copied for apc date: september 18, 2018 town …development+applications/2018/2313... ·...

$: COPIED FOR APC DATE: September 18, 2018 TOWN …Development+Applications/2018/2313... · S:\CorporateData\Tempest\Attachments\Prospero\DP\DP100739\REPORT TO APC - 2313 Oakville Ave_V5$
TOWN OF SIDNEY

Report to Advisory Planning Commission

TO: Chair and Members of the Commission

FROM: Yazmin Hernandez, Municipal Planner

DATE: September 11, 2018 File No. 2313 Oakville Avenue (Land)

SUBJECT: Development Permit Application No. DP100739 (Redesign)

2313 Oakville Avenue

PURPOSE:

The purpose of this report is to address Development Permit Application No. DP100739 for the

property located at 2313 Oakville Avenue (Map attached as Appendix A).

REPORT SUMMARY:

This application involves the subdivision of a parcel into two legal lots to construct a single-family dwelling with a secondary suite on each new lot. Note that the initial proposal requested variances to side interior setbacks and site coverage; the most recent redesign has eliminated the need for these variances.

At the May 28, 2018 meeting, Council passed a motion requesting a project redesign.

A redesigned proposal was reviewed by Council at its July 9, 2018 regular meeting and forwarded the APC meeting on July 17th, 2018 for review and comment.

At its regular meeting of August 13, 2018 Council endorsed the APC recommendation to deny the Development Variance Permit application and also supported APC’s request for a redesign to address several elements of the designs for the proposed houses.

A revised proposal addressing APC’s concerns with variances removed was received by staff on August 22, 2018.

DESCRIPTION OF PROPOSED DEVELOPMENT:

The applicant is proposing to subdivide the subject property into two lots and construct a single-family dwelling with a secondary suite on each new lot, each fronting Oakville Avenue. The existing single-family dwelling on the property would be removed to accommodate the new dwellings.

Each of the single-family dwellings would be 2.5 storeys with a secondary suite in the lower half storey. The primary dwellings would have a gross floor area of approximately 153 m2 (1,646 ft2). The secondary suites would have an approximate floor area of 76.5 m2 (823 ft2).

LOCATION:

The subject property is located on Oakville Avenue between Seventh Street and Eighth Street in an area of established single-family and small lot single-family dwellings, townhouse developments and the future Community Safety Building. The following table outlines the Official Community Plan and Zoning designations of the surrounding properties.

COPIED FOR APC

DATE: September 18, 2018

Development Permit Application No. DP100739 | 2313 Oakville Avenue | September 11, 2018 | Page 2 of 6

S:\CorporateData\Tempest\Attachments\Prospero\DP\DP100739\REPORT TO APC - 2313 Oakville Ave_V5 Review.doc

Table 1: Surrounding Land Use, Zoning and OCP Designations

OCP Designation

Zoning Designation Current Land Use(s)

North RES-3; COM-1

CD38 – 2318, 2324 Oakville Avenue, C1 – Downtown Commercial

Multi-family dwellings, Mary Winspear Centre

East RES-2 R1.3 – Single-Family High Density Residential – Orchard Area

Single-family dwellings

South RES-2 R3 – Single-Family and Couplet High Density Single-family dwellings

West RES-2; INS R3 – Single-Family and Couplet High Density Residential; U2– Regional Transportation (Land),

Single-family dwellings, future Community Safety Building, Highway 17

OFFICIAL COMMUNITY PLAN BYLAW 1920:

The site is designated as Intensive Single-Family Residential (RES-2) in the Town of Sidney Official Community Plan (OCP). Located to the south of the downtown core, the OCP encourages increased single-family residential density in this area through the development of small lot single-family dwellings and laneway houses. Staff consider this development proposal to be in keeping with the objectives and policies outlined in the OCP.

ZONING BYLAW 2015:

The current zoning for the property is Single-Family and Couplet High Density Residential (R3), the intent of which is to provide for attached couplet housing, small-lot single-family housing and low density single-family housing with the potential for a secondary suite or detached secondary dwelling. The following table shows the proposed development complies with the requirements for the R3 zone:

Table 2: Zoning Comparison

Regulations Permitted in

the R3 Zone

Proposed Development

(Both lots) Conformity

Permitted Uses Single-family dwelling Secondary suite

Single-family dwelling with secondary suite

Conforms

Conditions of

Use

Lot width not less than 7.5 m (24.6 ft)

8.38 m (27.5 ft) Conforms

Secondary suite located in primary dwelling

Secondary suite located in primary dwelling

Conforms

Lot Area Min: 255 m2 510 m2 Conforms

Lot Coverage First floor: Max: 35% Second floor: Max. 30%

First floor: 30% Second floor: 30%

Conforms Conforms

Height Max. 8 m (26.2 ft) 7.98 m (26.2 ft) Conforms

Storeys Max. 2.5 2.5 Conforms

Setbacks:

Front Min. 4.5 m (14.8 ft) 5.1 m (16.7 ft) Conforms

Rear Min. 3 m (9.8 ft) 9.98 m (32.7 ft) Conforms

Side Interior Min. 1.2 m (3.9 ft) 1.22 m (4.0 ft) Conforms

Side Exterior n/a n/a n/a

OFF-STREET PARKING AND LOADING BYLAW NO. 2140

The development meets the requirements of Off-Street Parking and Loading Bylaw No. 2140 by accommodating the required four on-site vehicle parking spaces with two surface parking spaces at the rear of the property plus one small-car surface parking space for each secondary suite on the driveway off of Oakville Avenue (refer to Appendix C for drawings).



