Colwood City of CoIwood REPORT

File: RZ-16-007 and DVP-17-010 Date: 3/21/2017

To: Director of Planning From: Planner

To: Planning and Land Use Committee Date: 4/4/2017

RE: 324 Avenue — Rezoning Text Amendment and Development Variance Permit Application

1. SUMMARY The applicant, Pacific Centre Family Services Association (PCFSA), is preparing to subdivide 324 Goldstream Avenue in order to support the development of an affordable housing complex with 104 units by the Housing Society (GVHS). Accordingly, an application for a zoning text amendment for the property located at 324 Goldstream Avenue has been requested to delete the requirement for Community Amenity Contributions (CACs), include Attached Housing to the list of permitted uses, remove the commercial requirement, and minor administrative changes. Further to this, GVHS is seeking relaxations to the front yard setback, to the side yard setback, and to delete the requirement for sloped roofs. GVHS is also requesting financial support from the City of Colwood with regard to affordable housing; the request for financial support beyond what is available within the Affordable Housing Reserve Fund may be challenging given Colwood's existing tax base. This application is being presented to the Committee for a recommendation to Council concerning a rezoning text amendment and a development variance permit application.

2. OVERVIEW 2.1 Application Information Applicant: Mitzi Dean for Pacific Centre Family Services Association Location: 345 Wale Road Legal: Lot 1, District 1, District, Plan EPP64418 Existing Zoning: Towncentre Mixed Use (C8A) Zone Proposed Zoning: No change with "Attached Housing" as a permitted use Existing OCP Land Use: City Centre Proposed OCP Land Use: No Change DP Areas: Form and Character — Centres Guidelines and General Intensive Multi-family & Commercial Guidelines

2.2 Purpose The purpose of this rezoning is to permit the construction of an affordable rental-housing complex on the subject property. The target client groups for this project are low to moderate-income families, seniors and singles and couples in the workforce; 55 units will be affordable at Housing Income Limits (HILs) levels and 49 will be affordable at low end of market. This project includes 104 dwelling units for single and low-income adults and requires subdivision of the rear portion of the property with a panhandle access to meet the

City of Colwood 3300 Wishart Road Victoria, BC V9C 1R1 P: 250 478 5999 F: 250 478 7516 E: [email protected] Web: www.colwood.ca RZ-16-007 and DVP-17-010 324 Goldstream Avenue

conditions required for the Greater Victoria Housing Society. The applicant has indicated that this zoning text amendment and Development Variance Permit application is to facilitate the desired development conditions for the Greater Victoria Housing Society prior to subdivision and transfer of ownership. Please refer to Appendix "A" for the location plan and refer to Appendix "B" for the subdivision plan which reflects Area "1", the original parcel and Area "2", the proposed parcel which the GVHS housing project will be located.

The following amendments to the C8A Zone are requested:

a) Include "attached housing" to the list of permitted uses; b) Delete the requirement for Community Amenity Contributions; and c) Delete the commercial space requirement for buildings not fronting Goldstream Avenue; and d) Minor administrative changes to address Area "1" and Area "2" of the subject site.

The following relaxations via Development Variance Permit Application are requested:

a) To add a requirement for a front yard setback of 6.0m for Area "2"; b) To relax the minimum side yard setback for Area 1, pursuant to Section 7.5D.07(2) of the Land Use Bylaw, No. 151, from 4.0m to 0.0nn; and c) To eliminate the requirement for sloped roofs, pursuant to Section 7.5D.06 of the Land use Bylaw, No. 151.

3. BACKGROUND

3.1 Site Description 324 Goldstream Avenue is approximately 8,130 square metres in area. Phase 1 includes a two storey Wellness Centre above a concrete parking structure and is currently under construction. To the east of the subject property is the Colwood Dental Group and to the west is a 37 unit apartment building. The Children's Health Foundation of is located to the north of the subject property at 345 Wale Road. Located across from the subject property on the south side of Goldstream Avenue is the Royal Colwood Golf Course.

324 Goldstream Avenue is located on the #50 bus route which provides connections to Langford and . The applicants have incorporated the road cross section for Goldstream Avenue in the Transportation Master Plan into the proposed offsite plans for sidewalk, on-street parking, and boulevards for the Wellness Centre.

