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1166 W. PENDER - rezoning.vancouver.ca · Hotel n Residentia se oncentrate alon h uthwester d re F...
Transcript of 1166 W. PENDER - rezoning.vancouver.ca · Hotel n Residentia se oncentrate alon h uthwester d re F...
1166 W. PENDER
1.0 Development Proposal1.1 IntroductionThe wedge shaped site is located in the Central Business District of the Downtown District Sub Area F (Golden Triangle). It’s street face is skewed 21 degrees from it’s Lane face and two side property lines are bent near the rear. An existing officebuildinglies35’totheEastandamixeduseresidentialtowerwithdaycareandofficepodiumlies58’ to the West at the corner of Pender and Bute. Directly across the lane is an existing 13 storey hotel (The Loden) and across Pender street is a 20 storey Hotel (Coast Coal Harbour).
A number of new projects are currently being considered in the neighbourhood. Directly across thelanetotheSoutha33storeyofficebuildingis under construction replacing the existing 10 storeyofficeandparkingstructurethatwasonthesite; further to the South is the recently completed 63storey(15floorsHotel/remainderMarketresidential) Trump tower (1139 West Georgia) which replaced a 9 storey building. Down the street to theEastonPendera31storeyofficebuildingisbeing proposed at 1070 W. Pender, and a 16 storey mixedusebuildingoffice/residentialbuildingisbeingproposed at 1255 W. Pender.
Context Map
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8
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4 The Melville, 1189 Melville: Residential & Daycare, 42 storeys
5 The Sapphire, 1188 W Pender: Residential + Retail, 34 storeys
1199 West Pender: Office+Retail,9 storeys6
Coast Coal Harbour Hotel, 1180 W Hastings: Hotel + Restaurant, 20 storeys
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The Shorehill Building, 1155WPender:Office,7 storeys8
1140 W Pender: Office+Retail,18 storeys9
1133 Melville: ProposedOfficeBuilding,33 storeys21070 West Pender:
ProposedOfficeBuilding,31 storeys34
ContextImages
Hor
nby
Stre
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Burr
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Stre
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West Georgia Street
Dunsmuir StreetDunsmuir StreetDunsmuir Street
West Pender Street
West Cordova Street
West CoWest Co ovva Street
va Streeet
Melville Street
Eveleigh Streeteleleigig
Thur
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Str
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Bute
Str
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West Hasts ings Street
Hor
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Stre
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Burr
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West Georgia Street
Dunsmuir StreetDunsmuir StreetDunsmuir Street
West Pender Street
West Cordova Street
West CoWest Co ovva Street
va Streeet
Melville Street
Eveleigh Streeteleleigig
Thur
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Str
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Bute
Str
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West Hasts ings Street
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1161 West Georgia – Recent completion: Residential + Hotel, 63 storeys
3 10 The Shangri-La, 1128 W. Georgia: Residential + Hotel, 62 storeys
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City Building Grades
1166 West PenderVancouver, BC
IBI GROUPARCHITECTS (CANADA) INC.700 – 1285 West Pender StreetVancouver BC V6E 4B1 Canadatel 604 683 8797 fax 604 683 0492ibigroup.com
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DATENO. DESCRIPTION
REVISIONS
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Any reproduction or distribution for any purpose other than authorized by IBI Groupis forbidden. Written dimensions shall have precedence over scaled dimensions.Contractors shall verify and be responsible for all dimensions and conditions onthe job and IBI Group shall be informed of any variations from the dimensions andconditions shown on the drawing. Shop drawings shall be submitted to IBI Groupfor general conformance before proceeding with fabrication.
is a member of IBI Group of companiesIBI Group Architects (Canada) Inc.
2018-10-01
1166 WEST PENDER STREET OFFICE BUILDING REZONING BOOKLET
OCTOBER 2, 2018 7
1.2 Basic Site InformationCivic Address
1166 West Pender Street
Legal Address
Lot 8 Block 16 Plan VAP92 District Lot 185 NWD Lot 7, Block 16 VAP92, District Lot 185, New Westminster Land District
Current Use
A15StoreyOfficeBuildingconstructedin1974.The building is currently 100% vacant having been previously occupied by the Canada Revenue Agency since being built. The Canada Revenue Agency is moving to the False Creek Flats area in April 2017.
PROPERTY LINE
PR
OP
ER
TY L
INE
PROPERTY LINE
BUILDING LINE
ORCA
1235 WEST PENDER86m (35 FLRS)
WEST HASTINGS
WEST PENDER
MELVILLE
BUTE
THU
RLO
W
(8 FLRS) 24m Approx.
THE RITZ
1189 Melville St.
EAST ASIATIC BLDG
STADACONA(6 FLOORS)
LANE
207FT. Approx. (16 FLRS)178FT. Approx.