The rear yard driveway area would require a private easement to allow the vehicle from the western lot to cross over the eastern lot to the lane. The section of laneway adjacent to the subject property would also be paved as part of this development.

INTENSIVE SINGLE FAMILY RESIDENTIAL DEVELOPMENT PERMIT GUIDELINES:

As the property is designated as Intensive Single Family Residential on the OCP, the site is subject to Development Permit Area Guidelines. The three stated objectives of the Intensive Single-Family Residential guidelines are: 1) to integrate new housing into existing residential neighbourhoods; 2) to create affordable housing through small lot developments; and, 3) to establish a high standard of design within new intensive single family residential development.

Staff are of the opinion that the revised design addresses the development permit guidelines:

19.3.1 The scale, size, massing, shape, roofline and exterior finish of buildings should be sufficiently varied to avoid monotonous streetscapes and building vistas (i.e. building vistas as viewed from abutting streets).

The dwellings are of similar size and massing as surrounding properties, and proposed to be built in a traditional style. While the two houses have similar architectural style and use similar exterior finishing materials, the color palate and key architectural features, including windows, covered entrance and roofline are distinctly different.

19.3.2 To achieve harmonious integration with its surroundings, development should be sensitive to the scale, mass, siting, and form of adjacent buildings, especially as viewed from the street.

The proposed development would be similar in scale to surrounding buildings, and sited with similar setbacks to more recently built dwellings in the neighbourhood.

19.3.4 Architectural elements and materials should be chosen to convey a feeling of quality and permanence. The use of two or three types of cladding materials, as well as architectural detailing and/or accent colours should be considered to break up large flat surfaces and monotonous facades. Large expanses of uniform materials and flat monotonous facades facing streets are discouraged.

The development proposes to use a variety of finishing materials and colors, including hardi plank (green and blue), hardi board (white vanilla) and shingles (green and asphalt).

19.3.5 Development should promote a pedestrian oriented streetscape.

Each of the dwellings would have windows, doors and the secondary suite entrance fronting onto the street. The development is proposing vehicle access both off Oakville Avenue and the rear lane. Although a surface parking space would be located at the front of each house, this would be finished in paving stones and be combined with a paved pathway for pedestrian access to connect the front entrances with Oakville Avenue.

19.3.9 Where possible, window openings on side elevations should be located so that they do not directly align with those of adjacent houses. Privacy should also be considered when locating dormers and skylights.

Due to the similar flipped floor plans, some of the windows on the interior side elevations directly face each other. The windows affected by overlook are in the kitchen and bathrooms and the impact of the overlook could be minimized by using glazed, textured or obscure glass.

19.3.11 Exterior changes [for the secondary suite] to front façades should be minimized, and when possible a single entrance retained on the front façade. If the entrance to the suite can only be on the front of the house, it should be designed in such a way that it is complementary to the existing front façade.



The entrances to both secondary suites are well integrated into the overall design of the building and do not appear to be “separate” dwelling units from an architectural perspective.

19.3.38 Design of open space should emphasize usability, with convenient access from the interior of units so that open space can be used as part of everyday living.

19.3.40 If the entrance to the secondary suite is located on the side or rear of the house, a hard-surfaced connection should be provided between the dwelling and a street or lane. Lighting for the connection should minimize impact on neighboring properties.

Both dwellings and secondary suites have direct hard access connection to outdoor spaces and the street. A more functional front yard driveway and parking area layout, which recognizes the existing location of boulevard trees is likely to increase the usability of the suites outdoor and parking space. Staff are proposing that a front yard driveway redesign be a condition to the permit.

19.3.46 Hard-surfaced driveways and parking areas should be surfaced with materials that avoid a monotonous appearance.

The driveway in the rear yard is proposed to be surfaced with concrete with inset brick pavers to create visual interest. The driveway/walkway in the front yard is proposed to be surfaced entirely in brick pavers.

19.3.48 Where possible, additional parking spaces should be accessed via a second street frontage or lane to disperse traffic and minimize the visual impact of vehicles on the street.

19.3.49 Where possible, parking should be located within the rear yard.

Main vehicle access and parking is located in the rear yard, with a small surface parking space in each front yard. However, as the front of the dwellings do not include garages or carports, the design is not vehicle-oriented.

DISCUSSION:

A number of properties in this neighbourhood have been redeveloped with small lot single-family dwellings. These have all resulted in successful, attractive projects.

The applicant has addressed previous APC concerns and has submitted a design that requires no variances. The traditional craftsman style architecture fits within the established character of the Orchard neighborhood.

STAFF RECOMMENDATION:

That Development Permit Application No. DP100739 (for the form and character of two small-lot

single-family residential dwellings) be brought before Council for approval, provided that the

property owner shall, prior to the issuance of Building Permit, meet the following conditions:

a. Address Design Guidelines 19.3.38 (design of open space) to the satisfaction of the

Director of Development Services, Engineering, Parks and Works;

b. Submit and adhere to a tree retention plan, prepared by a certified arborist, which

specifically examines and recommends measures to minimize the impact of the

proposed driveway access and parking areas off of Oakville Avenue;

c. Provide a front yard driveway access and parking area plan, which adheres to the tree

retention plan, to the satisfaction of the Director of Development Services,

Engineering, Parks and Works;

d. Install tree protection fencing to the satisfaction of the Director of Development

Services, Engineering, Parks and Works, keep the fencing in place until such time that

all construction on the property is complete, and have all work inside the tree



Appendix A: 2017 Aerial Photo of 2313 Oakville Avenue, showing OCP (red) and Zoning (black)

designations, with the subject property outlined in red.