3.2 Official Community Plan (OCP) The subject site is located within the City Centre growth area of the Official Community Plan (OCP), which aims to promote civic activities in the City Centre and maintain a regional focus. Furthermore, the City Centre designation sets a density target of 150 — 200 dwelling units per hectare (60-80 dwelling units per acre) for the edge of the centre (400— 800 m radius). C8A Zone permits a Floor Area Ratio of 2.3.

3.3 Compliance with the Regional Growth Strategy The subject property is located in an area of Colwood that is designated within the Regional Urban Containment and Servicing Policy Area by the Capital Regional District Regional Growth Strategy (RGS). Section 1.1 (Keep Urban Settlement Compact) of the RGS states that: this area includes lands, at the date of the adoption of the Regional Growth Strategy bylaw, designated in official community plans primarily for urban development (including attached housing, detaches and duplex housing, commercial, industrial, and large scale institutional and utility designations). The Regional Growth Strategy proposes that the majority of future development that requires urban sanitary sewer and water services take place within this designated area. Therefore, the proposed amendments would comply with the RGS.

Page 2 of 9 RZ-16-007 and DVP-17-010 324 Goldstream Avenue

3.4 Zoning 324 Goldstream Avenue is zoned Towncentre Mixed Use A (C8A) Zone. The subject property is the only parcel with C8A zoning in Colwood. The C8A Zone includes a Comprehensive Development component that is triggered for a development having more than three apartment units. Phase 1 for a Wellness Centre did not trigger the Comprehensive Development amenity contribution conditions in the C8A Zone as apartments were not considered.

3.5 Development Permit Areas The proposed development will be subject to a form and character development permit in accordance with the 'Centres' Guidelines in Section 20.0 and the 'General Multi-family and Commercial' Guidelines in Section 19.0 of the Official Community Plan. GVHS has provided massing drawings that will form the basis of a Development Permit application; please refer to Appendix "C".

3.6 Registered Encumbrances

3.6.1 Restrictive Covenant — EJ127412

This covenant, granted to the City of Colwood, provides a statutory right-of-way for public access over a portion of the Lands. Implications: See Section 3.6.2 for implications.

3.6.2 Restrictive Covenant— EX120791

This covenant, granted to the City of Colwood, provides a statutory right-of-way for public access over a portion of the Lands. Implications: The applicant is providing a statutory right-of-way over the lands for public access. The applicant has agreed to provide a 4.5 metre wide trail right of way along the eastern portion of the property for future connections to the Galloping Goose Regional Trail.

3.7 Building Standards All building plans on the subject properties are to be in accordance with the Building Code and the City of Colwood Building Bylaw. Preference is given to a standard that is above the British Columbia Building Code which will help Colwood meet their energy efficiency targets. The applicant has indicated they will support a higher building code standard to meet the Passive Building Standard. Greater Victoria Housing Society has also requested assistance from the City's Affordable Housing Fund to support the costs associated with passive design. If built to Passive Standards, the GVHS project will be the largest passive designed building in . Staff encourage passive house standards and recommend that Council consider requiring that at minimum the project meet EnerGuide 84 or current Building Code Standard, whichever is more stringent, to support attainment of the City of Colwood's energy efficiency and OCP greenhouse gas emission targets. Council may wish to include a condition of rezoning that the proposed building meets EnerGuide 84 standards or similar whichever is more stringent, to the satisfaction of the City of Colwood.

3.8 Public Transit The subject site is serviced by transit which provides connections throughout the Westshore and to downtown Victoria. Bus #50 to Victoria or to has stops in front of the subject property and departs every 10 minutes throughout the day. It is approximately a 35-minute trip to downtown Victoria and is approximately a 55- minute trip to Sooke. Bus #61 runs during the weekday mornings with seven trips available in the morning rush hour and 9 trips available during the evening rush hour. The nearest stop is located at Island Highway and Ocean Boulevard.

