 1 BDR | 1 |
| LEVEL 3 | 2 BDR | 6 |
| LEVEL 3 | 2 BDR + D | 5 |
| LEVEL 3 | Area | 2 |
| TOTAL | 14 |
Areas - Level 4
Level 4 - Areas
| LEVEL | UNIT # | UNIT TYPE | AREA (m²) | AREA (SF) |
|---|---|---|---|---|
| LEVEL 4 | RES. CIRCULATION | 111.36 m² | 1198.7 SF | |
| LEVEL 4 | 401 | 2 BDR + D | 103.29 m² | 1111.76 SF |
| LEVEL 4 | 402 | 2 BDR | 90.44 m² | 973.49 SF |
| LEVEL 4 | 403 | 1 BDR + D | 77.84 m² | 837.81 SF |
| LEVEL 4 | 404 | 1 BDR | 64.04 m² | 689.28 SF |
| LEVEL 4 | 405 | 1 BDR | 48.32 m² | 520.07 SF |
| LEVEL 4 | 406 | 2 BDR + D | 101.17 m² | 1089 SF |
| LEVEL 4 | 407 | 2 BDR + D | 98.36 m² | 1058.69 SF |
| LEVEL 4 | 408 | 2 BDR + D | 92.91 m² | 1000.08 SF |
| LEVEL 4 | 409 | 2 BDR + D | 88.14 m² | 948.73 SF |
| LEVEL 4 | 410 | 2 BDR | 85.62 m² | 921.64 SF |
| LEVEL 4 | 411 | 2 BDR | 80.8 m² | 869.75 SF |
| LEVEL 4 | 412 | 1 BDR | 54.45 m² | 586.14 SF |
| TOTAL | 1096.73 m² | 11805.15 SF |
Level 4 - Units Mix
| LEVEL | UNIT TYPE | COUNT |
|---|---|---|
| LEVEL 4 | 1 BDR | 3 |
| LEVEL 4 | 1 BDR + D | 1 |
| LEVEL 4 | 2 BDR | 3 |
| LEVEL 4 | 2 BDR + D | 5 |
| TOTAL | 12 |
Areas - Level 5
Level 5 - Areas
| LEVEL | UNIT # | UNIT TYPE | AREA (m²) | AREA (SF) |
|---|---|---|---|---|
| LEVEL 5 | RES. CORRIDOR | 113.15 m² | 1217.89 SF | |
| LEVEL 5 | 501 | 2 BDR | 74.31 m² | 799.87 SF |
| LEVEL 5 | 502 | 1 BDR | 58.61 m² | 630.86 SF |
| LEVEL 5 | 503 | 1 BDR | 58.61 m² | 630.86 SF |
| LEVEL 5 | 504 | 1 BDR | 60.36 m² | 649.75 SF |
| LEVEL 5 | 505 | 2 BDR | 83.57 m² | 899.57 SF |
| LEVEL 5 | 506 | 1 BDR | 62.32 m² | 670.81 SF |
| LEVEL 5 | 507 | 1 BDR | 62.32 m² | 670.81 SF |
| LEVEL 5 | 508 | 1 BDR + D | 72.71 m² | 782.61 SF |
| LEVEL 5 | 509 | 1 BDR + D | 70.3 m² | 756.72 SF |
| LEVEL 5 | 510 | 2 BDR | 74.29 m² | 799.64 SF |
| LEVEL 5 | 511 | 2 BDR + D | 82.73 m² | 890.52 SF |
| TOTAL | 873.28 m² | 9399.91 SF |
Level 5 - Units Mix
| LEVEL | UNIT TYPE | COUNT |
|---|---|---|
| LEVEL 5 | 1 BDR | 5 |
| LEVEL 5 | 1 BDR + D | 2 |
| LEVEL 5 | 2 BDR | 3 |
| LEVEL 5 | 2 BDR + D | 1 |
| TOTAL | 11 |
Areas - Level 6
Level 6 - Areas
| LEVEL | UNIT # | UNIT TYPE | AREA (m²) | AREA (SF) |
|---|---|---|---|---|
| LEVEL 6 | CORRIDOR | 85.63 m² | 921.75 SF | |
| LEVEL 6 | 601 | 2 BDR | 71.85 m² | 773.41 SF |
| LEVEL 6 | 602 | 2 BDR + D | 63.52 m² | 683.69 SF |
| LEVEL 6 | 603 | 3 BDR | 108.88 m² | 1171.94 SF |
| LEVEL 6 | 604 | 1 BDR + D | 60.46 m² | 650.8 SF |
| LEVEL 6 | 605 | 1 BDR | 46.78 m² | 503.57 SF |
| LEVEL 6 | 606 | 1 BDR | 56.45 m² | 607.66 SF |
| LEVEL 6 | 607 | 2 BDR | 69.66 m² | 749.8 SF |
| TOTAL | 563.23 m² | 6062.6 SF |
Level 6 - Units Mix
| LEVEL | UNIT TYPE | COUNT |
|---|---|---|
| LEVEL 6 | 1 BDR | 2 |
| LEVEL 6 | 1 BDR + D | 1 |
| LEVEL 6 | 2 BDR | 2 |
| LEVEL 6 | 2 BDR + D | 1 |
| LEVEL 6 | 3 BDR | 1 |
| TOTAL | 7 |
Document Images
(348)
Diagram of the East Elevation highlighting exposed wall and opening areas
Diagram of the North Elevation highlighting exposed wall and opening areas
Diagram of the West Elevation indicating building heights and grades
Shadow study at 10 AM in June
Shadow study at 12 PM in June
Shadow study at 2 PM in June
Shadow study at 10 AM in March/September
Shadow study at 12 PM in March/September
Shadow study at 2 PM in March/September
Shadow study at 10 AM in December
Shadow study at 12 PM in December
Shadow study at 2 PM in December
