TOWNLEY STREET RENDERING

Transcription

1 REZONING AND DEVELOPMENT APPLICATION RESUBMISSION MAY 27, 2016 OWNER Greater Victoria Housing Society 2326 Government Street Victoria, BC V8T 5G5 T: F: PROJECT ADDRESS 1780 TOWNLEY STREET, VICTORIA BC PROJECT LEGAL DESCRIPTION LOT 133 SECTION 26 VICTORIA LAND DISTRICT PLAN PARCEL A CONSULTANT LIST DEVELOPMENT CONSULTANT CitySpaces Consulting Ltd 5th Floor, 844 Courtney St Victoria, BC V8W 1C4 T: ARCHITECTURAL CONSULTANT Johnson Street Victoria, BC V8W 1M2 T: CIVIL CONSULTANT On Point Project Engineers Ltd Suite Langford Parkway Victoria, BC V9B 0A5 T: LANDSCAPE CONSULTANT Murdoch de Greeff Inc Landscape Architects 524 Culduthel Rd, Suite 200 Victoria, BC V8Z 1G1 T: TRAFFIC CONSULTANT Bunt & Associates Transportation Planning and Engineering Suite Fort St Victoria, BC V8W 1G2 T: DRAWING LIST CIVIL PLANS - APARTMENT BUILDING PLANS - APARTMENT BUILDING PLANS - APARTMENT BUILDING PLANS - TOWNHOUSES PLANS - TOWNHOUSES L101 L102 LANDSCAPE PLAN STORMWATER MANAGEMENT PLAN L201 L202 PLANTING PLAN TREE PRESERVATION PLAN DATE 17 DEC ELEVATIONS A31 ELEVATIONS - APARTMENT BUILDING A32 ELEVATIONS - APARTMENT BUILDING A33 ELEVATIONS - TOWNHOUSES A ELEVATIONS - TOWNHOUSES LANDSCAPE 4 SECTIONS A41 SECTIONS A42 SITE SECTIONS TOWNLEY STREET RENDERING 5 CONTEXT PLANS A51 SITE ELEVATIONS A52 SITE PERSPECTIVES 1995 (E) 2028 (E) A 27 APR MAY PLANS A21 A22 A23 A24 A SITE PLAN AND SERVICING PLAN SITE PLAN EXISTING CONDITIONS SITE PLAN SITE SERVICING ISSUE DESCRIPTION ISSUED FOR REZONING AND DEVELOPMENT ISSUED FOR BC HOUSING REVIEW ISSUED FOR REZONING RESUBMISSION 1 SITE A11 C10 C20 # 1 COVER SHEET 0 NOTES A01 ARCHITECTURAL (APARTMENT BUILDING) 1978 (E) 1961 (E) AVERAGE GRADE CALCULATION AS OUTLINED IN 518 DETERMINATION OF GRADES SAANICH ZONING BYLAW = 7962 / 4 = 199m North PROJECT#:1543 DRAWN: FJ CHECKED: AF SITE CONTEXT Copyright reserved These drawings and the design contained therein or which may be inferred therefrom are, and at all times remain, the exclusive property of HCMA Architecture + Design (HCMA) HCMA holds the copyright and ownership in the said drawings, which cannot be used for any purpose without the express written consent of HCMA W hcmaca COVER SHEET AVERAGE GEODETIC GRADE = 199m