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RZ-16-007 and DVP-17-010 324 Goldstream Avenue

3.9 Parking The applicant has applied for a Development Variance Permit (DVP) to relax the off-street parking standards in Section 7.5D.11 of the Land Use Bylaw No. 151 for Multi-family residential from 1.4 spaces per dwelling unit to 0.76 spaces per dwelling unit. This DVP No. DVP-16-016 was approved by Council subject to the submission of a parking study completed by a professional to the satisfaction of the Director of Planning. The rationale for the parking reduction was based on the lower parking standard for other Greater Victoria Housing Society complexes and opportunity for shared parking arrangements with commercial parking areas onsite.

3.10 Discussion

3.10.1 Zoning Text Amendment

Attached Housing

The applicants wish to add "Attached Housing" to the list of permitted uses in the C8A Zone. Attached Housing means a building (or buildings) divided into not less than three dwelling units with each dwelling unit having direct access to the outside at grade; specifically excludes a building used for Hotel or Motel. The applicant has indicated that including Attached Housing as a permitted use will provide the Greater Victoria Housing Society with flexibility to include townhomes to accommodate the needs of families. Staff have no objections regarding the use of Attached Housing to the list of permitted uses as GVHS envisions attached housing as ground oriented units built in conjunction with an apartment building; therefore, Council may wish to consider Attached Housing as a permitted use in the C8A Zone.

Community Amenity Contribution As per Council policies, contributions to the Community Amenity Contribution (CAC) fund or Affordable Housing Reserve Fund (AHRF) is required when additional density is being sought. The applicant's proposal for an affordable housing apartment complex of approximately 104 units will trigger the Comprehensive Development contributions and affordable housing contributions in the C8A Zone. However, the applicant has requested to delete the requirement for the $1,500 CAC per dwelling unit and has requested to waive the $500 per dwelling unit requirement to the Affordable Housing Reserve Fund because the project includes affordable housing. As well, the applicant has expressed that the extra costs associated with amenity contributions increase the financing costs for construction and increase the monthly rental rates for occupants who already have difficulty finding affordable rents. Staff recognize the applicant's concern for the additional costs associated with CACs and Affordable Housing Contributions and recommend that the contributions be waived. Council may wish to consider deleting the requirement for contributions to the Community Amenity Reserve Fund and waiving contribution to the Affordable Housing Reserve Fund.

Commercial Space Requirement The applicant has requested to remove the commercial space requirement from Area "2" which sets out a minimum ground floor commercial space requirement. Please refer to Appendix "B" for Area "2". The commercial requirement has been satisfied by the PCFSA Phase 1 project currently in construction; therefore, staff have no objections with the deletion of the commercial space requirement. Council may wish to amend the zone so that commercial floor area is not required in Area "2" as a part of the GVHS affordable housing project.

Minor Administrative Changes Minor administrative changes are proposed to the C8A Zone to include a zone map for Area "1" the original parcel (324 Goldstream Avenue) and Area "2" the rear parcel proposed from subdivision of the subject property. Please refer to Appendix "B" for the proposed parcels for Area "1" and Area "2".

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3.10.2 Development Variance Permit Application DVP-17-010

a) To add a requirement for a front yard setback of 6.0m for Area "2";

The applicant has requested to include a front yard setback of 6.0m for Area "2" where the frontage is not located on Goldstream Avenue. Please refer to Appendix "B" for the subdivision plan. The current C8A Zone specifies that a front yard shall be provided of not less than 1.2m and not more than 4.5m, except that above the second storey, residential uses shall be set back from the front lot line not less than 1.5m, excluding any balcony spaces. The proposed subdivision will create a front yard that is not fronting Goldstream Avenue and located behind the Pacific Centre Family Services Association's current building; therefore, Council may wish to relax the front yard setback for Area "2" to 6.0m.

b) To relax the minimum allowable side yard setback for Area 1, pursuant to Section 7.5D.07(2) of the Land Use Bylaw, No. 151, from 4.0m to 0.0m; and

The applicant has requested to relax the side yard setback for Area "1" from 4.0m to 0.0m. This is required to accommodate the location of the west edge of the PCFSA building in Area "1" adjacent to the proposed panhandle subdivision and driveway for Lot "2". Please refer to Appendix "B' for the subdivision plan. This is a requirement of building code; therefore, Council may wish to relax the side yard setback in Area "1" from 4.0m to 0.0m.

c) To eliminate the requirement for sloped roofs, pursuant to Section 7.5D.06 of the Land use Bylaw, No. 151.

