REZONING AND DEVELOPMENT APPLICATION RESUBMISSION MAY 27, 2016 OWNER Greater Victoria Housing Society 2326 Government Street Victoria, BC V8T 5G5 T: 250384 F: 250386 PROJECT ADDRESS 1780 TOWNLEY STREET, VICTORIA BC PROJECT LEGAL DESCRIPTION LOT 133 SECTION 26 VICTORIA LAND DISTRICT PLAN 11000 PARCEL A CONSULTANT LIST DEVELOPMENT CONSULTANT CitySpaces Consulting Ltd 5th Floor, 844 Courtney St Victoria, BC V8W 1C4 T: 2503830304 ARCHITECTURAL CONSULTANT 300-569 Johnson Street Victoria, BC V8W 1M2 T: 2503826650 CIVIL CONSULTANT On Point Project Engineers Ltd Suite 111-957 Langford Parkway Victoria, BC V9B 0A5 T: 2504787875 LANDSCAPE CONSULTANT Murdoch de Greeff Inc Landscape Architects 524 Culduthel Rd, Suite 200 Victoria, BC V8Z 1G1 T: 2504122891 TRAFFIC CONSULTANT Bunt & Associates Transportation Planning and Engineering Suite 535-645 Fort St Victoria, BC V8W 1G2 T: 2504122891 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 2015 3 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 2016 27 MAY 2016 2 PLANS A21 A22 A23 A24 A25 2 3 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 8200 1995 + 2028 + 1978 + 1961 = 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
DATA INFORMATION TABLE OWNER & DESIGNER/ARCHITECT: CIVIC ADDRESS: 1780 TOWNLEY STREET LEGAL ADDRESS: LOT 133 SECTION 26 VICTORIA LAND DISTRICT PLAN 11000 PARCEL A PID: 005-132-193 PROJECT DESCRIPTION: SENIOR AND FAMILY AFFORDABLE HOUSING CURRENT ZONING: RA-1 APARTMENT ZONE SITE AREA: 5,328m² ZONE 6252 - 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 71 17 (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) 74 + 75 74 (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 6253 - 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* 6255 - BUILDING SEPARATION TOTAL IMPERVIOUS SURFACE AREA (BLDG FOOTPRINTS, PAVED & COVERED AREAS) 6254 - 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 79335 MAPLE EXISTING UTILITY POLE C/W SINGLE PHASE TRANSFORMER 2025 (E) EXISTING UTILITY POLE MAPLE SRW 1525 BIRCH (EXISTING - WILLOW SRW 1525 50 MAPLE (EXISTING TREE) TREE LEGEND 1 2 3 4 5 6 7 8 9 10 11 12 13 14 5500 15 16 SLOPE TO PARKING 10500 12000 169 2025 (E) EXISTING TREE - TO BE RETAINED RG 36615 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 18450 LINE OF LEVEL 4 STEPBACK 2028 (E) 1500 6000 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 13665 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 A41 13865 CHERRY (EXISTING REMOVED) L I N E O F S E T B A C K FIRE DEPARTMENT CONNECTION 7000 7000 VISITOR 1978 (E) VISITOR RG I I 1200 9160 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 6000 415 1961 (E) EXISTING ACCESS 60960 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 2016 3 ISSUED FOR BC HOUSING REVIEW 27 APR 2016 4 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