2 DATA INFORMATION TABLE OWNER & DESIGNER/ARCHITECT: CIVIC ADDRESS: 1780 TOWNLEY STREET LEGAL ADDRESS: LOT 133 SECTION 26 VICTORIA LAND DISTRICT PLAN PARCEL A PID: PROJECT DESCRIPTION: SENIOR AND FAMILY AFFORDABLE HOUSING CURRENT ZONING: RA-1 APARTMENT ZONE SITE AREA: 5,328m² ZONE LOT COVERAGE (NET AFTER DEDICATION OF ROAD & PARK) RESIDENTIAL MIXED ZONE RM-6 35% (1,865m²) 33% (1,737m²) PARKING REQUIREMENTS & CALCULATIONS PARKING - SECTION 7 (PAGE 7-2) TABLE (SENIOR CITIZEN HOUSING) A - APARTMENT BUILDING 1 SPACE / 2 DWELLING OR SLEEPING S (ASSUMING 51 S) 18 (LOW INCOME FAMILY HOUSING) TH B, TH C + TH D - TOWNHOUSES 15 SPACES / DWELLING (ASSUMING 16 S) TOTAL RESIDENTIAL PARKING PARKING - SECTION 7 (PAGE 7-5) 74 REQUIRED 26 PKG REQUIRED 24 PKG REQUIRED 50 PKG 20 PKG * (NOT INCL VISITOR PKG) 16 PKG * (NOT INCL VISITOR PKG) 36 PKG * PARKING - SECTION 7 (PAGE 7-5) (BARRIER-FREE PARKING) 1 / 100 SPACES IF MORE THAN 25 REQ'D (37m x 55m / 121 ft x 180 ft) 75 (SMALL CAR) 35% OF TOTAL REQ'D (24x45 / 79 ft x 147 ft) 75 (STANDARD) REMAINING (24x55 / 79 ft x 180 ft) * REPRESENTS VARIANCES REQUESTED ASSUME TOTAL RESIDENTIAL PKG = 50 REQUIRED 1 PKG TED 18 PKG TED 32 PKG ASSUME TOTAL RESIDENTIAL PKG = 36 2 PKG 2 PKG 32 PKG TOTAL FLOOR AREA & FLOOR SPACE RATIO (FSR) 6256 (a) - ALL S AND PROJECTIONS FOR ALL BUILDINGS AND STRUCTURES 7,992m² MAX FSR = 150 (i) STREET (ii) INT SIDE 75m 75m 4,938m² FSR = 93 (i) STREET (ii) INT SIDE 45m* 60m* 74 (VISITOR PARKING) 03 SPACES / DWELLING TOTAL RESIDENTIAL INCL VISITOR PARKING REQUIRED 67 S (03 SPACES / S = 21 PKG) REQUIRED 72 PKG 01 SPACES / S = 7 PKG * 43 PKG * (iii) REAR 105m (iii) REAR 105m NUMBER OF S BY TYPE NOT APPLICABLE REFER TO SUMMARY OF S 6256 (b) - HEIGHT OF BUILDINGS AND STRUCTURES APART TH B-D 115m (MAX) 75m (MAX) APART TH B-D 144m* 99m* BUILDING SEPARATION TOTAL IMPERVIOUS SURFACE AREA (BLDG FOOTPRINTS, PAVED & COVERED AREAS) RATIO OF OPEN SPACE TO TOTAL SITE AREA (a) 150m (MIN) (a) 112m* (b) 120m (MIN) (b) 110m* (c) 60m (MIN) (c) 21m* NOT APPLICABLE 3,557m² (67%) 5483m² / 10% (MIN) 680m² / 13% 1965 FIR DECIDUOUS EXISTING OVERHEAD BCH SINGLE-PHASE PRIMARY FIR EXISTING UTILITY POLE EXISTING HEDGE EXISTING OVERHEAD BCH 3-PHASE PRIMARY 33 A41 EXISTING UTILITY POLE MAPLE EXISTING UTILITY POLE C/W SINGLE PHASE TRANSFORMER 2025 (E) EXISTING UTILITY POLE MAPLE SRW 1525 BIRCH (EXISTING - WILLOW SRW MAPLE (EXISTING TREE) TREE LEGEND SLOPE TO PARKING (E) EXISTING TREE - TO BE RETAINED RG HYDRO 6000 L I N E O F S E T B A C K VISITOR VISITOR VISITOR RAISED GARDEN BEDS 2400 L I N E O F S E T B A C K 1995 (E) RG LINE OF LEVEL 4 STEPBACK 2028 (E) PINE EXTENT OF PARKING BOUNDARY BELOW GRADE SUN CONTROL OVERHANG (OVERHANGS ) EXISTING TREE - TO BE REMOVED NEW TREE (SEE LANDSCAPE DRAWINGS FOR DETAILS) 1825 (E) 4570 SUMMARY OF S A (APARTMENT BUILDING) 3,021m² (GFA - EXCLUDING LEVEL 0) 4-STOREY APARTMENT BUILDING S (28) S (23) TOTAL 51 S TH B (TOWNHOUSES) 550m² (GFA) 3 BDRM 2-STOREY TOWNHOUSES (5) TH C (TOWNHOUSES) 714m² (GFA) 4 BDRM 3-STOREY TOWNHOUSES (5) TH D (TOWNHOUSES) 623m² (GFA) 3 BDRM 2-STOREY TOWNHOUSES (6) TOTAL 16 S GFA TOTAL 4,908m² (+ ELECTRICAL ROOM 6m², + WASTE ENCLOSURE 24m²) PROJECT TOTAL 67 S RG SRW DECIDUOUS 1045 RG JAPANESE PLUM TOWNLEY STREET 1 PATIO ( PAVING) 4500 DECIDUOUS SITE AND SERVICING PLAN OPEN SPACE 680m² TOWNHOUSE D SUN CONTROL OVERHANG (OVERHANGS ) LAWN AREA PATIO ( PAVING) 1045 CHERRY NATURALIZED PLAY AREA RG 1045 RG 3515 ELECT- ROOM RG COVERED, SECURED, BIKE SHED - 21m x 12m (4 BIKES) SPRUCE TOWNHOUSE B CONIFER (EXISTING SUN CONTROL OVERHANG (OVERHANGS ) NEW SPEED HUMP APPROX LOCATION SEE CIVIL PATIO ( PAVING) RG PATIO ( PAVING) TOWNHOUSE C PATIO ( PAVING) 1045 GARBAGE /RECYCLING ROOM DECIDUOUS (CONCRETE PAD) 2300 RG EXISTING BUILDING TO BE DEMOLISHED 6000 MAILBOX LOCATION TOWNHOUSE B-D DRIVE AISLE A CHERRY (EXISTING REMOVED) L I N E O F S E T B A C K FIRE DEPARTMENT CONNECTION VISITOR 1978 (E) VISITOR RG I I TOWNLEY STREET PATIO ( PAVING) APARTMENT BUILDING LINE OF LEVEL 4 STEPBACK 4500 PINE JAPANESE PLUM L I N E O F S E T B A C K 3010 RG (E) EXISTING ACCESS FIR 1966 (E) THE VICTORIA PACIFIC RIM ALLIANCE CHURCH SUN CONTROL OVERHANG (OVERHANGS ) FIR OAK RG = RAIN GARDEN, REFER TO LANDSCAPE LAWN AREA, REFER TO LANDSCAPE ORNAMENTAL PLANTING AREA, REFER TO LANDSCAPE SITE PLAN AND SERVICING PLAN 2 ISSUED FOR ZONING REVISED 11 MAR ISSUED FOR BC HOUSING REVIEW 27 APR ISSUED FOR REZONING RESUBMISSION 27 MAY 2016 North 1 : 200 PROJECT#: 1543 DRAWN: FJ CHECKED: AF Copyright reserved These drawings and the design contained therein or which may be inferred therefrom are, and at all times remain, the exclusive property of HCMA Architecture + Design (HCMA) HCMA holds the copyright and ownership in the said drawings, which cannot be used for any purpose without the express written consent of HCMA W hcmaca