The applicant has requested to relax the requirement for sloped roofs on the subject site. The experience of the GVHS in providing housing in the Capital Regional District has resulted in fine-tuned design for building envelope which does not include sloped roofs. GVHS is hoping to design to Passive House standards to ensure continuous savings throughout the life of the building for its residents. Roof design embedded within zoning requirements is an anomaly and not typical content for Colwood's zoning bylaw as the Development Permit guidelines in the OCP addresses this through the DP process; therefore, Council may wish to consider deleting the requirement for sloped roofs.

3.10.3 Request for Financial Support

The applicant has submitted a request for municipal support with their rezoning application. The basis of the request is financial in nature and aims to support the largest Passive House development for affordable housing in Canada. Please refer to Appendix "D" for financial request letter from GVHS. GVHS is asking Colwood to contribute the estimated Passive House premium of $652,789 as well as that Colwood waive all municipal fees including Development Cost Charges (DCCs), building permit fees, and Community Amenity Contributions (CACs) (outlined in Section 3.10.1 of this report). GVHS has suggested that the contributions from Colwood will directly translate into lower rents for their tenants as summarized in Table 1 below; refer to Appendix "D" for GVHS's financial request and a breakdown of potential rent costs with and without a municipal grant:

Table 1: GVHS Monthly Rents by Unit Type With and Without a Colwood Grant Rents Without Grant Rents With Grant Studio $806 Studio $763 1 Bedroom $918 1 Bedroom $871 2 Bedroom $1200 2 Bedroom $1080 3 Bedroom $1400 3 Bedroom $1260 4 Bedroom $1650 4 Bedroom $1485

Page 5 of 9 RZ-16-007 and DVP-17-010 324 Goldstream Avenue

Staff have reviewed the financial support requested from GVHS and have concerns for the amount of support available from the City. Currently, the City of Colwood has an Affordable Housing Reserve Fund (AHRF) supported by contributions from new development. The City has approximately $586,392.00 in the fund at this time to allocate to affordable housing in the community. Colwood’s limited tax base makes it difficult to provide such waivers of fees without unduly impacting the City’s balance sheet. Therefore, staff propose that the applicant be provided an AHRF grant to offset other fees in the amount of $4,000.00 per unit that does not exceed HILs and to be confirmed by the applicant prior to Public Hearing. The applicant may use the grant to cover costs associated with the project such as application fees or Development Cost Charges. To support the GVHS project at 324 Goldstream Avenue, Council may wish to allocate funds from the Affordable Housing reserve Fund which may be used by the applicant to cover application fees, development cost charges, or passive house premiums.

Alternatively, Council may wish to waive fees and DCCs in addition to providing a grant from the AHRF. Prior to waiving municipal fees an amendment to the Land Use Application Procedures Bylaw will be required. As well, a new bylaw to waive or to reduce Development Cost Charges under Section 563 of the Local Government Act for not-for-profit affordable housing would need to be considered by Council.

4. COMMUNICATIONS To date, the City of Colwood has sent notice of the hearing of this rezoning application by the Planning and Land Use Committee to residents and/or property owners of properties located within 75 m of the subject properties.

5. OPTIONS

5.1 Rezoning Text Amendment RZ-16-007: In regard to the rezoning text amendment the Committee may:

1. Recommend to Council that the appropriate zoning amendment bylaw be prepared to add “Attached Housing” to the list of permitted uses in the C8A Zone, to delete the requirement for commercial ground floor space in Area “2”, to delete the requirement for Community Amenity Contributions for Affordable Housing, and to include administrative changes for Area “1” and Area “2” to the C8A Zone; AND 2. Recommend to Council that staff be directed to compile the terms of a s.219 covenant with the applicant to be authorized by the Mayor and Chief Administrative Officer and that the covenant be registered prior to Fourth Reading as a condition of rezoning, which is to include the following:

Energy Efficient Buildings (a) All buildings to meet EnerGuide standard 84 or equivalent whichever is more stringent, to the satisfaction of the City of Colwood. (b) A third party reviewer is to review plans prior to issuance of building permit confirming building design meets EnerGuide 84 standard or equivalent whichever is more stringent, to the satisfaction of the City of Colwood. AND/OR 3. Recommend to Council to consider waiving the requirement for Community Amenity Contributions and Affordable Housing Contributions;

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RZ-16-007 and DVP-17-010 324 Goldstream Avenue

OR 4. Defer the application for further information; OR 5. Recommend to Council the application be denied.