(9 FLRS)127FT. Approx.
(10 FLRS)154FT. Approx.
155FT. Approx.
(12 FLRS)159FT. Approx.
(8 FLRS)100FT. Approx.
(20 FLRS)
(3 FLRS) (35 FLRS)365FT. Approx.
(9 FLRS)94FT. Approx.
(43 FLRS)
403FT. Approx.
(25 FLRS)235FT. Approx.
(18 FLRS)230FT. Approx.
(18 FLRS)209FT. Approx.
(37 FLRS)346FT. Approx.
Coast Coal Harbour Hotel
(13 FLRS)Loden Hotel
(18 FLRS)1140 W. Pender St.
550 FT.(Future Office Tower Under City Review)
VIEW CONE 3.2.1-Queen Elizabeth Park as Per COV 2016-03-02
VIEW CONE 9.2.1-Cam
bie Street as Per Vanmap
1133 Melville St.
FUTURE TOWER1255 W PENDER
1190 W PENDER
322 FT.(21 FLRS)
1188 W. Pender St.
SITE
Context Plan
1166 West PenderVancouver, BC
IBI GROUPARCHITECTS (CANADA) INC.700 – 1285 West Pender StreetVancouver BC V6E 4B1 Canadatel 604 683 8797 fax 604 683 0492ibigroup.com
101392
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Any reproduction or distribution for any purpose other than authorized by IBI Groupis forbidden. Written dimensions shall have precedence over scaled dimensions.Contractors shall verify and be responsible for all dimensions and conditions onthe job and IBI Group shall be informed of any variations from the dimensions andconditions shown on the drawing. Shop drawings shall be submitted to IBI Groupfor general conformance before proceeding with fabrication.
is a member of IBI Group of companiesIBI Group Architects (Canada) Inc.
2018-09-10
N
Site Photos
1166 West PenderVancouver, BC
IBI GROUPARCHITECTS (CANADA) INC.700 – 1285 West Pender StreetVancouver BC V6E 4B1 Canadatel 604 683 8797 fax 604 683 0492ibigroup.com
101392
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DATENO. DESCRIPTION
REVISIONS
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DATENO. DESCRIPTION
Any reproduction or distribution for any purpose other than authorized by IBI Groupis forbidden. Written dimensions shall have precedence over scaled dimensions.Contractors shall verify and be responsible for all dimensions and conditions onthe job and IBI Group shall be informed of any variations from the dimensions andconditions shown on the drawing. Shop drawings shall be submitted to IBI Groupfor general conformance before proceeding with fabrication.
is a member of IBI Group of companiesIBI Group Architects (Canada) Inc.
2018-09-10
1166 WEST PENDER STREET OFFICE BUILDING REZONING BOOKLET
OCTOBER 2, 2018 8
Current Site Condition Photos
West Pender Street, Facing West Lane at rear of building, Facing North
Groundfloorentry,1166WestPenderStreet,FacingSouth Parkade Entry, 1166 West Pender Street, Facing South Lane at rear of building, Facing West West Pender Street, Facing East West Pender Street, Facing West
1166 WEST PENDER STREET OFFICE BUILDING REZONING BOOKLET
OCTOBER 2, 2018 9
1.3 Zoning Considerations Applicable Plans, Policies, & Guidelines
Relevant Council Policies for this site include:
• Vancouver Neighbourhood Energy Strategy (2012)
• Vancouver Economic Action Strategy (2011)
• Rezoning Policy for the Central Business District (CBD) and CBD Shoulder (2009)
• Green Buildings Policy for Rezoning (2009, last amended May 2018)
• Metro Core Jobs and Economy Land Use Plan: Issues and Directions Report (2007)
• City Core 2050 Vision
• Community Amenity Contributions — Through Rezonings (1999, last amended 2004)
• Public Art Policy for Rezoning Development (1994, last amended July 31, 2014)
• DowntownOfficialDevelopmentPlan(1975)
• Downtown Design Guidelines (September 30,1975; last amended December 14, 1993)
• DD (except Downtown South) C-5, C-6, HA-1 and HA-2 Character Area Descriptions (1975)
• Bird Friendly Design Guidelines
Map of Uses Central Business District
RESIDENTIAL
OFFICE
HOTEL
1166 WEST PENDER STREET OFFICE BUILDING REZONING BOOKLET
OCTOBER 2, 2018 10
1.3 Zoning ConsiderationsArea F is characterized as an established high-density, prestigious mixed use node that isintendedtoofferatransitionwestwardtoanareaofolderresidentialandofficebuildings.Sitting at the very western edge of the Central Business District, as well as within an area where higher buildings are permitted, the site presents a unique opportunity to contribute to the City’s objective of developing a Downtown District where one is encouraged to live, work, shop and visit.