3 ae aa ae ad ac ab A41 a STAIR SMALL CAR 5500 BUILDING SERVICES (30m² +/-) VISITOR (BF) ELEVATOR A - LEVEL 0 (BELOW GRADE) (TYP) LOCKERS + 4 BIKE 76m x 18m (25' x 6') VISITOR (BF) SCOOTER (14 +/-) 1:4 RATIO SMALL CAR a4 a1 A41 a11 a9 a6 a2 PROJECT#: 1543 DRAWN: FJ CHECKED: AF Copyright reserved These drawings and the design contained therein or which may be inferred therefrom are, and at all times remain, the exclusive property of HCMA Architecture + Design (HCMA) HCMA holds the copyright and ownership in the said drawings, which cannot be used for any purpose without the express written consent of HCMA North VISITOR VISITOR I I CARETAKER MOP SINK TO BE WHEELCHAIR ACCESSIBLE TO BE WHEELCHAIR ACCESSIBLE A - LOBBY ANNUNCIATOR PANEL LAUNDRY 2400 COMMON ROOM MECHANICAL MAILBOX LOCATION KITCHENETTE ELEVATOR COMMON ROOM WC 1410 EXIT STAIR TO BE WHEELCHAIR ACCESSIBLE a13 a12 a10 a8 a7 a5 a4 a3 a1 PLANS - APARTMENT BUILDING 2 ISSUED FOR ZONING REVISED 11 MAR ISSUED FOR BC HOUSING REVIEW 27 APR ISSUED FOR REZONING RESUBMISSION 27 MAY 2016 W hcmaca