5.2 Development Variance Permit DVP-17-010: In regards to Development Variance Permit DVP-17-010 the Committee may:

1. Recommend to Council that Development Variance Permit DVP-17-010 be granted; OR 2. Defer the application for further information; OR 3. Recommend to Council that the application be denied.

5.3 Financial Support for Not-for-Profit Affordable Housing In regard to the request for financial support for affordable housing the Committee May:

1. Recommend to Council to consider providing a grant from the Affordable Housing Reserve Fund with conditions guaranteeing that the grant will be used to support not-for-profit affordable housing; AND/OR 2. Recommend that Council direct staff to prepare the appropriate amendment to the Land Use Application Procedures Bylaw to allow waiver of municipal fees for affordable housing and prepare a bylaw to waive or reduce Development Cost Charges; OR 3. Defer the application for more information; OR 4. Recommend to Council that the request for financial support for affordable housing and/or waiver of municipal charges be denied.

6. FINANCIAL CONSIDERATIONS Staff recommend the following contributions and waivers outlined in Table 2 below to support GVHS's request for financial support outlined in Appendix "D". Council may wish to consider providing a grant from the Affordable Housing Reserve Fund and waiving Community Amenity Contributions and Affordable Housing Contributions.

Table 2— Estimated Fees and Charges and Requested Waiver Amounts Recommended by Staff

TYPE OF PAYMENT ESTIMATED AMOUNT OF PAYMENT AMOUNT TO BE OR CONTRIBUTION OR CONTRIBUTION OR GRANT WAIVED / PAID

OTHER MUNICIPAL FEES • Community Amenity Contributions • Requesting waiver of CACs • $ 151,000.00 • Affordable Housing Fund • Not required — affordable housing project • $ 50,500.00 AFFORDABLE HOUSING RESERVE FUND • Affordable Housing Grant • $ 4,000.00 per unit (55 units) • $ 220,000.00

TOTAL STAFF RECOMMENDATION WAIVERS/GRANTS $ 422,000.00

Page 7 of 9 RZ-16-007 and DVP-17-010 324 Goldstream Avenue

7. RECOMMENDATION

The following recommendation is made for consideration:

That the Planning and Land Use Committee recommend to Council:

7.1 Rezoning Text Amendment RZ-16-007 1. Recommend to Council that the appropriate zoning amendment bylaw be prepared to add "Attached Housing" to the list of permitted uses in the C8A Zone, to delete the requirement for commercial ground floor space in Area "2", to delete the requirement for Community Amenity Contributions, and to include administrative changes for Area "1" and Area "2" to the C8A Zone; AND 2. Recommend to Council that staff be directed to compile the terms of a s.219 covenant with the applicant to be authorized by the Mayor and Chief Administrative Officer and that the covenant be registered prior to Fourth Reading as a condition of rezoning, which is to include the following:

Energy Efficient Buildings (a) All buildings to meet EnerGuide 84 or current Building Code whichever is more stringent, to the satisfaction of the City of Co/wood; (b) A third party reviewer is to review plans prior to issuance of building permit confirming building design meets EnerGuide 84 or current Building Code whichever is more stringent, to the satisfaction of the Chief Building Inspector. AND 3. Recommend to Council to waive the requirement for Community Amenity Contributions and Affordable Housing Contributions;

7.2 Development Variance Permit Application DVP-17-010

That it be recommend to Council that DVP-17-010 be authorized for issuance which would have the effect of: (a) adding to Section 7.5D.07 a requirement for a front yard setback of 6.0m for Area "2"; (b) relaxing the minimum allowable side yard setback for Area 1, pursuant to Section 7.5D.07(2) of the Land Use Bylaw, No. 151, from 4.0m to 0.0m; and (c) deleting the requirement for sloped roofs, pursuant to Section 7.5D.06 of the Land use Bylaw, No. 151. Subject to: Any limiting distance issues for fire separation under the British Columbia Building Code are resolved to the satisfaction of the City of Colwood.