ae aa ae ad ac ab 19400 8250 1700 7950 A41 a3 2 6100 37450 STAIR SMALL CAR 5500 BUILDING SERVICES (30m² +/-) VISITOR 10 8 9 7 6 5 4 3 2 1 (BF) ELEVATOR A - LEVEL 0 (BELOW GRADE) 1 2 3 4 5 6 8100 (TYP) LOCKERS + 4 BIKE 76m x 18m (25' x 6') VISITOR 11 12 13 14 15 16 17 18 19 20 (BF) SCOOTER (14 +/-) 1:4 RATIO 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 2400 3700 SMALL CAR 5500 1 2 3 4 5 6 7 14 13 12 11 10 9 8 27 28 29 30 31 32 33 10600 32950 43550 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 3 4150 6450 6500 6400 3300 4500 6150 6100 300 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 6100 4500 4500 4500 4500 4500 5850 2700 6400 43550 a13 a12 a10 a8 a7 a5 a4 a3 a1 PLANS - APARTMENT BUILDING 2 ISSUED FOR ZONING REVISED 11 MAR 2016 3 ISSUED FOR BC HOUSING REVIEW 27 APR 2016 4 ISSUED FOR REZONING RESUBMISSION 27 MAY 2016 W hcmaca
ae ad ac ab ae ad ac ab 8250 1700 8250 8250 1700 8250 17900 300 7950 1700 7950 300 A41 a11 a9 a6 44160 310 6100 1620 2880 6500 6400 3300 4500 5850 300 6400 1200 STAIR LAUNDRY A - 1200 MECHANICAL ELEVATOR COMMON SITTING NOOK (ENCLOSED) 1200 COMMON SOLARIUM (ENCLOSED) EXIT STAIR 4 5 6410 4500 4500 4500 4500 4500 5850 2700 6700 44160 a13 a12 a10 a8 a7 a5 a4 a3 a1 A41 a11 a9 a6 43860 310 6100 1660 2840 6500 6400 600 2700 4500 5850 300 6100 STAIR LAUNDRY A - LEVEL 3 MECHANICAL ELEVATOR COMMON SITTING NOOK (ENCLOSED) 1200 COMMON SOLARIUM (ENCLOSED) EXIT STAIR 310 6100 4500 4500 4500 4500 4500 5850 2700 6400 300 44160 a13 a12 a10 a8 a7 a5 a4 a3 a1 PLANS - APARTMENT BUILDING 2 ISSUED FOR BC HOUSING REVIEW 27 APR 2016 3 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
ae ad ac ab ae ab 17600 300 7950 1700 7950 17900 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 a3 43550 6100 4500 6500 6400 600 2700 4500 5850 6400 6 STAIR LAUNDRY A - LEVEL 4 MECHANICAL ELEVATOR ROOF OF LEVEL 3 1395 COMMON EXTERIOR TERRACE EXIT STAIR 6100 4500 4500 4500 4500 4500 5850 2700 6400 43550 a13 a12 a10 a8 a7 a5 a1 A41 7 SLOPE (50 ) A - ROOF ROOF OF LEVEL 3 SLOPE (95 ) COMMON EXTERIOR TERRACE LEVEL 4 6100 37450 a3 a1 8 7950 9 1200 4500 865 CLR 1275 760 810 CLR AREA 33 m² WINDOW TYPE VARIES A - TYPICAL 7950 3000 3080 AREA 47 m² 815 CLR 865 CLR 6400 815 CLR WINDOW TYPE VARIES A - TYPICAL PLANS - APARTMENT BUILDING 2 ISSUED FOR BC HOUSING REVIEW 27 APR 2016 3 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
bf be 5325 5300 bd bc bb 5300 5300 5325 ba cf 5025 ce cd cc cb 5025 ca A33 23 A 30 b2 c3 ELECTRICAL ROOM A33 24 22 A33 10000 TYP A 32 GARBAGE / RECYCLING (INSTALL ON CONCRETE PAD) 31 A 10000 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 5325 5300 5300 5300 5325 5025 5025 4700 4700 4700 4700 4700 AREA 48m² 9650 10000 TYP b2 b1 ELECTRICAL ROOM ROOF BELOW 4700 AREA 45m² GARBAGE/ RECYCLING ROOF BELOW 9650 10000 c3 c2 c1 2 ISSUED FOR BC HOUSING REVIEW 27 APR 2016 3 ISSUED FOR REZONING RESUBMISSION 27 MAY 2016 11 TH B - 13 TH C - cf 5025 ce cd cc cb 5025 ca 4700 4700 4700 4700 LEVEL 3 LEVEL 3 LEVEL 3 AREA m² ROOF BELOW LEVEL 3 LEVEL 3 7215 7515 2485 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