4 ae ad ac ab ae ad ac ab A41 a11 a9 a STAIR LAUNDRY A MECHANICAL ELEVATOR COMMON SITTING NOOK (ENCLOSED) 1200 COMMON SOLARIUM (ENCLOSED) EXIT STAIR a13 a12 a10 a8 a7 a5 a4 a3 a1 A41 a11 a9 a STAIR LAUNDRY A - LEVEL 3 MECHANICAL ELEVATOR COMMON SITTING NOOK (ENCLOSED) 1200 COMMON SOLARIUM (ENCLOSED) EXIT STAIR a13 a12 a10 a8 a7 a5 a4 a3 a1 PLANS - APARTMENT BUILDING 2 ISSUED FOR BC HOUSING REVIEW 27 APR ISSUED FOR REZONING RESUBMISSION 27 MAY 2016 PROJECT#: 1543 DRAWN: FJ CHECKED: AF Copyright reserved These drawings and the design contained therein or which may be inferred therefrom are, and at all times remain, the exclusive property of HCMA Architecture + Design (HCMA) HCMA holds the copyright and ownership in the said drawings, which cannot be used for any purpose without the express written consent of HCMA W hcmaca

5 ae ad ac ab ae ab ADAPTABLE HOUSING STANDARDS ALL WASHROOMS AND DOORS IN THE A- APARTMENT BUILDING MEET THE MANDATORY STANDARDS AS OUTLINED IN THE SAANICH MANDATORY BUILDING STANDARDS FOR ADAPTABLE HOUSING A41 a11 a9 a6 a4 a STAIR LAUNDRY A - LEVEL 4 MECHANICAL ELEVATOR ROOF OF LEVEL COMMON EXTERIOR TERRACE EXIT STAIR a13 a12 a10 a8 a7 a5 a1 A41 7 SLOPE (50 ) A - ROOF ROOF OF LEVEL 3 SLOPE (95 ) COMMON EXTERIOR TERRACE LEVEL a3 a CLR CLR AREA 33 m² WINDOW TYPE VARIES A - TYPICAL AREA 47 m² 815 CLR 865 CLR CLR WINDOW TYPE VARIES A - TYPICAL PLANS - APARTMENT BUILDING 2 ISSUED FOR BC HOUSING REVIEW 27 APR ISSUED FOR REZONING RESUBMISSION 27 MAY 2016 PROJECT#: 1543 DRAWN: FJ CHECKED: AF Copyright reserved These drawings and the design contained therein or which may be inferred therefrom are, and at all times remain, the exclusive property of HCMA Architecture + Design (HCMA) HCMA holds the copyright and ownership in the said drawings, which cannot be used for any purpose without the express written consent of HCMA W hcmaca

6 bf be bd bc bb ba cf 5025 ce cd cc cb 5025 ca A33 23 A 30 b2 c3 ELECTRICAL ROOM A A TYP A 32 GARBAGE / RECYCLING (INSTALL ON CONCRETE PAD) 31 A TYP AREA 48m² AREA 45m² b1 c1 29 A 21 A33 North 10 TH B - North 12 TH C - bf be bd bc bb ba cf ce cd cc cb ca AREA 48m² TYP b2 b1 ELECTRICAL ROOM ROOF BELOW 4700 AREA 45m² GARBAGE/ RECYCLING ROOF BELOW c3 c2 c1 2 ISSUED FOR BC HOUSING REVIEW 27 APR ISSUED FOR REZONING RESUBMISSION 27 MAY TH B - 13 TH C - cf 5025 ce cd cc cb 5025 ca LEVEL 3 LEVEL 3 LEVEL 3 AREA m² ROOF BELOW LEVEL 3 LEVEL c3 c2 c1 PLANS - TOWNHOUSES TH C - LEVEL 3 PROJECT#: 1543 DRAWN: FJ CHECKED: AF Copyright reserved These drawings and the design contained therein or which may be inferred therefrom are, and at all times remain, the exclusive property of HCMA Architecture + Design (HCMA) HCMA holds the copyright and ownership in the said drawings, which cannot be used for any purpose without the express written consent of HCMA 14 W hcmaca