The built pattern of development in the area iscomprisedofadiversemixtureofOffice,Hotel, and some Residential uses concentrated along the southwestern edge of Area F (please refer to the map on page 7). Bordering Area F, to the immediate West across Bute Street is predominantly residential.
The pending City Core 2050 Vision seeks to seize opportunities to strengthen and enhance Vancouver’s sustainability and economic success in the years ahead. The proposal seeks to provide a substantial commercial development that not only protects but exceeds the job space capacity anticipated and protected by the older existing policies. This is consistent with the direction or the City Core 2050 Vision to “respect and consolidate recently approved policies, community plans and initiatives, while updating obsolete or redundant aspects, as well as integrating appropriate new state-of-the-art urban dimensions”
The proposed development will be composed of a31storeyofficetowerwithretailatbaseandattopfloor.Theschemewillinclude348,931sf(32,417.75 sm) of density (18.73 FSR) presenting a unique opportunity to strengthen the role of theCBDasanintensifiedcommercialdistrict.
The proposed development options meet or exceed the objectives of the City’s Metropolitan Core Jobs and Economy Land Use Plan (MCP), which by way of a major review of future land use needs in the Metro Core, produced a long term land use policy plan to accommodate the Metro Core’s future economic needs. The Central Area Plan (1991) designates this site as within the CBD Extension Area, which the MCP identifiesasintegraltoCBDexpansion;thisisto ensure the availability of future commercial capacity for the continuous expansion of the CBD’s primary business and cultural functions.
Project seeks to contribute more than outright job space creating use with a mix of office and retail.
1166 WEST PENDER STREET OFFICE BUILDING REZONING BOOKLET
OCTOBER 2, 2018 11
PROPERTY LINE
PR
OP
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TY L
INE
PROPERTY LINE
BUILDING LINE
ORCA
1235 WEST PENDER86m (35 FLRS)
WEST HASTINGS
WEST PENDER
MELVILLE
BUTE
THU
RLO
W
(8 FLRS) 24m Approx.
THE RITZ
1189 Melville St.
EAST ASIATIC BLDG
STADACONA(6 FLOORS)
LANE
207FT. Approx. (16 FLRS)178FT. Approx.
(9 FLRS)127FT. Approx.
(10 FLRS)154FT. Approx.
155FT. Approx.
(12 FLRS)159FT. Approx.
(8 FLRS)100FT. Approx.
(20 FLRS)
(3 FLRS) (35 FLRS)365FT. Approx.
(9 FLRS)94FT. Approx.
(43 FLRS)
403FT. Approx.
(25 FLRS)235FT. Approx.
(18 FLRS)230FT. Approx.
(18 FLRS)209FT. Approx.
(37 FLRS)346FT. Approx.
Coast Coal Harbour Hotel
(13 FLRS)Loden Hotel
(18 FLRS)1140 W. Pender St.
550 FT.(Future Office Tower Under City Review)
VIEW CONE 3.2.1-Queen Elizabeth Park as Per COV 2016-03-02
VIEW CONE 9.2.1-Cam
bie Street as Per Vanmap
1133 Melville St.
FUTURE TOWER1255 W PENDER
1190 W PENDER
322 FT.(21 FLRS)
1188 W. Pender St.
SITE
Context Plan
1166 West PenderVancouver, BC
IBI GROUPARCHITECTS (CANADA) INC.700 – 1285 West Pender StreetVancouver BC V6E 4B1 Canadatel 604 683 8797 fax 604 683 0492ibigroup.com
101392
A0.01
User
User
1/32"=1'-0"
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SHEET TITLE
COPYRIGHT:
PROJECT NO:
REV:
DRAWN BY:
CHK'D BY:
ARCHITECT OF RECORD
File
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DATE:
CLIENT
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PROJECT TITLE
SHEET NUMBER
DESIGN ARCHITECT
DATENO. DESCRIPTION
REVISIONS
APPR
OF1 1
ISSUES
DATENO. DESCRIPTION
Any reproduction or distribution for any purpose other than authorized by IBI Groupis forbidden. Written dimensions shall have precedence over scaled dimensions.Contractors shall verify and be responsible for all dimensions and conditions onthe job and IBI Group shall be informed of any variations from the dimensions andconditions shown on the drawing. Shop drawings shall be submitted to IBI Groupfor general conformance before proceeding with fabrication.
is a member of IBI Group of companiesIBI Group Architects (Canada) Inc.
2018-09-10
N
(10 FLRS)154FT. Approx.
