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Council Meeting/Documents/Proposed Residential Development Architectural Drawings - 242-244 Island Highway
Appendix

Proposed Residential Development Architectural Drawings - 242-244 Island Highway

June 5, 2018Pages 47–6311 sections

Detailed site plans, floor plans, elevations, and 3D massing models for the proposed 37-unit residential building at 242-244 Island Highway.

Project No. 17-504Alan Lowe Architect Inc.37 total units (16 x 2BD, 21 x 1BD)4 storeys45 parking spaces

ISSUED FOR REZONING PERMIT

242-244 ISLAND HWY VICTORIA, BRITISH COLUMBIA PROJECT NUMBER: 17-504 15 MAY 2018

alan lowe architect inc. #118 - 21 Erie St., Victoria, British Columbia t 250.360.2888

Architectural rendering of the proposed multi-unit residential building at 242-244 Island Highway
Architectural rendering of the proposed multi-unit residential building at 242-244 Island Highway
Page 47–63

INDEX OF DRAWINGS

ARCHITECTURAL
A0.0 COVER SHEET / INDEX
A1.0 CONTEXT PLAN
A1.1 EXISTING SITE PLAN
A1.2 PROPOSED SITE PLAN (1:200) / PROJECT DATA
A1.3 PROPOSED SITE PLAN - LARGER SCALE (1:100)
A2.0 UNDERGROUND FLOOR PLAN (PARKING)
A2.1 GROUND FLOOR PLAN
A2.2 SECOND FLOOR PLAN
A2.3 THIRD FLOOR PLAN
A2.4 FOURTH FLOOR PLAN
A2.5 ROOF PLAN
A3.0 ELEVATIONS
A3.1 ELEVATIONS
A3.2 STREETSCAPES
A3.3 3D MODEL / PERSPECTIVES
A4.0 SECTIONS
P1 SITE LANDSCAPE PLAN
Page 47–63

CONTEXT PLAN (A1.0)

Context plan map showing lot 244 and surrounding properties along Island Highway and Suzanne Place
Context plan map showing lot 244 and surrounding properties along Island Highway and Suzanne Place
Regional context map showing the site's proximity to Portage Inlet, Thetis Cove, and View Royal Elementary
Regional context map showing the site's proximity to Portage Inlet, Thetis Cove, and View Royal Elementary
Page 47–63

EXISTING SITE PLAN (A1.1)

PROJECT INFORMATION

DESCRIPTION: MULTIPLE UNIT RESIDENCE LEGAL ADDRESS: REMAINDER LOT 34 & 35, SECTION 3, ESQUIMALT DISTRICT, PLAN 3738 EXCEPT PARTS IN PLANS EPP8968 AND EPP9053 CIVIC ADDRESS: 242-244 ISLAND HIGHWAY, VICTORIA, B.C.

Page 47–63

PROPOSED SITE PLAN (A1.2)

ZONING DATA

REQUIRED PROPOSED
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
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
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)
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 SPACE RATIO: 1.6 : 1.0 1.58 : 1.0
BUILDING HEIGHT (TOP OF PARAPET): 13.5 m [44'-3 1/2"] 13.00 m [42'-8"]
SITE COVERAGE: 60% (max.) 46.7%
IMPERMEABLE SURFACE COVERAGE: 80% (max.) 72.6%

SETBACKS

REQUIRED PROPOSED
FRONT (ALONG ISLAND HWY) 7.5 m [24'-7 1/4"] (min.) 4.30m [14'-1"] **
REAR 7.0 m [22'-11 1/2"] (min.) 7.0 m [22'-11 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"]

** ** VARIANCE REQUIRED FOR FRONT STAIRWELL AND ENTRANCE LOBBY PROJECTING INTO FRONT SETBACK BY 3.22m [10'-6 1/2"]

NOTE: VARIANCE REQUIRED FOR BALCONIES PROJECTING INTO REQUIRED SETBACKS. PROJECTIONS RANGE FROM 0.73m TO 1.89m.
OPEN SPACE PROPOSED: 27.4% (NOT INCLUDING PARKING & RAMP)
OPEN SPACE TO SITE AREA RATIO: 0.27
PARKING REQUIRED: 45 (80% UNDERGROUND (36 SPACES))
CALCULATION: [16 (2BD UNITS) x 1.5] + [21 (1BD UNITS) x 1] = 45
PARKING PROPOSED: 45 (9 SURFACE STALLS + 36 UNDERGROUND) (INCLUDING 1 HANDICAPPED)
BICYCLE PARKING: 48 PLUS 6 @ ENTRY

AVERAGE GRADE CALCULATION:

  • 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

Page 47–63

PROPOSED SITE PLAN (LARGER SCALE) (A1.3)

This sheet provides a larger 1:100 scale plan of the proposed site, including the building footprint, ground floor unit layouts, and 9 surface parking stalls.

Page 47–63

UNDERGROUND PARKING FLOOR PLAN (A2.0)

The underground parking level includes:

  • 36 underground parking stalls.
  • Bike storage for 48 racks.
  • 37 storage lockers.
  • Workshop area.
  • Mechanical and electrical rooms.
Page 47–63

FLOOR PLANS (A2.1 - A2.4)

The building consists of four floors with varying unit types:

  • Ground Floor (A2.1): 588.1 m² (6,331 S.F.)
  • Second Floor (A2.2): 836.1 m² (9,000 S.F.)
  • Third Floor (A2.3): 836.1 m² (9,000 S.F.)
  • Fourth Floor (A2.4): 686.5 m² (7,389 S.F.)
Page 47–63

EXTERIOR FINISHES & ELEVATIONS (A3.0 - A3.1)

EXTERIOR FINISHES & NOTES

  • F1: HARDIE PANEL-DARK COLOUR
  • F1a: HARDIE PANEL -LIGHT COLOUR
  • F2: HORIZONTAL T&G CEDAR SIDING
  • F3: PRE-FINISHED METAL FLASHING
  • F4: AL-13 COMPOSITE METAL PANELS
  • F5: PREFINISHED ALUMINUM GUARDRAILS w/ GLAZING
  • F6: ALUMINUM PICKET FENCE - 4' HIGH

Elevations provided include:

  • South Elevation (Island Hwy)
  • West Elevation (Lane)
  • North Elevation
  • East Elevation
Page 47–63

STREETSCAPES & PERSPECTIVES (A3.2 - A3.3)

Streetscape views show the proposed building in context with neighboring properties along Island Highway and the existing lane.

3D bird's eye view of the project looking over Island Highway from the south-west
3D bird's eye view of the project looking over Island Highway from the south-west
3D bird's eye view of the project looking over Island Highway from the south-east
3D bird's eye view of the project looking over Island Highway from the south-east
3D perspective view from street level on Island Highway looking north-west
3D perspective view from street level on Island Highway looking north-west
Alternate 3D perspective view from street level on Island Highway looking north-east
Alternate 3D perspective view from street level on Island Highway looking north-east
Detailed 3D rendering of the building entrance at 244 Island Highway
Detailed 3D rendering of the building entrance at 244 Island Highway
Close-up 3D rendering of the building's exterior architectural detailing and balconies
Close-up 3D rendering of the building's exterior architectural detailing and balconies
Page 47–63

SECTIONS & LANDSCAPING (A4.0, P1)

A longitudinal section (A4.0) details the building's structural relationship to the parkade and grade. The Site Landscape Plan (P1) by Lombard North Group provides details for surface treatments, plantings, and site amenities.

Page 47–63
Extracted from: 2018 06 05 Council Agenda - Agenda - Pdf