7.3 Financial Support for Not-for-Profit Affordable Housing

/. Recommend to Council that a financial grant from the Affordable Housing Reserve Fund be made to support GVHS's not-for-profit affordable housing project at 324 Goldstreann Avenue in the amount of $4,000.00 per unit that does not exceed current HILs, subject to the registration of a restrictive covenant prior to Fourth Reading ensuring that units subject to an Affordable Housing Grant from the City of Colwood will not exceed current HIL rates for the purpose of preserving affordable housing in the community.

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Respectfully submitted,

(iak/K Ke ri Clark, MPlan Planner

lain Bourhill, MCIP, RPP Nikii Hoglund Director of Planning Director of Enginee n

Flo Pikula, RBO John,. idy, LAFC Chief Building Inspector Fir hief

4,6-3ze-t- 2 Andrea deBucy, CPA, CGA Ian Howat Director of Finance Chief Administrative Officer JAL Sandra Russell Pat VanBuskirk, CMC Manager of Communications Director of Administration

Attachments:

Appendix A — Location Map Appendix B — Proposed Subdivision Plan Appendix C — Site Massing Plans Appendix D — GVHS Financial Request and Potential Rents with or without a Municipal Grant Letter

Page 9 of 9 APPENDIX A

RZ-16-007

City of Colwood Plcmning Department W:PlatininglArcGIS,Colwood Deparmeitts1 PlanningDevelopmentsIDVP DP

324 Goldstream Avenue

2015 Orthomap Scale 1:2000 Date: 11/1/2016 APPENDIX D GRFA.TER yECTORIA r VI dr HOUSING SOUL: j'Y 5airm 1

February 16, 2017

Request for Contribution to Affordable Housing Development Project

Founded in 1956, Greater Victoria Housing Society is a non-profit charitable organization dedicated to providing affordable rental housing. For 60 years GVHS has provided homes to low- to moderate-income seniors, families, working singles, and adults with disabilities. GVHS owns and operates 15 buildings and 765 units of affordable housing. GVHS houses 50 seniors in Colwood and has been a member of the Westshore community for over 30 years.

At 324 Goldstream we envision a purpose built, multigenerational affordable housing building with high standards of energy efficiency. We aim to achieve Passive House design and construction standards as well as affordable rents. At 104 units, this will be the largest residential Passive House in Canada.

Passive House design results in buildings that 1) consume up to 90 percent less than conventional buildings, and 2) have significant reductions in energy costs. Energy cost reduction will directly impact long term affordability.

GVHS is requesting that Colwood contribute the estimated Passive House premium of $652,789. We are also requesting that Colwood waive all municipal fees including DCC's, building permit fees, and community amenity contributions.

In addition to contributing to Passive House, Colwood's contribution will also directly translate into lower rents for our tenants.

Rents Without Grant Rents With Colwood Grant Studio $806 Studio $763 1 Bedroom $918 1 Bedroom $871 2 Bedroom $1200 2 Bedroom $1080 3 Bedroom $1400 3 Bedroom $1260 4 Bedroom $1650 4 Bedroom $1485

Thank you for your consideration.

Greater Victoria Housing Society

2326 Government 51,Victoria,BC V8T5G5 t 2.50.384.3434 I f250.386.3434 I wwagreatervIchousingorg I [email protected] APPENDIX B

50875 (I6C-11')

Pro ect Information

Zone - C8A AREA "1" 6495 Site Area 3827.0m2 t: PARKING RAMP Building Area (BCBC) 1152.2m2 DRIVEWAY ACCESS SETBACK Building Height 6 Storeys " I Floor Areas (Gross) First Floor 944.7m2 Second Floor 1035.7m2 Third Floor 1152.2m2 GUEST Fourth Floor 1152.2m2 PROPERTY LINE `C. PARKING Fifth Floor 1152.2m2 Sixth Floor 1152.2m2 Total Floor Area 6589.2m2 AREA "2"

F.A.R. 1.72

Coverage 30% (not including parking garage)

Setbacks

Front Yard 7.0m 4.3 Side Yard (N) 4.0m Side Yard (S) 6.8m Rear Yard 6.0m PROPOSED 6 STOREY BUILDING