R1.3

RES-2

R3

RES-2

RM5

RES-3

U2,

INS

CD38

RES-3

Scotty Tree &

Arborist Service Ltd Scott Mitchell

ISA Arborist PN-6138-A

Hazard tree assessor CTRA 309

PREPARED FOR

Moe Saini. 2313 Oakville Ave, Sidney BC

mccali

Text Box

Appendix B

Scotty Tree & Arborist Service Ltd has reviewed the proposed

development at 2313 Oakville Ave Sidney BC. Specifically, the

potential impact to the four municipal boulevard elm trees was

considered. Other trees on the property will be removed and no

neighbouring trees will be impacted. In short, retaining wall,

raised grade, and underground utilities to the city connection

Mr. Saini has proposed, should not have long term negative impact to the trees.

FINDINGS:

The 24-inch on average Dbh elm trees (numbered 1 through 4)

are in good health and show good vitality. Elms deal with development stress well and are tolerant of root pruning.

Retaining wall:

The elms picture above will have a 2-foot retaining wall placed

to the south, 10-feet from the southernmost tree. The foundation

will be 25-feet from the trees to the south.

Underground utilities:

The red lines in the above photo indicate potential underground service locations through the critical root zones of the elms.

CONCLUSIONS:

With care, he proposed retaining wall and 2-foot raised grade should not have long-term negative impacts to the elms.

With standard arboriculture root zone trenching protocols, the

underground utilities can be installed with problematic damage

to the elms.

RECOMMENDATIONS:

If retaining wall footings are required, the excavations should

not cut any root over 1-inch. Soil suitable for tree root growth should be used for the first 10-feet of fill closest to the trees.

The excavation for the underground services to the property line

(approximately 10-feet from the trees), should be done by hand,

air spade, or hydraulic spray where roots over 1-inch are found.

The utilities should be positioned so the municipal hook-ups

avoid coming as close to the stems as possible.

For any further clarifications please feel free to contact Scotty

Tree & Arborist Service ltd at 250 220 9298 or by email at [email protected].

Brimmell Engineering Ltd 971 Bank Street

Victoria, BC V8S 4B1

[email protected]

Mohinder Saini Feb 3/18 revised March 22File No. 18-18

Re: Two Proposed Homes, 2313 Oakville Ave., Sidney Geotechnical Considerations

This letter discusses the appropriate design flood level for the site. A photo is on Page 2.

The site slopes slightly southward (front to back) and the street has a slight southward fall. The front of the property is at geodetic elevation 5 m, based on the CRD Regional Map. Clay is expected to underlie the topsoil, based on past experience with nearby properties. The homes will have shallow basements.

Because of Sidney’s eastward-facing orientation, the site isn’t considered to be prone to tsunami. Wave run-up is highly unlikely; however something has been added for combined wave run-up and freeboard. The appropriate design flood level is determined as follows: -potential sea level rise, which is generally taken as 1.0 m over the next 100 years -maximum high tide = 1.7 m geodetic elev. -maximum storm surge = 0.8 m -wave run-up and freeboard = 0.5 m Total: 4.0 m geodetic elevation

It is recommended that the tops of the basement floors be at or above geodetic elevation 4.0 m. It is certified that the land may be used safely for the intended usage of single-family residential provided the land is used in accordance with the conditions specified in this report. APEGBC’sguidelines have been considered in preparing this report.

Richard Brimmell, P.Eng. for Brimmell Engineering Ltd.

cc: Corey Newcomb - Town of Sidney

this repepepepepepepeppeppepepeppeppepepepppepepepppepppppepepppepeppepppppppepepeppepepepppeppeppppppepppppppppppppppppppppppppppppppppppppororororooooororrrrrororoorororoorooorororrorrrororrrrororooorororoororooroorrrorrrorrrrrorrooroorooorooroorrorrrrorooooorooorrrorrrroroooorrrrrooorooo t.t.tttttt.t.tttttt.tttt.t.ttttttttttttttttt.tttttttt..ttttttt.... APEG

P.EnEnEnEEEnEEnEnEnnnnEnEnEnEnEnEEnEnnnEnnnnEEEEEEnEnnnEEEEnnnnEEEnnnEnEnnnnnEnnnnnnnnnEnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnng.gg.gggg.g.g.g.g.g.g.gggg.g.ggg.gggg.g.gg.g.gg.g.g.ggg.g.g.g.g.gg.g.gg.gggggggg.g.g...ggggg.gggg.gg...gg.gggggg.g.ggggg...ggggg.g.ggg.gg.g.ggg.g.gggg.gggggggg.g.ggggggggg.ggggggggggg.ggggggggggg.ggg.ggg.gg.gggggg..gggggg03/22/2018

APPENDIX C

2313 Oakville Ave., Sidney Geotechnical Considerations

2313 Oakville Ave., looking south from the street

SITE PLANSCALE: 1/8" = 1' - 0"

DRIVEWAY

6' W

IDE

CO

NCRET

EW

ALK

WAY

4.6

4.7

4.6

4.4

4.54.6

4.7

4.7

ON 2313 OAKVILLE AVE,

BASEMENT SLAB EL.

PROPOSED BUILDING 2

MAIN FL. SLAB EL.