7 dg df de dd dc db da A33 27 d2 A A AREA 45m² d1 25 A33 North 15 TH D - dg df de dd dc db da d2 2 ISSUED FOR BC HOUSING REVIEW 27 APR ISSUED FOR REZONING RESUBMISSION 27 MAY 2016 AREA 45m² d1 16 TH D - PLANS - TOWNHOUSES PROJECT#: 1543 DRAWN: FJ CHECKED: AF Copyright reserved These drawings and the design contained therein or which may be inferred therefrom are, and at all times remain, the exclusive property of HCMA Architecture + Design (HCMA) HCMA holds the copyright and ownership in the said drawings, which cannot be used for any purpose without the express written consent of HCMA W hcmaca

8 a1 a3 a4 a5 a7 a8 a10 a12 a13 RAIN WATER LEADER, TYP 278 A - TOP OF ROOF A- ROOF A- Level A- Level BUILDING HEIGHT A- Level A- Level A - East Elevation MATERIAL FINISHES - A (APARTMENT BUILDING) 11 - STUCCO IMASCO MINERALS INC WICCAN EARTH #139-IP 51 - ALUMINUM GLASS GUARD 52 - GLASS/METAL GUARD (JULIET BALCONY) 278 A - TOP OF ROOF a13 RAIN WATER LEADER, TYP a11 a9 a8 a6 a4 a PREFORMED METAL PANEL, COLOUR 1 PARKER JOHNSTON KYNAR - CHAMPAGNE METALLIC 22 - PREFORMED METAL PANEL, COLOUR 2 VICWEST - FUSAIN QC PREFORMED METAL PANEL, COLOUR 3 VICWEST - CAMBRIDGE WHITE QC TRIPLE GLAZE WINDOWS 41 - WOODSIDING SIKKENS - #078 NATURAL ON CEDAR a FIXED SUN SHADE 71 - ASPHALT SHINGLES MALARKEY - 3-TAB SHINGLES - STORM GREY 2 ISSUED FOR BC HOUSING REVIEW 27 APR ISSUED FOR REZONING RESUBMISSION 27 MAY A- ROOF A- Level A- Level 3 A- Level 2 A- Level 1 A - West Elevation PROJECT#: 1543 DRAWN: FJ CHECKED: AF Copyright reserved These drawings and the design contained therein or which may be inferred therefrom are, and at all times remain, the exclusive property of HCMA Architecture + Design (HCMA) HCMA holds the copyright and ownership in the said drawings, which cannot be used for any purpose without the express written consent of HCMA ELEVATIONS - APARTMENT BUILDING W hcmaca

9 ab ac ad ae A - TOP OF ROOF 278 A- ROOF A- Level A- Level A- Level A- Level A - North Elevation ae ad ac ab A - TOP OF ROOF 278 A- ROOF A- Level ISSUED FOR BC HOUSING REVIEW 27 APR ISSUED FOR REZONING RESUBMISSION 27 MAY 2016 A- Level MATERIAL FINISHES - A (APARTMENT BUILDING) 20 A - South Elevation A- Level A- Level STUCCO IMASCO MINERALS INC WICCAN EARTH #139-IP 21 - PREFORMED METAL PANEL, COLOUR 1 PARKER JOHNSTON KYNAR - CHAMPAGNE METALLIC 22 - PREFORMED METAL PANEL, COLOUR 2 VICWEST - FUSAIN QC PREFORMED METAL PANEL, COLOUR 3 VICWEST - CAMBRIDGE WHITE QC TRIPLE GLAZE WINDOWS 41 - WOODSIDING SIKKENS - #078 NATURAL ON CEDAR 51 - ALUMINUM GLASS GUARD 52 - GLASS/METAL GUARD (JULIET BALCONY) 61 - FIXED SUN SHADE 71 - ASPHALT SHINGLES MALARKEY - 3-TAB SHINGLES - STORM GREY ELEVATIONS - APARTMENT BUILDING PROJECT#: 1543 DRAWN: FJ CHECKED: AF Copyright reserved These drawings and the design contained therein or which may be inferred therefrom are, and at all times remain, the exclusive property of HCMA Architecture + Design (HCMA) HCMA holds the copyright and ownership in the said drawings, which cannot be used for any purpose without the express written consent of HCMA W hcmaca