Detailed site survey by B.C. Land Surveyor's showing existing conditions, lot lines, topography, and utility easements for Lot 1, Section 8, Esquimalt District, Plan 35505
Proposed site plan showing the building footprint at 298 Island Highway, landscaping with new and existing trees, commercial parking at grade, and access points from Helmcken Rd and Island Hwy
Underground parking floor plan for Level P2, showing standard and small car stalls numbered 68 through 104, total stalls 12+32+1=45, including residential stalls and a mechanical room
Underground parking floor plan for Level P1, showing stalls numbered 32 through 67, residential and commercial parallel and standard stalls, bicycle parking (21 horizontal, 22 vertical), and storage areas
Ground floor plan showing a 559.31 m² commercial area, 19 ground-level commercial parking stalls, residential entrance and lobby, electrical room, and loading areas
Residential floor plan for Level 2 showing units 201 through 212, residential circulation, and rooftop decks for several units
Residential floor plan for Level 3 showing units 301 through 312 and private balconies for all units
Residential floor plan for Level 4 showing units 401 through 412 and private balconies
Residential floor plan for Level 5 showing units 501 through 511 and private balconies
Residential floor plan for Level 6 showing units 601 through 607, a rooftop amenity area, and extensive outdoor deck space
Detailed roof plan showing various roof elevations (ranging from 27.08m to 43.51m) and mechanical equipment locations
South elevation drawing showing building materials, floor levels, and overall height from the Island Highway side
West elevation drawing looking from Helmcken Road, showing the building's terraced design and material distribution
North elevation drawing showing the building's rear facade, material legend applies
East elevation drawing showing the building's side facade and parking ramp access
Section 1 - East & West - Main Ramp: Vertical cross-section showing floor levels from P2 up to the roof and the profile of the parking ramp
Section 2 - East & West - Stair: Vertical cross-section through the building's main stairwell, residential lobby, and typical residential units
Section 3 - East & West: Vertical cross-section showing typical residential unit layouts and commercial space at grade
Section 4 - North & South - Ramp: Cross-section from Helmcken Rd through the parking ramp and commercial parking areas
Section 5 - North & South: Cross-section through elevators and stairs from the underground parking levels up to the roof
Close-up rendering of the street-level retail frontage and building entrance
Rendering of the building's residential lobby entrance with a decorative glass and wood canopy
Pedestrian-level rendering looking east along the retail sidewalk on Island Highway
Pedestrian-level rendering looking west along the retail sidewalk towards Helmcken Road
Color-coded area plan for Level 1, detailing residential, commercial, and service spaces
Color-coded area plan for Level 2, showing residential units and outdoor deck areas
Color-coded area plan for Level 3, detailing residential units and balconies
Color-coded area plan for Level 4, detailing residential units, balconies, and roof decks
Color-coded area plan for Level 5, detailing residential units, balconies, and roof decks
Color-coded area plan for Level 6, detailing residential units, amenity space, and extensive roof decks