dg df de dd dc db 5025 5025 da A33 27 d2 A33 28 26 A33 10000 AREA 45m² d1 25 A33 North 15 TH D - dg df de dd dc db 5025 5025 4700 4700 4700 4700 4700 4700 da 9650 10000 d2 2 ISSUED FOR BC HOUSING REVIEW 27 APR 2016 3 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
a1 a3 a4 a5 a7 a8 a10 a12 a13 RAIN WATER LEADER, TYP 278 A - TOP OF ROOF 31500 A- ROOF 28600 A- Level 4 25700 A- Level 3 14380 BUILDING HEIGHT 22800 A- Level 2 19900 A- Level 1 51 11 21 23 31 61 52 71 17 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 a3 21 - PREFORMED METAL PANEL, COLOUR 1 PARKER JOHNSTON KYNAR - CHAMPAGNE METALLIC 22 - PREFORMED METAL PANEL, COLOUR 2 VICWEST - FUSAIN QC 16072 23 - PREFORMED METAL PANEL, COLOUR 3 VICWEST - CAMBRIDGE WHITE QC 16161 31 - TRIPLE GLAZE WINDOWS 41 - WOODSIDING SIKKENS - #078 NATURAL ON CEDAR a1 61 - FIXED SUN SHADE 71 - ASPHALT SHINGLES MALARKEY - 3-TAB SHINGLES - STORM GREY 2 ISSUED FOR BC HOUSING REVIEW 27 APR 2016 3 ISSUED FOR REZONING RESUBMISSION 27 MAY 2016 31500 A- ROOF 28600 A- Level 4 18 25700 22800 19900 A- Level 3 A- Level 2 A- Level 1 A - West Elevation 11 71 21 23 31 61 52 51 41 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
ab ac ad ae A - TOP OF ROOF 278 A- ROOF 31500 A- Level 4 28600 A- Level 3 25700 A- Level 2 22800 A- Level 1 19900 19 A - North Elevation 23 11 21 22 31 61 ae ad ac ab A - TOP OF ROOF 278 A- ROOF 31500 A- Level 4 28600 2 ISSUED FOR BC HOUSING REVIEW 27 APR 2016 3 ISSUED FOR REZONING RESUBMISSION 27 MAY 2016 A- Level 3 25700 MATERIAL FINISHES - A (APARTMENT BUILDING) 20 A - South Elevation 61 52 41 11 22 21 51 23 31 A- Level 2 22800 A- Level 1 19900 11 - 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 16072 23 - PREFORMED METAL PANEL, COLOUR 3 VICWEST - CAMBRIDGE WHITE QC 16161 31 - 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
bf be bd bc bb ba dg RAIN WATER LEADER, TYP df de dd dc db da RAIN WATER LEADER, TYP 22200 22600 TH B - Level 2 21800 22600 TH D - Level 2 19200 19600 TH B - Level 1 18800 19600 TH D - Level 1 23 B - South Elevation 21 TH 82 12 81 71 b1 22 61 31 52 D - South Elevation 25 TH b2 25320 TH D - Roof 24520 22200 22600 TH B - Level 2 21800 22600 TH D - Level 2 19200 19600 TH B - Level 1 18800 19600 TH D - Level 1 TH B - East Elevation 12 81 D - East Elevation 26 TH 31 bb bc RAIN WATER LEADER, TYP 81 52 d1 25300 TH B - Roof 24900 ba 23 12 bd be bf da 61 71 31 d2 12 db 82 81 dc dd de df dg 27 APR 2016 27 MAY 2016 24520 25320 TH D - Roof DATE 17 DEC 2015 25300 TH B - Roof 24900 82 31 71 31 81 12 82 61 D - North Elevation 27 TH b1 d2 d1 MATERIAL FINISHES - TH (TOWNHOUSES) 25320 24520 TH D - Roof 24900 25300 TH B - Roof 71 12 - STUCCO IMASCO MINERALS INC - WICCAN EARTH #139-IP 23 - PREFORMED METAL PANEL, COLOUR 3 VICWEST - CAMBRIDGE WHITE QC 16161 22200 22600 TH B - Level 2 22600 21800 TH D - Level 2 31 - TRIPLE GLAZE WINDOWS 52 - GLASS/METAL GUARD (JULIET BALCONY) 61 - FIXED SUN SHADE 19200 19600 TH B - Level 1 24 TH B - West Elevation 71 - ASPHALT SHINGLES MALARKEY - 3-TAB SHINGLES, STORM GREY 18800 TH D - Level 1 19600 23 81 31 PROJECT#:1543 DRAWN: FJ CHECKED: AF 12 28 TH D - West Elevation 31 82 12 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 12 61 18800 19600 TH D - Level 1 2 3 19200 19600 TH B - Level 1 ISSUE DESCRIPTION ISSUED FOR REZONING AND DEVELOPMENT ISSUED FOR BC HOUSING REVIEW ISSUED FOR REZONING RESUBMISSION 22600 TH D - Level 2 21800 # 1 22200 22600 TH B - Level 2 25320 TH D - Roof 24520 ELEVATIONS - TOWNHOUSES 24900 25300 TH B - Roof RAIN WATER LEADER, TYP
cf ce cd cc cb ca c1 c3 RAIN WATER LEADER, TYP 28010 28210 TH C - Roof 28010 28210 TH C - Roof 25400 25600 TH C - LEVEL 3 25400 25600 TH C - LEVEL 3 22400 22600 TH C - Level 2 22400 22600 TH C - Level 2 19400 19600 TH C - Level 1 19400 19600 TH C - Level 1 82 81 23 12 71 61 31 52 31 12 81 82 29 TH C - South Elevation 31 TH C - East Elevation ca cb cc cd ce cf c3 c1 28210 28010 25600 25400 22600 22400 19600 19400 TH C - Roof TH C - LEVEL 3 TH C - Level 2 TH C - Level 1 28010 28210 25400 25600 22400 22600 19400 19600 TH C - Roof TH C - LEVEL 3 TH C - Level 2 TH C - Level 1 2 ISSUED FOR BC HOUSING REVIEW 27 APR 2016 3 ISSUED FOR REZONING RESUBMISSION 27 MAY 2016 12 81 82 71 61 31 81 12 30 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 16161 31 - 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
10500 A APARTMENT BUILDING (BEYOND) 9160 12000 4660 4500 18450 c1 TH C - Roof 28010 b1 TOWNHOUSE 00 50 950 b2 TH C - LEVEL 3 25400 TH B - Roof 24900 9920 11295 EXISTING HEDGE BUILDING HEIGHT 14380 00 50 950 c3 TOWNHOUSE DECIDUOUS TREES TH B - Level 2 22200 199 AVERAGE GRADE TH B - Level 1 19200 COMMON GREEN SPACE TH C - Level 1 19400 TH B ELEVATOR 2500 STAIR 28600 A- Level 4 6430 415 6000 2500 VICTORIA PACIFIC RIM ALLIANCE CHURCH 2500 415 2500 25700 A- Level 3 11500 14380 TO 2 3 00 115m MAX ALLOWABLE HEIGHT 144m HEIGHT 50 31500 A- ROOF aa ab 950 278 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 2016 27 MAY 2016 TH C # 1 EXTERIOR SURFACE PARKING TH C - Level 2 22400 22800 A- Level 2 1500 1200 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 16900 A- Level 0 SECTIONS SCOOTER (PARKING BEYOND) 2000 19900 A- Level 1
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 JAN 2016 27 MAY 2016 DATE 17 DEC 2015 2 3 ISSUE DESCRIPTION ISSUED FOR REZONING AND DEVELOPMENT ISSUED FOR NEIGHBOURHOOD MEETING ISSUED FOR REZONING RESUBMISSION # 1 SOUTH PERSPECTIVE 37 38 2874 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)
39 PLAY + GATHERING AREA PERSPECTIVE SITE PERSPECTIVES 1 ISSUED FOR REZONING RESUBMISSION 27 MAY 2016 40 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