10 bf be bd bc bb ba dg RAIN WATER LEADER, TYP df de dd dc db da RAIN WATER LEADER, TYP TH B - Level TH D - Level TH B - Level TH D - Level 1 23 B - South Elevation 21 TH b D - South Elevation 25 TH b TH D - Roof TH B - Level TH D - Level TH B - Level TH D - Level 1 TH B - East Elevation D - East Elevation 26 TH 31 bb bc RAIN WATER LEADER, TYP d TH B - Roof ba bd be bf da d2 12 db dc dd de df dg 27 APR MAY TH D - Roof DATE 17 DEC TH B - Roof D - North Elevation 27 TH b1 d2 d1 MATERIAL FINISHES - TH (TOWNHOUSES) TH D - Roof TH B - Roof STUCCO IMASCO MINERALS INC - WICCAN EARTH #139-IP 23 - PREFORMED METAL PANEL, COLOUR 3 VICWEST - CAMBRIDGE WHITE QC TH B - Level TH D - Level TRIPLE GLAZE WINDOWS 52 - GLASS/METAL GUARD (JULIET BALCONY) 61 - FIXED SUN SHADE TH B - Level 1 24 TH B - West Elevation 71 - ASPHALT SHINGLES MALARKEY - 3-TAB SHINGLES, STORM GREY TH D - Level PROJECT#:1543 DRAWN: FJ CHECKED: AF TH D - West Elevation Copyright reserved These drawings and the design contained therein or which may be inferred therefrom are, and at all times remain, the exclusive property of HCMA Architecture + Design (HCMA) HCMA holds the copyright and ownership in the said drawings, which cannot be used for any purpose without the express written consent of HCMA 81 - FIBRE CEMENT PANEL, COLOUR 1 HARDIE PLANK - HL5, KHAKI BROWN 82 - FIBRE CEMENT PANEL, COLOUR 2 HARDIE PLANK - HL5, COBBLE STONE W hcmaca b2 81 B - North Elevation 23 TH TH D - Level TH B - Level 1 ISSUE DESCRIPTION ISSUED FOR REZONING AND DEVELOPMENT ISSUED FOR BC HOUSING REVIEW ISSUED FOR REZONING RESUBMISSION TH D - Level # TH B - Level TH D - Roof ELEVATIONS - TOWNHOUSES TH B - Roof RAIN WATER LEADER, TYP

11 cf ce cd cc cb ca c1 c3 RAIN WATER LEADER, TYP TH C - Roof TH C - Roof TH C - LEVEL TH C - LEVEL TH C - Level TH C - Level TH C - Level TH C - Level TH C - South Elevation 31 TH C - East Elevation ca cb cc cd ce cf c3 c TH C - Roof TH C - LEVEL 3 TH C - Level 2 TH C - Level TH C - Roof TH C - LEVEL 3 TH C - Level 2 TH C - Level 1 2 ISSUED FOR BC HOUSING REVIEW 27 APR ISSUED FOR REZONING RESUBMISSION 27 MAY TH C - North Elevation TH C - West Elevation PROJECT#: 1543 DRAWN: FJ CHECKED: AF Copyright reserved These drawings and the design contained therein or which may be inferred therefrom are, and at all times remain, the exclusive property of HCMA Architecture + Design (HCMA) HCMA holds the copyright and ownership in the said drawings, which cannot be used for any purpose without the express written consent of HCMA 32 MATERIAL FINISHES - TH (TOWNHOUSES) 12 - STUCCO IMASCO MINERALS INC - WICCAN EARTH #139-IP 23 - PREFORMED METAL PANEL, COLOUR 3 VICWEST - CAMBRIDGE WHITE QC TRIPLE GLAZE WINDOWS 52 - GLASS/METAL GUARD (JULIET BALCONY) 61 - FIXED SUN SHADE 71 - ASPHALT SHINGLES MALARKEY - 3-TAB SHINGLES, STORM GREY 81 - FIBRE CEMENT PANEL, COLOUR 1 HARDIE PLANK - HL5, KHAKI BROWN 82 - FIBRE CEMENT PANEL, COLOUR 2 HARDIE PLANK - HL5, COBBLE STONE ELEVATIONS - TOWNHOUSES W hcmaca