ROOF RIDGE EL.

SECOND FL. SLAB EL.

SIDNEY, B.C.

U/S CEILING SF EL.

13.15' 4.01M22.15' 6.75M31.15' 9.49M39.15' 11.93M43.32' 13.20M

D D

C C

FDFD

DRIVEWAY

EX = 15.09' / 4.60M

FIN = 17.15' / 5.23M

EX = 15.09' / 4.60M

FIN = 17.15' / 5.23M

EX =

15.

09' /

4.60

M

FIN =

17.

15' /

5.23

M

EX =

15.

09' /

4.60

M

FIN =

17.

15' /

5.23

M

EX =

15.

09' /

4.60

M

FIN =

17.

15' /

5.23

M

EX =

15.

09' /

4.60

M

FIN =

17.

15' /

5.23

M

EX = 15.09' / 4.60M

FIN = 17.15' / 5.23M

EX = 15.09' / 4.60M

FIN = 17.15' / 5.23M

ON 2313 OAKVILLE AVE,

BASEMENT SLAB EL.

PROPOSED BUILDING 1

MAIN FL. SLAB EL.

ROOF RIDGE EL.

SECOND FL. SLAB EL.

SIDNEY, B.C.

U/S CEILING SF EL.

13.15' 4.01M22.15' 6.75M31.15' 9.49M39.15' 11.93M43.32' 13.20M

6' W

IDE

CO

NCRET

EW

ALK

WAY FLOOR SPACE RATIO CALCULATION:

PERMITTED PROPOSEDF.S.R.: 5191.83 SF 4943.28 SF

FRONT YARD 4.50M 7.62MREAR YARD 4.52M 9.98MRIGHT YARD 1.20M 1.22MLEFT YARD 1.20M 1.22M

MAXIMUM HEIGHT 8.00M 7.98M

PROJECT DATA:

LEGAL DESCRIPTIONLOT 2 BLOCK 6 SECTION 10RANGE 3 EASTNORTH SAANICH DISTRICT, PLAN 1552

CIVIC ADDRESS:2313 OAKVILLE AVE, SIDNEY, B.C.

ZONING: R3LOT AREA: 5494.00 SF

SITE COVERAGE ALLOWED (35%): 1922.90 SFSITE COVERAGE PROPOSED: 1647.76 SF

NOTES :1- THESE PLANS CONFORM TO THE B.C.B.C. "2012" EDITION2- RAJ HOME DESIGNS HAS TAKEN EXTREME CARE IN PROVIDING ACCURATE INFORMATION CONFORMING TO B.C.B.C. "2012" HOWEVER IT IS SOLE RESPONSIBILITY OF THE OWNER -BUILDER-CONTRACTOR & ALL AUTHORITIES TO GOVERN & REGULATE CONFORMANCE OF ALL PROVINCIAL AND LOCAL CODES AND BY-LAWS.3- OWNER-CONTRACTOR-BUILDER TO CHECK & VERIFY ALL DIMENSIONS BEFORE START OF CONSTRUCTION AND SHALL BE RESPONSIBLE FOR THE ACCURACY OF THE SAME.4 ALL TRUSSES TO BE ENGINEERED BY MANUFACTURERS & SPANS TO CONFIRMED PRIOR TO FABRICATION. (truss manufacturer shall check & confirm the feasibility of all trusses, if any descripancy please consult the designer)5- ALL BEAM SIZES & SUPPORT SYSTEMS SHOULD BE CHECKED & VERIFIED BY P.ENG. REGD. IN B.C. RAJ HOME DESIGNS SHOULD NOT BE RESPONSIBLE FOR

6- CONFIRM ALL WINDOWS SIZES AT SITE AFTER TRUSSES & ROOF INSTALLATION.7- ALL CONSTRUCTION TO COMPLY WITH B.C.B.C. "2012" , CURRENT EDITION & ALL LOCAL MUNICIPAL BUILDING & ZONING BY-LAWS.8- IT IS OWNER'S-BUILDER'S RESPONSIBILITY TO GET CORRECT ZONING, R.O.W. LOT GRADING INFORMATION FROM CONCERNED AUTHORITIES. RAJ HOME DESIGNS IS NOT RESPONSIBLE FOR THE ACCURACY OF THE SAME.9- EXTERIOR STAIRS-CONCRETE-FOUNDATION WALLS AND GRADING SHOWN MAY NOT REFLECT ACTUAL SITE CONDITIONS. GRADING & FOUNDATION STEPS SHOULD DETERMINED BEFORE COMMENCING WORK.10-FOUNDATION PLAN IS FOR GENERAL USE ONLY. BUILDER MAY HAVE TO REVISE AS NECCESSARY AS DUE TO SITE CONDITIONS & LOCAL BUILDING STANDRDS & PRACTICES.11- SURVEYOR TO CONFIRM BUILDING SIZE AND LOCATION, IF THERE IS A DISCREPANCY THAT PARTY SHALL CONTACT ARTISAN.

THE SAME.

Raj Home DesignRaj Home Designs208-6628 Fraser StreetVancouver, B.C. V5X 3T5www.rajhomedesigns.com

Copyright Reserved: All drawing contents here of are property of Raj HomeDesigns and can not be replicated without their knowledge and written consent

Disclaimer: It is the responsibility of the contractor to check and comparethe dimensions and information prior to commencement of work and to reportany omissions or discrepancies to the Designer.