1190 W PENDER
VIEW CONE 9.2.1-Cam
bie Street as Per Vanmap
VIEW CONE 9.2.1-Cam
bie Street as Per Vanmap
VIEW CONE 9.2.1-Cam
bie Street as Per Vanmap
VIEW CONE 9.2.1-Cam
bie Street as Per Vanmap
VIEW CONE 9.2.1-Cam
bie Street as Per Vanmap
VIEW CONE 9.2.1-Cam
bie Street as Per Vanmap
VIEW CONE 9.2.1-Cam
bie Street as Per Vanmap
VIEW CONE 9.2.1-Cam
bie Street as Per Vanmap
SITE
VIEW CONE 9.2.1
1.3 Zoning Considerations
View Cones:
The General Policy for Higher Buildings adopted by council in 1997 amended in 2014; permits buildings from 550’-700’ in the Central Business District. The site lies within the Central Business District ShoulderasdefinedintheGeneralPolicyforHigherBuildings. This zone has a discretionary height increase of up to 550’ and permits proposals that exceed current height limits and or enter into the Queen Elizabeth View Corridor. The Site is bisected diagonally by View Cone 9.2.1 (Cambie Street View Cone) & 3.2.2 (QE View Cone) on its Easterly half and 3.2.1 (QE View Cone) on its Westerly half. Thus 9.2.1 governs the height of the portion over which it covers (estimated at 500’) whilst the remainder of site could extend to the 550’ height.
1166 West Pender
SITE
High Buildings Policy Map
1166 WEST PENDER STREET OFFICE BUILDING REZONING BOOKLET
OCTOBER 2, 2018 12
Harbour Green Park
1.3 Zoning Considerations
Height & Shadow:
The basic height limit (Zone 5 in the Downtown OfficialDevelopementPlan)fortheprojectis91.4m(300’); with an ability for the Development Permit Board to increase the basic maximum height to 137.2 m (450’). As a site in the Central Business District Shoulder, the Higher Buildings Policy allows its discretionary height to be increased to 550’; except where limited by a view cone other than QE View 3. View Cone 9.2.1 is estimated to be at 500’ on this site limiting height in a triangular zone.
The Higher Building Policy requires Rezoning Applicants to carefully consider shadow impacts on public realm including key streets, parks and plaza as well as neighbouring buildings. A comprehensive shadow analysis has been included in this application with a focus on impact on public realm in the Harbour Green Park and plaza shown in adjacent images. Harbour Green Park extends along the Northerly edge of the city from just past Jervis Street to Thurlow. This park is made up of a greenspacefrontingthewaterfrontpedestrian/bikeroute with a central hardscaped zone which extends to the street edge of West Cordova
The project is 364.2’ measured from base point to top of mechanical level; 387.5’ to the top of architecturalappurtenance.Theupperfloorsoftheproject have been sculpted to keep shadow out of the park between the Spring and Fall equinox.
1.4CommunityBenefits• Additional Job Space
• Improved Public Realm with through block connection
• Daycare Linkage at 15$ per sf added area
Upper Harbour Green Park - Hard Surface
1166 WEST PENDER STREET OFFICE BUILDING REZONING BOOKLET
OCTOBER 2, 2018 13
2.0 Urban Design Principles2.2 Active Street Frontages and Site Circulation
Active Street FrontagesThe site lies in the Downtown District’s Golden Triangle character area described as:
“West of Thurlow should be medium- to high-density mixed-use area encouraging residential uses with links between the West End and the Waterfront.”
DD CHARACTER AREA DESCRIPTIONSThe zoning guidelines anticipate grade level pedestrian oriented uses (retail, entertainment and services). Pedestrian connections mid-block are encouraged between Thurlow and Bute Streets allowing connection from Georgia Street to the Waterfront.
The proposal will provide an active frontage to the entire street face, as well as a high quality lobbyspacefortheOfficecomponent.
Site CirculationPedestriansA 10’ setback on the East side has been left at grade to allow for a grand stair connecting lane to street and further providing porosity through the block.
Bikes (See P2 Plans)Taking advantage of the site’s topography, bike parking has been included in parkade with dedicated elevator to surface
Cars Parking is accessed through parking entrance rampoffthelanetobelowgradeparkinglevels.
LoadingRoom for Class B loading is provided at grade in the Lane in an enclosed space that will be gated. A porte-cochère is supplied to allow passengerdropoff.
TYPICAL TOWER PLATE ABOVETY
PIC
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TOW
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PLA
TE A
BO
VE
TYP
ICA
L TO
WE
R P
LATE
AB
OV
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TYPICAL TOWER PLATE ABOVE12'-9
"
[28.
0M]
115'
-7"
[35.
2M]
49'-4
1/2
"[1
5.1M
]
131'-11 3/4"[40.2M]
PROPERTY LINE
PR
OP
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TY L
INE
PROPERTY LINE
BUILDING LINEBUILDING LINE
131'-11 3/4"
[40.2M]
15'-0"
38'-7
"
24'-6"
RAMP DN
RAMP INSIDE LENGTH L=20' @
10%
RAMP INSIDE LENGTH L=20' @
10%
RAMP INSIDE LENGTH L=20' @
10%
RAMP INSIDE LENGTH L=20' @
10%
RAMP OUTSIDE LENGTH L=30.2' @
5.1%
8' CLEAR HEIGHT8' CLEAR HEIGHT8' CLEAR HEIGHT8' CLEAR HEIGHT
ADJACENTOFFICE TOWER
25.08
'
84.9
5'
06 [28.