Parking

Cars Structured 80 At Grade 6 Total 86 41844549A %%064% GALLOPING GOOSE CONNECTOR ---- 6.446 Go 110 011011111••••••• 410100.101111111010 •11.1.1•11/011.1110 •11•1101.19•1111110 50610 (166'-1")

CENTRE FOR WELLBEING SITE

ISSUED FOR CONCEPT MASSING ONLY

\ CASCADIA ARCHITECTS Site Plan I : 500 DWG. NO. Meares Street T 250.590.3223 1060 324 Goldstream Avenue January 26,2017 ,';''- Victoria BC V8V 3J6 Canada F 250.590.3226 I Greater Victoria Housing Society 324 Goldstream Ave SK 1.0 www.cascadiaarchitects.ca Colwood BC Roof 82100

0 3 BEDROOM I BEDROOM STUDIO STUDIO STUDIO BROOM Level 6 78980

0 E—‘ I BEDROOM r-4 I BEDROOM STUDIO STUDIO STUDIO I BEDROOM ACCESSIBLE Level 5 75860

0 r? I BEDROOM STUDIO STUDIO STUDIO 1 BEDROOM — - I BEDROOM ACCESSIBLE Level 4 72740

rn I BEDROOM I BEDROOM STUDIO STUDIO I B DROOM STUDIO NG HEIGHT

ACCESSIBLE DI Level 3 69620 BUIL 0 7., N STUDIO STUDIO — 0 I BEDROOM STUDIO 3 B DROOM Level 2 66500

COMMON ROOM LAUNDRY

Ground Floor 63000

0 7 rn PARKING APPROX. AVE. GRADE 60770 -

P I 60000 0 - - 0 (n PARKING P2 57000

N-S Building Section I : 200 82100 Roof

uJ rn Centre for Wellbeing (.7 111 co I 60770 APPRDX, AVE. GRADE Site Section ) 500

ISSUED FOR CONCEPT MASSING ONLY APPENDIX C

CASCADIA ARCHITECTS Sections As indicated DWG. NO. 1060 Meares Street T 250.590.3223 324 Goldstream Avenue January 26, 2017 Victoria BC V8V 3J6 Canada F 250.590.3226 Greater Victoria Housing Society 324 Goldstream Ave SK 2.0 MAL\\, www.cascadiaarchitects.ca Colwood BC Roof 82100

Level 6 78980

Level 5 75860

Level 4 72740

Level 3 69620

Level 2 66500

Ground Floor 63000 -111.111111111111

APPROX. AVE. GRADE 60770

P2 57000

APPROXIMATE GRADE LOCATION ALONG PARKING RAMP

N-S Section @ Parking Ramp 1 : 200 ISSUED FOR CONCEPT MASSING ONLY

CASCADIA ARCHITECTS Section 1 : 200 DWG. NO. 1060 Meares Street T 250.590.3223 324 Goldstream Avenue January 26, 2017 Victoria BC V8V 3J6 Canada F 250.590.3226 Greater Victoria Housing Society 324 Goldstream Ave SK 2.1 II Wink\ www.cascadiaarchitects.ca Colwood BC View From Galloping Goose CI:) Connector

0 View of Courtyard

ISSUED FOR CONCEPT MASSING ONLY

CASCADIA ARCHITECTS Perspectives DWG. NO. 1 060 Hewes Street T 250.5903223 324 Goldstream Avenue January 26, 2017 Victona BC V8V 316 Canada F 250.590.3226 Greater Victoria Housing Society 324 Goldstream Ave wvAv.casracrearcheectsca SK 3.0 Cawood BC 111 la 6E4 11 MCI taLli fl 0at3U 81 13 —1 Old. a al •0. a

N '11:11* 71 -5

View From Goldstream Ave.

0 Bird's Eye View

ISSUED FOR CONCEPT MASSING ONLY

i\i CASCADIA ARCHITECTS Perspectives °WO NO. Street T 250.590 3223 324 Gia1dstrsans Av.. January 26.2011 I t, Vent • BC W/ 3i6 Canada F 250.590.3226 Greater Victoria Housing Society 324 Goldstone. Ave in www.cascadiaarchitects.ca Colwood BC SK 3.1