SITE PLANSITE DATASECTION

mccali

Text Box

Appendix C

SECONDARY SUITE BUILDING NOTES:

1. ALL VENTILATION AND FAN CONTROL SYSTEMS TO COMPLY TO 9.32.3.2. DWELLINGS WILL HAVE INDIVIDUAL VENTILATION SYSTEMS.3. RADIAN HEAT SYSTEM WILL HAVE SEPARATE THERMOSTAT CONTROLS.4. POT LIGHTS FIXTURES NOT PERMITTED IN SECONDARY SUITE, (POT LIGHTS ARE PERMITTED ONLY IF FIXTURE COMPARTMENTS ARE INDIVIDUALLY FIRE SEPARATED)5. CEILINGS WILL BE OF 45 min. FIRE RATING AS PER 9.36.2.16 APPLY ONE LAYER OF 1/2" TYPE 'x' DRYWALL. (30 min. FIRE RATING IF A PHOTO ELECTRIC SMOKE ALARM DEVICE IS INSTALLED INTERCONNECTED BETWEEN PRINCIPAL DWELLING AND SECONDARY DWELLING AS PER 9.36.2.20)6. WALLS WILL BE OF 45 min. FIRE RATING AS PER 9.36.2.16 APPLY ONE LAYER OF 1/2" TYPE 'x' DRYWALL. (30 min. FIRE RATING IF A PHOTO ELECTRIC SMOKE ALARM DEVICE IS INSTALLED INTERCONNECTED BETWEEN PRINCIPAL DWELLING AND SECONDARY DWELLING AS PER 9.36.2.20)

3050 3050 3050

4030

40305030

8' 5" X 10' 0"BED ROOM

11' 2" X 11' 0"BED ROOM

5' 0" X 8' 0"BATHROOM


7' 2" X 12' 8"KITCHEN

10' 0" X 15' 10"LIVING ROOM

28

68

28

68

28

68

28

68

28684068

4068

MOISTURERESISTANTWALLBOARD9.29.10.4


FAN REQ.

FAN REQ.

H.W.T.

BOILERFD

W/D

FD

MAIN FLOOR PLANSCALE: 1/4"= 1'-0"

SECOND FLOOR PLANSCALE: 1/4"= 1'-0"

BASEMENT FLOOR PLANSCALE: 1/4"= 1'-0"

3020

3020

S/ACO

S/ACO

S/ACO

RADIANT HEAT

RADIANT HEAT

RADIANT HEAT

AREA 823.88 SF EACH

AREA 823.88 SF EACH

AREA 823.88 SF EACH

4030

UP 7 RISETREAD: 9.25"RISERS: 6.86"

7' 2" X 6' 10"NOOK

5068

DN 14 RISETREAD: 9.50"RISERS: 7.71"

FAN REQ.



28

68

BUIL

T UP

CABIN

ET

6040

2868

2868

28

68

28

68

28

68

11' 2" X 12' 0"BED ROOM

60

68

BUIL

T UP

CABIN

ET

9' 9" X 11' 0"BED ROOM

14' 10" X 12' 2"BED ROOM

MO

ISTU

RE

RES

ISTA

NT

WALL

BO

ARD

9.2

9.1

0.4



FAN REQ.


FAN R

EQ.

6040

4026

2030

3016

2020

WINDOW SEATMIN.18" ABOVEFLOOR

19'-6"

AAAA

13'-912" 5'-8

12"

19'-6"

12'-8

1 4"

11'-4

1 2"

5'-4

1 2"

12'-9

34"

1'-6

"

42'-3

"

3'-9" 12'-0" 3'-9"

19'-6"

6'-8

1 4"

14'-2

"8'-8

1 2"

12'-8

1 4"

42'-3

"

2'-6" 4'-8" 5'-4" 7'-0"19'-6"

17'-1

38"

10'-4

78"

2'-4

1 2"

12'-4

1 4"

42'-3

"

13'-13

4" 6'-414"

9'-4

1 4"

8'-4

1 2"

3'-7

1 2"

20'-1

03

4"

42'-3

"

W/D

2868

FAN REQ.

3668

11' 8" X 7' 6"DINING ROOM


11' 2" X 12' 0"BED ROOM

UP 14 RISETREAD: 9.50"RISERS: 7.71"

4040

6050

S/ACO

WINDOW SEATMIN.18" ABOVEFLOOR

DIRECTVENT GASFIREPLACE


28

68

BUIL

T UP

CABIN

ET

BUIL

T UP

CABIN

ET


28

68

ISLAND8' 0" X 3' 6"

19'-6"

AA

13'-912" 5'-8

12"

17'-6

1 4"

12'-0

1 2"

12'-8

1 4"

42'-3

"

1'-0

"12'-8

1 4"

21'-0

34"

4'-0

"4'-6

"

42'-3

"

19'-6"

FAN R

EQ.




FLOOR PLANSBUILDING 1

SF SLAB EL.

U/S CEILING EL.

22.15'

31.15'

43.32' RIDGE EL.