0M]
06 [28.
0M]
EL: 72
.29'
EL: 72
.29'
OfficeOfficeOfficeWaste & RecyclingWaste & RecyclingWaste & Recycling
EL:77.5'
EL:77.5'
OFFICEUPPER LOBBY
EL: 61.5'
OPEN TO BELOWMaterialMgmt.Office
IBG:75.32'
IBG:75.32'
IBG:75.32'
IBG:75.32'
IBG:75.32'
IBG:75.32'
IBG:75.32'
IBG:75.77'
IBG:75.77'
IBG:75.77'
IBG:75.77'
EL:73.77'EL:73.77'EL:73.77'EL:73.77'EL:73.77'EL:73.77'
EL:73.77'EL:73.77'EL:73.77'EL:73.77'EL:73.77' EL:68.48'
EL:68.48'EL:68.48'EL:68.48'EL:68.48'EL:68.48'
EL:68.4
8'
EL:68.4
8'
EL:68.4
8'
EL:68.4
8'
EL:68.4
8'
RAMP INSIDE LENGTH L=42.3'@12.5%RAMP INSIDE LENGTH L=42.3'@12.5%RAMP INSIDE LENGTH L=42.3'@12.5%RAMP INSIDE LENGTH L=42.3'@12.5%RAMP INSIDE LENGTH L=42.3'@12.5%RAMP INSIDE LENGTH L=42.3'@12.5%RAMP INSIDE LENGTH L=42.3'@12.5%RAMP INSIDE LENGTH L=42.3'@12.5%RAMP INSIDE LENGTH L=42.3'@12.5%RAMP INSIDE LENGTH L=42.3'@12.5%RAMP INSIDE LENGTH L=42.3'@12.5%RAMP INSIDE LENGTH L=42.3'@12.5%
RAMP OUTSIDE LENGTH L=56.2' @ 9.4%RAMP OUTSIDE LENGTH L=56.2' @ 9.4%RAMP OUTSIDE LENGTH L=56.2' @ 9.4%RAMP OUTSIDE LENGTH L=56.2' @ 9.4%RAMP OUTSIDE LENGTH L=56.2' @ 9.4%RAMP OUTSIDE LENGTH L=56.2' @ 9.4%
RAMP DN
RAMP DN
RAMP DN
ParkingParkingParkingParkingParkingParkingParkingExit #2Exit #2Exit #2Exit #2Exit #2Exit #2Exit #2
28'-0
"
[8.5
M]
10'-0"
[3.0M]
STORAGESTORAGE
EL: 73.5'
SLO
PE U
P @
5%
SLO
PE U
P @
5%
SLO
PE U
P @
5%
BS:61.5'
BS:61.5'
BS:61.5'
BS:61.5'
BS:61.5'
BS:61.5'
BS:61.5'
TS:75'
11 22 33 44
G
F
E
D
C
B
A
H
J
39'-0 3/4"39'-0 3/4" 27'-7 3/4"27'-7 3/4" 34'-5"34'-5"
32'-4
3/4
"32
'-1"
29'-6 1/4"
29'-6 1/4"
29'-6 1/4"
38'-1
1/4
"
9'-1"25'-3 3/4"12'-7"
23'-6
1/2
"
26'-5 3/4"
DN
DN
LANE
CLASS B LOADINGCLASS B LOADING
CLASS B PASSENGER SPACE
CLASS B PASSENGER SPACE
OPEN TO BELOWOPEN TO BELOWOPEN TO BELOWOPEN TO BELOWOPEN TO BELOWOPEN TO BELOW
10'-0"
[3.0M]
10'-0"
[3.0M]
DNDN
45'-10 3/4"[14.0M]
13'-2
"[4
.0M
]
Exhaust shaftExhaust shaft125 sf.125 sf.125 sf.
10'-0"[3.0M]
TowerExit #2
TowerExit #2
DNDN
Gen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. Exhaust120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.
6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike(Office)(Office)(Office)(Office)
UP
R3'-8
"
R2'-6"
R3'-8
"
DN
UP
POSPOSPOSPOS
Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.