12 10500 A APARTMENT BUILDING (BEYOND) c1 TH C - Roof b1 TOWNHOUSE b2 TH C - LEVEL TH B - Roof EXISTING HEDGE BUILDING HEIGHT c3 TOWNHOUSE DECIDUOUS TREES TH B - Level AVERAGE GRADE TH B - Level COMMON GREEN SPACE TH C - Level TH B ELEVATOR 2500 STAIR A- Level VICTORIA PACIFIC RIM ALLIANCE CHURCH A- Level TO m MAX ALLOWABLE HEIGHT 144m HEIGHT A- ROOF aa ab A - TOP OF ROOF ac ad ae ISSUE DESCRIPTION ISSUED FOR REZONING AND DEVELOPMENT ISSUED FOR BC HOUSING REVIEW ISSUED FOR REZONING RESUBMISSION DATE 17 DEC 2015 SECTION - TH B + C 33 N-S 27 APR MAY 2016 TH C # 1 EXTERIOR SURFACE PARKING TH C - Level A- Level SECTION - APARTMENT BUILDING E-W PROJECT#:1543 DRAWN: FJ CHECKED: AF Copyright reserved These drawings and the design contained therein or which may be inferred therefrom are, and at all times remain, the exclusive property of HCMA Architecture + Design (HCMA) HCMA holds the copyright and ownership in the said drawings, which cannot be used for any purpose without the express written consent of HCMA W hcmaca SOLAR OVERHANG A- Level 0 SECTIONS SCOOTER (PARKING BEYOND) A- Level 1

13 SITE SECTION 1770 TOWNLEY STREET 1770 TOWNLEY STREET TOWNHOUSE D (2 STOREYS) TOWNHOUSE C (3 STOREYS) APARTMENT (3+4 STOREYS) VICTORIA PACIFIC RIM ALLIANCE CHURCH 2810 QUEENSTON STREET 2805 QUEENSTON STREET SITE SECTION 35 SITE SECTION SITE SECTION VIEW 1 VIEW 2 VIEW 3 1 ISSUED FOR REZONING RESUBMISSION 27 MAY 2016 VIEW 1: FROM 2880 ILENE TERRACE VIEW 2: FROM 2854 ILENE TERRACE VIEW 4 SITE SECTION 36 KEY PLAN + NEIGHBOURING VIEWS VIEW 3: FROM 2870 QUEENSTON STREET VIEW 4: FROM 2850 QUEENSTON STREET SITE SECTIONS As indicated PROJECT#: 1543 DRAWN: FJ CHECKED: AF Copyright reserved These drawings and the design contained therein or which may be inferred therefrom are, and at all times remain, the exclusive property of HCMA Architecture + Design (HCMA) HCMA holds the copyright and ownership in the said drawings, which cannot be used for any purpose without the express written consent of HCMA W hcmaca

14 14 JAN MAY 2016 DATE 17 DEC ISSUE DESCRIPTION ISSUED FOR REZONING AND DEVELOPMENT ISSUED FOR NEIGHBOURHOOD MEETING ISSUED FOR REZONING RESUBMISSION # 1 SOUTH PERSPECTIVE ILLENE TERRACE 2880 ILLENE TERRACE 2886 ILLENE TERRACE 2892 ILLENE TERRACE NORTH ELEVATION PROJECT#:1543 DRAWN: FJ CHECKED: AF Copyright reserved These drawings and the design contained therein or which may be inferred therefrom are, and at all times remain, the exclusive property of HCMA Architecture + Design (HCMA) HCMA holds the copyright and ownership in the said drawings, which cannot be used for any purpose without the express written consent of HCMA W hcmaca 2864 ILLENE TERRACE 1770 TOWNLEY STREET (BACK) SITE ELEVATIONS VICTORIA PACIFIC RIM ALLIANCE CHURCH (BACK)

15 39 PLAY + GATHERING AREA PERSPECTIVE SITE PERSPECTIVES 1 ISSUED FOR REZONING RESUBMISSION 27 MAY TOWNLEY STREET PERSPECTIVE PROJECT#: 1543 DRAWN: FJ CHECKED: AF Copyright reserved These drawings and the design contained therein or which may be inferred therefrom are, and at all times remain, the exclusive property of HCMA Architecture + Design (HCMA) HCMA holds the copyright and ownership in the said drawings, which cannot be used for any purpose without the express written consent of HCMA W hcmaca