BSMT SLAB EL.13.15'

39.15'

4'-2

"8'-0

"8'-0

"8'-0

"4'-0

"26'-2

"( 7.9

8m

)

21.15'

5068

3050 3050 30503668

6040

4030

3020 3020

2016

712

2'-0" UPPER FLOORROOF OVERHANG(typical)


ASHPHALT SHINGLES(shake profile raised ridge capmin 30 yr. quality)

ALUMINIUM GUTTERS (to match exterior cladding as per owner's req'ts)

BUILT-IN OR

HARDI SIDING4" EXPOSURE


712

SHINGLES

FRONT (NORTH) ELEVATIONSCALE: 1/4" = 1' - 0"


RIGHT (WEST) ELEVATIONSCALE: 1/4" = 1' - 0"

EX = 15.09' / 4.60MFIN = 17.15' / 5.23M

EX = 15.09' / 4.60MFIN = 17.15' / 5.23M

EX = 15.09' / 4.60MFIN = 17.15' / 5.23M

EX = 15.09' / 4.60MFIN = 17.15' / 5.23M

2 X 10 BOARD

6040

4030

6050

2030

4030

5030

4040

4026 30162'-0" UPPER FLOORROOF OVERHANG(typical)


ALUMINIUM GUTTERS (to match exterior cladding as per owner's req'ts)

BUILT-IN OR



712

REAR (SOUTH) ELEVATIONSCALE: 1/4" = 1' - 0"

LEFT (EAST) ELEVATIONSCALE: 1/4" = 1' - 0"

EX = 15.09' / 4.60MFIN = 17.15' / 5.23M EX = 15.09' / 4.60M

FIN = 17.15' / 5.23M

EX = 15.09' / 4.60MFIN = 17.15' / 5.23M

EX = 15.09' / 4.60MFIN = 17.15' / 5.23M

2 X 10 BOARD 2 X 10 BOARD




ELEVATIONSBUILDING 1

W/D

2868

FAN REQ.

3668

11' 8" X 7' 6"DINING ROOM


11' 2" X 12' 0"BED ROOM

UP 14 RISETREAD: 9.50"

RISERS: 7.71"

4040

4030

4030

5030

8' 5" X 10' 0"BED ROOM

11' 2" X 11' 0"BED ROOM



7' 2" X 12' 8"KITCHEN


28

68

28

68

28

68

28

68

2868 4068

4068



FAN REQ.

FAN REQ.

H.W.T.

BOILERFD

W/D

FD

MAIN FLOOR PLANSCALE: 1/4"= 1'-0"

SECOND FLOOR PLANSCALE: 1/4"= 1'-0"

BASEMENT FLOOR PLANSCALE: 1/4"= 1'-0"

6050

3020

3020

S/ACO

S/ACO

S/ACO

S/ACO

RADIANT HEAT

RADIANT HEAT

RADIANT HEAT

AREA 823.88 SF EACH

AREA 823.88 SF EACH

AREA 823.88 SF EACH

WINDOW SEATMIN.18" ABOVE

FLOOR

4030

UP 7 RISETREAD: 9.25"

RISERS: 6.86"

7' 2" X 6' 10"NOOK

5068

DIRECTVENT GASFIREPLACE


28

68

BUIL

T UP

CABIN

ET

DN 14 RISETREAD: 9.50"

RISERS: 7.71"

FAN REQ.



28

68

BUIL

T UP

CABIN

ET


28

68

ISLAND8' 0" X 3' 6"

BUIL

T UP

CABIN

ET

6040

2868

2868

28

68

28

68

28

68

11' 2" X 12' 0"BED ROOM

60

68

BUIL

T UP

CABIN

ET

9' 9" X 11' 0"BED ROOM

14' 10" X 12' 2"BED ROOM

MO

ISTU

RE

RES

ISTA

NT

WALL

BO

ARD

9.2

9.1

0.4



FAN REQ.


FAN R

EQ.

6030

4026

2030

3016

2020

19'-6"19'-6"

B B B BB B

13'-912"5'-8

12"

19'-6"

13'-912"5'-8

12"

12'-8

1 4"

11'-4

1 2"

5'-4

1 2"

12'-9

34"

42'-3

"

15'-53

4"4'-014"

19'-6"

6'-8

1 4"

14'-1

11 2"

7'-1

1"

12'-8

1 4"

42'-3

"

17'-6

1 4"

12'-0

1 2"

12'-8

1 4"

42'-3

"

1'-0

"12'-8

1 4"

21'-0

34"

4'-0

"4'-6

"

42'-3

"

19'-6"

2'-6"4'-8"5'-4"7'-0"19'-6"

17'-1

38"

10'-4

78"

2'-4

1 2"

12'-4

1 4"

42'-3

"

13'-13

4"6'-414"

9'-4

1 4"

8'-4

1 2"

3'-7

1 2"

20'-1

03

4"

42'-3

"

SECONDARY SUITE BUILDING NOTES:

1. ALL VENTILATION AND FAN CONTROL SYSTEMS TO COMPLY TO 9.32.3.2. DWELLINGS WILL HAVE INDIVIDUAL VENTILATION SYSTEMS.3. RADIAN HEAT SYSTEM WILL HAVE SEPARATE THERMOSTAT CONTROLS.4. POT LIGHTS FIXTURES NOT PERMITTED IN SECONDARY SUITE, (POT LIGHTS ARE PERMITTED ONLY IF FIXTURE COMPARTMENTS ARE INDIVIDUALLY FIRE SEPARATED)5. CEILINGS WILL BE OF 45 min. FIRE RATING AS PER 9.36.2.16 APPLY ONE LAYER OF 1/2" TYPE 'x' DRYWALL. (30 min. FIRE RATING IF A PHOTO ELECTRIC SMOKE ALARM DEVICE IS INSTALLED INTERCONNECTED BETWEEN PRINCIPAL DWELLING AND SECONDARY DWELLING AS PER 9.36.2.20)6. WALLS WILL BE OF 45 min. FIRE RATING AS PER 9.36.2.16 APPLY ONE LAYER OF 1/2" TYPE 'x' DRYWALL. (30 min. FIRE RATING IF A PHOTO ELECTRIC SMOKE ALARM DEVICE IS INSTALLED INTERCONNECTED BETWEEN PRINCIPAL DWELLING AND SECONDARY DWELLING AS PER 9.36.2.20)

6040

FAN R

EQ.