BG:60.79
'
BG:60.79
'
18.53
M
18.53
M
BG:77.13'
BG:77.13'
BG:77.13'
23.51 M23.51 M
BG:75.5'
BG:75.5'
BG:75.5'
BG:74.69'
BG:74.69'
BG:74.69'
BG:74.69'
BG:74.69'
BG:60.4'
BG:60.4'
BG:60.4'
BG:60.4'18.41 M
18.41 M
18.41 M
18.41 M
18.41 M
32'-9 1/2"32'-9 1/2"
[10.0M][10.0M]
65'-7 1/2"65'-7 1/2"
[20.0M][20.0M]BG:61
.25'
BG:61.25
'
BG:61.25
'
BG:61.25
'
BG:61.25
'
18.67
M
TYPICAL TOWER PLATE ABOVE18.67
M
TYPICAL TOWER PLATE ABOVE18.67
M
18.67
M
18.67
M
BG:61.35'
BG:61.35'
BG:61.35'
BG:61.35'
BG:61.35'
BG:61.35'
BG:61.35'
18.70 M
18.70 M
18.70 M
18.70 M
33'-6 3/4"33'-6 3/4"33'-6 3/4"33'-6 3/4"
[10.23M][10.23M][10.23M]
26'-3"[8.0M]
45'-11 1/4"45'-11 1/4"IBG:75.77'45'-11 1/4"IBG:75.77'45'-11 1/4"[14.0M][14.0M][14.0M][14.0M]
36'-1"[11.0M][11.0M]
23'-8 3/4"23'-8 3/4"[7.23M][7.23M]
BG:75.23
'
22.93
M
BG:76.31
'
BG:76.31
'
BG:76.31
'
BG:76.31
'
23.26
M
23.26
M
23.26
M
23.26
M
23.26
M
23.26
M
23.26
M
23.26
M
23.26
M
23.26
M
23.26
M
23.26
M
23.26
M
23.26
M
23.26
M
23.26
M
23.26
M
23.26
M
BG:76.87
'
BG:76.87
'
BG:76.87
'
BG:76.87
'
23.43
M
23.43
M
EL: 61.3"EL: 61.3"EL: 61.3"
ACTIVE FRONTAGE
PASSENGER DROP OFF
RAMP TO PARKING
PED
ESTR
IAN
PAT
H
Loading
WATER
FRONT PA
RK
SHO
PPING STR
EET
1166 WEST PENDER STREET OFFICE BUILDING REZONING BOOKLET
OCTOBER 2, 2018 14
2.2 Development Boundaries and SetbacksThe project has been sculpted to allow for a min. 80’ separationbetweenResidentialtoOfficeUseand39’6separationbetweenOfficetoOfficeUses.
By comparison to many other projects in the neighborhoodandsurroundingarea,1166offerssimilar or even more generous setbacks, as noted in diagram“CoreInfillPrecedents”(Page16)
25'-2
"[7
.7M
]91
'-10
1/2"
[28.
0M]
132'-1"
[40.3M]
115'
-10
1/4"
[35.
3M]
49'-1
3/4
"[1
5.0M
]
132'-0 3/4"[40.3M]
PROPERTY LINE
BUILDING LINE
PROPOSED OFFICE TOWER31 STOREY
CENTRE LINE
PROPERTY LINE
BUILDING LINE
PROPERTY LINE
BUILDING LINE
VIEW CONE 3.2.1-Queen Elizabeth Park as Per COV 2016-03-02
VIEW CONE 9.2.1-Cam
bie Street as Per Vanmap
7'-0
"
[2.1
M]
WEST PENDER ST.
LANE
BUTE
ST.
10'-7
"[3
.2M
]
77'-2
"
[23.
5M]
80'-11 1/4"
[24.7M]
39'-6"
[12.0M]
46'-6
"[1
4.2M
]
1189 Melville St.
207FT. Approx.
155FT. Approx.
(20 FLRS)
(43 FLRS)
403FT. Approx.
Coast Coal Harbour Hotel
(13 FLRS)Loden Hotel
(18 FLRS)1140 W. Pender St.
550 FT.(Future Office Tower Under City Review)
1133 Melville St.
322 FT.(21 FLRS)
1188 W. Pender St.
55'-4
"[1
6.9M
]
80'-2 3/4"
[24.5M]
4 STOREY
15'-0"
[4.6M]
15'-0"[4.6M]
8'-9
"
[2.7
M]19'-11 3/4"
[6.1M]
10'-1"[3.1M]
10'-0 1/2"
[3.1M]
24'-10 1/4"
[7.6M]
14'-3
1/4
"
[4.4
M]
41.40
'
AIR SHAFT
ELEV. #12500 lbs.
ELEVATORLOBBY
ELEV. #22000 lbs.
125.31' 316.06'TO
DN UP
UP
LIVING DINING
BALCONY
BALCONYENCLOSED
BEDROOM
BEDROOM
DEN
91'-7 1/2"
[27.9M]
57'-0
1/4
"[1
7.4M
]
Site Setback Diagram
1166 West PenderVancouver, BC
IBI GROUPARCHITECTS (CANADA) INC.700 – 1285 West Pender StreetVancouver BC V6E 4B1 Canadatel 604 683 8797 fax 604 683 0492ibigroup.com
101392
A0.03
User
User
1/16"=1'-0"
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DATE:
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PROJECT TITLE
SHEET NUMBER
DESIGN ARCHITECT
DATENO. DESCRIPTION
REVISIONS
APPR
OF1 1
ISSUES
DATENO. DESCRIPTION
Any reproduction or distribution for any purpose other than authorized by IBI Groupis forbidden. Written dimensions shall have precedence over scaled dimensions.Contractors shall verify and be responsible for all dimensions and conditions onthe job and IBI Group shall be informed of any variations from the dimensions andconditions shown on the drawing. Shop drawings shall be submitted to IBI Groupfor general conformance before proceeding with fabrication.
is a member of IBI Group of companiesIBI Group Architects (Canada) Inc.
2018-10-01
N
1166 WEST PENDER STREET OFFICE BUILDING REZONING BOOKLET
OCTOBER 2, 2018 15
MNP BuildingAddress: 1021 West Hastings Street Minimum Separation Distance to Property Line: 20’
1255 W PenderAddress: 1255 West Pender Street Minimum Separation Distance to Property Line: 20’
Coast Coal Harbour HotelAddress: 1180 West Hastings Street Minimum Separation Distance to Property Line: 15’
Hotel GeorgiaAddress: 801 West Georgia Street Minimum Separation Distance to Property Line: 20’
2.2 Development Boundaries and Setbacks
CoreInfillPrecedents
1166 WEST PENDER STREET OFFICE BUILDING REZONING BOOKLET
OCTOBER 2, 2018 16
2.3 Parking Requirements and Provision
25'-2
"[7
.7M
]91
'-10
1/2"
[28.
0M]
115'
-7"
[35.
2M]
49'-4
1/2
"[1
5.1M
]
131'-11 3/4"[40.2M]
PROPERTY LINE
PR
OP
ER
TY L
INE
PROPERTY LINE
BUILDING LINE
131'-11 3/4"
[40.2M]
37.37' @ 11.21% = 4.23'
30.9
5' @
5%
= 1
.55'
DN
BOLLARD
WALL OPENING
CONVEX MIRRORCONVEX MIRROR
39.78' @ 5% = 1.99' DN
3.85' @ 3% = 0.12' DN
PARKING - P3EXHAUST SHAFT
RRE
G01
4
RESIDENTIALSTORAGE
UP TO P2
DN
18' @ 5% = 0.9'
DN
25.08
'
84.9
5'
TRENCH DRAIN
STAIR #3
VESTIBULE
R REG 001 R REG 001 R REG 001 R REG 001 R REG 001 R REG 001 R REG 001 R REG 001
R REG 001
R REG 001
R REG 001
R REG 001
R REG 001
R REG 001
R REG 001 RRE
G00
1R
REG
001
RRE
G00
1R
REG
001
RRE
G00
1R
REG
001
RRE
G00
1
RRE
G00
1
RRE
G00
1
P4 - P5 PARKING(48 Parking Stalls per flr.)
52.49' @ 4.8% SLOPE
50.07' @ 4.8% SLOPE
STORAGE
SLOPE DN @ 4.8%
SLO
PE
DN
@ 4
.8%
SLOPE DN @ 4.8%
SLOPE UP @ 4.8%
UP
DN
3'-8" 3'-8"
UP
DN
3'-8" 2'-6"
DN
3'-8"3'-8"
RSM
L001
RSM
L001
RRE
G00
1R
REG
001
RRE
G00
1R
REG
001
RRE
G00
1
42.4
5' @
4.8
% S
LOP
E
RRE
G00
1
20'-0" 15'-1"
21'-8
"18
'-0"
18'-0
"
21'-8"
18'-0"
21'-8
"
18'-0
"
UP
RSM
L00
1
8'-2"
R SML 001 R SML 001
RRE
G00
1R
REG
001
RSM
L001
MECH.
MECH.
R SML 001
EL: 24.2'P4 EL:21.7'P4
EL:19.6'P4
EL:26.2'P4
EL: 15.2'P5
EL:17.2'P5
EL:10.6'P5
EL:12.7'P5
P4 EL:22.5'
P5 EL:13.5'
RSM
L001
44.0
0' @
4.8
% S
LOP
E
Intake ShaftsP6
P5
P4
R REG 001
R REG 001 R REG 001
Exhaust Shafts
P6
P5
P4
RSM
L00
1
R REG 001
R REG 001
RRE
G00
1R
REG
001
9'-0
"
18'-0"
P4 - P5 PARKING PLAN
1166 West PenderVancouver, BC
IBI GROUPARCHITECTS (CANADA) INC.700 – 1285 West Pender StreetVancouver BC V6E 4B1 Canadatel 604 683 8797 fax 604 683 0492ibigroup.com
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SCALE:
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ISSUES
DATENO. DESCRIPTION
Any reproduction or distribution for any purpose other than authorized by IBI Groupis forbidden. Written dimensions shall have precedence over scaled dimensions.Contractors shall verify and be responsible for all dimensions and conditions onthe job and IBI Group shall be informed of any variations from the dimensions andconditions shown on the drawing. Shop drawings shall be submitted to IBI Groupfor general conformance before proceeding with fabrication.
is a member of IBI Group of companiesIBI Group Architects (Canada) Inc.