BUILDING 2

5068

3668

6030

4030

5030

4040

40263016

712

6040






RIGHT (WEST) ELEVATIONSCALE: 1/4" = 1' - 0"

SF SLAB EL.

U/S CEILING EL.

22.15'

31.15'

43.32' RIDGE EL.

BSMT SLAB EL.13.15'

39.15'

4'-2

"8'-0

"8'-0

"8'-0

"4'-0

"26'-2

"( 7.9

8m

)

21.15'

EX = 15.09' / 4.60MFIN = 17.15' / 5.23M

EX = 15.09' / 4.60MFIN = 17.15' / 5.23M

EX = 15.09' / 4.60MFIN = 17.15' / 5.23M

EX = 15.09' / 4.60MFIN = 17.15' / 5.23M

4030

30203020

2016

6040

4030

6050

2030


2'-0" UPPER FLOORROOF OVERHANG

(typical)



712

712

REAR (SOUTH) ELEVATIONSCALE: 1/4" = 1' - 0"

LEFT (EAST) ELEVATIONSCALE: 1/4" = 1' - 0"

EX = 15.09' / 4.60MFIN = 17.15' / 5.23M

EX = 15.09' / 4.60MFIN = 17.15' / 5.23M

EX = 15.09' / 4.60MFIN = 17.15' / 5.23M

EX = 15.09' / 4.60MFIN = 17.15' / 5.23M

2 X 10 BOARD 2 X 10 BOARD




BUILDING 2ELEVATIONS

HARDI COLOR BENJAMIN MOORE

FASCIA AND TRIMS COLOR BENJAMIN MOORE

HARDI COLOR BENJAMIN MOORE

FASCIA AND TRIMS COLOR BENJAMIN MOORE




COLOURED ELEVATIONS

NORTH EAST

SOUTH WEST




BUILDING 1COLOR ELEVATIONS




BUILDING 2COLOR ELEVATIONS

SECTION D-DSCALE: 1/4" = 1' - 0"

20X8 CONC. FTG. OR AS/P.ENG


20X8 CONC. FTG. OR AS/P.ENG20X8 CONC. FTG.

OR AS/P.ENG

8'-0

"

8'-0

"

BSMT SLAB EL.13.15'BSMT SLAB EL.13.15'

PL PL

2'-0

"

TYPICAL RETAINING WALL: - AS PER ENG.

FINISHED GRADE FINISHED GRADE

EXISTING GRADENEIGHBORS PROPERTY

2'-0

"

TYPICAL RETAINING WALL: - AS PER ENG.

FINISHED GRADE

2'-0

"

PL PL

LANE GRADE NEIGHBORS GRADE

CONCRETE PATHWAY CONCRETE PATHWAY

SECTION C-CSCALE: 1/4" = 1' - 0"

8'-0

"

BED ROOM2'-0"

8'-0

"

712

BED ROOM

DINING ROOM

KITCHEN

8'-0

"

BED ROOM2'-0"

8'-0

"

DINING ROOM

BED ROOMKITCHEN

U/S CEILING EL.

22.15'

31.15'

43.32'

BSMT SLAB EL.13.15'

39.15'

4'-2

"8'-0

"8'-0

"8'-0

"4'-0

"26'-2

"( 7.9

8m

)

21.15'

712

GRD

8'-0

"

8'-0

"

BED ROOM

BED ROOM

DINING ROOM

4" DIA. DRAIN PIPEc/w 6" DRAIN ROCK


2"X8" SILL PLATEFIXED WITH5/8"X8" ANCHORBOLTS @ 4'-0" O/C

- 1 1/2" CONCRETE TOPPING

- 2"X10" WOODEN JOISTS @ 12"/16"

- 2"x2" CROSS BRIDGING - 5/8" GYPSUM CEILING FINISH

TYPICAL FLOOR ASSEMBLY:

- 5/8" T&G PLYWOOD FLOORING

OR AS PER ENG.

TYPICAL SLAB-ON-GRADE: - 4" CONC. SLAB - 6mm POLY - R-12 RIGID INSULATION - MIN. 6" GRAVEL BASE COURSE- UNDISTURBED SOIL

ALL INTERNAL WALLS BUILTOUT OF 2x4 STUDS @ 16" O/CC/W 1/2" GYPSUM ON BOTH

SIDES U.N.O.FASCIA

2'-0"

8'-0

"

KITCHEN

712

- 2x6 STUDS @ 24" O/C- R-21 BATT INSULATION- 6mm POLY (VB & AB)- 1/2" GYPSUM WALL BOARD U.N.O.

- R-21 BATT INSULATION

- 1/2" GYPSUM WALL BOARD

TYPICAL FOUNDATION WALL: - PLASTIC DRAINAGE COMPOSITE - DAMP PROOFING - 8" FDN. WALL OR AS PER ENG. - 2x6 STUDS @ 24" O/C

- 6mm POLY (VB & AB)

- ASPHALT SHINGLES ROOFING

- PLYWOOD SHEATHING

TYPICAL ROOFING ASSEMBLY:

- BUILDING PAPER

- 2X10 ROOF RAFTERS AS PER ENG. - R-28 INSULATION - 6mm POLY - 5/8" GYPSUM CEILING

EXTERIOR WALL- HARDI SIDING

U/S CEILING EL.

22.15'

31.15'

43.32'

BSMT SLAB EL.13.15'

39.15'

4'-2

"8'-0

"8'-0

"8'-0

"4'-0

"26'-2

"( 7.9

8m

)

21.15'

GRD

8'-0

"8'-0

"

BED ROOM

BED ROOM

DINING ROOM

4" DIA. DRAIN PIPEc/w 6" DRAIN ROCK


FASCIA2'-0"

8'-0

"

KITCHEN

712

2"X8" SILL PLATEFIXED WITH5/8"X8" ANCHORBOLTS @ 4'-0" O/C

- ASPHALT SHINGLES ROOFING

- PLYWOOD SHEATHING

TYPICAL ROOFING ASSEMBLY:

- BUILDING PAPER

- 2X10 ROOF RAFTERS AS PER ENG. - R-28 INSULATION - 6mm POLY - 5/8" GYPSUM CEILING

- 1 1/2" CONCRETE TOPPING

- 2"X10" WOODEN JOISTS @ 12"/16"

- 2"x2" CROSS BRIDGING - 5/8" GYPSUM CEILING FINISH

TYPICAL FLOOR ASSEMBLY:

- 5/8" T&G PLYWOOD FLOORING

OR AS PER ENG.

- 2x6 STUDS @ 24" O/C- R-21 BATT INSULATION- 6mm POLY (VB & AB)- 1/2" GYPSUM WALL BOARD U.N.O.

EXTERIOR WALL- HARDI SIDING

TYPICAL SLAB-ON-GRADE: - 4" CONC. SLAB - 6mm POLY - R-12 RIGID INSULATION - MIN. 6" GRAVEL BASE COURSE- UNDISTURBED SOIL

ALL INTERNAL WALLS BUILTOUT OF 2x4 STUDS @ 16" O/CC/W 1/2" GYPSUM ON BOTH

SIDES U.N.O.

- R-21 BATT INSULATION

- 1/2" GYPSUM WALL BOARD

TYPICAL FOUNDATION WALL: - PLASTIC DRAINAGE COMPOSITE - DAMP PROOFING - 8" FDN. WALL OR AS PER ENG. - 2x6 STUDS @ 24" O/C

- 6mm POLY (VB & AB)

U/S CEILING EL.

22.15'

31.15'

43.32'

BSMT SLAB EL.13.15'

39.15'

4'-2

"8'-0

"8'-0

"8'-0

"4'-0

"26'-2

"( 7.9

8m

)

21.15'




SECTIONS

LANDSCAPE PLANSCALE: 1/8" = 1' - 0"

PLANT LIST

KEY QTY. BOTANICAL NAME COMMON NAME PLANTED SIZE

2 ABELIA EDWARD GOUCHER Pink Abella #2 pot 30cm ht./spda20 ARCTOSTAPHYLOS UVA-URSI VAN. JADE Vancouver Jade Kinnikinnick #1 pot heavy

2 EUONYMUS ALATA COMPACTA Dwarf Burning Bush #3 pot 40cm ht. bushyE2 HYDRANGEA ASPERA Aspera Hydrangea #5 pot 60cm ht. bushyH4 LEUCOTHOE AXILLARIS loucothos #3 pot 40cm ht./spd11

10 OSMARIA BURKWOODII Burkwood Osmaria #5 pot 50cm ht. bushyOS20 PACHYSANDRA TERMINALIS Japanese Spurge #1 pot heavy

4 PIERIS JAPONICA MOUNTAIN FIRE Mt. Fire Lily-of-the-valley #3 pot 40cm ht. bushyP2 RHODODENDRON DWARF Dwarf Rhododendron #2 pot 35cm ht

2 VIBURNUM BODNANTENSE DAWN Pink Dawn Viburnum #5 pot 60cm ht. bushyVB2 VIBURNUM BUR Burkwood Abella #5 pot 60cm ht. bushyV

Note: 1. All plant materials shall meet or exceed BCSLA / BCLNA standard.2. All grass areas shall be sodded unless otherwise indicated.3. "Hyb. TBD" denotes hybrids to be determined at the nursery during plant material inspection.(Spec. is to be included for tendering & construction use)

a

EH1111

OS

P

VBV

DRIVEWAY

6' W

IDE

CO

NCRET

EW

ALK

WAY

4.6

4.7

4.6

4.4

4.54.6

4.7

4.7

ON 2313 OAKVILLE AVE,PROPOSED BUILDING 2

SIDNEY, B.C.

D D

C C

FDFD

DRIVEWAY

ON 2313 OAKVILLE AVE,PROPOSED BUILDING 1

SIDNEY, B.C.

6' W

IDE

CO

NCRET

EW

ALK

WAY

OSOS

OS

S.O.D. S.O.D.

S.O.D.

S.O.D.

S.O.D.

a

EH 11 11

OS

P

VBV

OSOS

OSRaj Home DesignRaj Home Designs208-6628 Fraser StreetVancouver, B.C. V5X 3T5www.rajhomedesigns.com



LANDSCAPE PLAN




CONTEXTUAL MASSINGMODEL

2313OAKVILLE

copied for apc date: september 18, 2018 town …development+applications/2018/2313... ·...

Documents