N
101392
A1.03
User
User
1/8"=1'-0"
----
.----
2018-10-01
Project Statistics - 02
1166 West PenderVancouver, BC
IBI GROUPARCHITECTS (CANADA) INC.700 – 1285 West Pender StreetVancouver BC V6E 4B1 Canadatel 604 683 8797 fax 604 683 0492ibigroup.com
101392
A0.13
User
User
N/A
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SCALE:
DATE:
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ISSUES
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Any reproduction or distribution for any purpose other than authorized by IBI Groupis forbidden. Written dimensions shall have precedence over scaled dimensions.Contractors shall verify and be responsible for all dimensions and conditions onthe job and IBI Group shall be informed of any variations from the dimensions andconditions shown on the drawing. Shop drawings shall be submitted to IBI Groupfor general conformance before proceeding with fabrication.
is a member of IBI Group of companiesIBI Group Architects (Canada) Inc.
2018-10-01
Project Statistics - 02
1166 West PenderVancouver, BC
IBI GROUPARCHITECTS (CANADA) INC.700 – 1285 West Pender StreetVancouver BC V6E 4B1 Canadatel 604 683 8797 fax 604 683 0492ibigroup.com
101392
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User
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N/A
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- 02.
dwg
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: Oct
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.xue
P
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d: M
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ctob
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1, 2
018
3:48
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PM b
y Fe
ng X
ue
SCALE:
DATE:
CLIENT
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PROJECT TITLE
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ISSUES
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Any reproduction or distribution for any purpose other than authorized by IBI Groupis forbidden. Written dimensions shall have precedence over scaled dimensions.Contractors shall verify and be responsible for all dimensions and conditions onthe job and IBI Group shall be informed of any variations from the dimensions andconditions shown on the drawing. Shop drawings shall be submitted to IBI Groupfor general conformance before proceeding with fabrication.
is a member of IBI Group of companiesIBI Group Architects (Canada) Inc.
2018-10-01
Project Statistics - 02
1166 West PenderVancouver, BC
IBI GROUPARCHITECTS (CANADA) INC.700 – 1285 West Pender StreetVancouver BC V6E 4B1 Canadatel 604 683 8797 fax 604 683 0492ibigroup.com
101392
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User
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dwg
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feng
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Any reproduction or distribution for any purpose other than authorized by IBI Groupis forbidden. Written dimensions shall have precedence over scaled dimensions.Contractors shall verify and be responsible for all dimensions and conditions onthe job and IBI Group shall be informed of any variations from the dimensions andconditions shown on the drawing. Shop drawings shall be submitted to IBI Groupfor general conformance before proceeding with fabrication.
is a member of IBI Group of companiesIBI Group Architects (Canada) Inc.
2018-10-01
Project Statistics - 02
1166 West PenderVancouver, BC
IBI GROUPARCHITECTS (CANADA) INC.700 – 1285 West Pender StreetVancouver BC V6E 4B1 Canadatel 604 683 8797 fax 604 683 0492ibigroup.com
101392
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\A0.
13 P
roje
ct S
tatis
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- 02.
dwg
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: Oct
ober
1, 2
018,
by
feng
.xue
P
lotte
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ue
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Any reproduction or distribution for any purpose other than authorized by IBI Groupis forbidden. Written dimensions shall have precedence over scaled dimensions.Contractors shall verify and be responsible for all dimensions and conditions onthe job and IBI Group shall be informed of any variations from the dimensions andconditions shown on the drawing. Shop drawings shall be submitted to IBI Groupfor general conformance before proceeding with fabrication.
is a member of IBI Group of companiesIBI Group Architects (Canada) Inc.
2018-10-01
Project Statistics - 02
1166 West PenderVancouver, BC
IBI GROUPARCHITECTS (CANADA) INC.700 – 1285 West Pender StreetVancouver BC V6E 4B1 Canadatel 604 683 8797 fax 604 683 0492ibigroup.com
101392
A0.13
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N/A
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DATE:
CLIENT
SEAL
PROJECT TITLE
SHEET NUMBER
DESIGN ARCHITECT
DATENO. DESCRIPTION
REVISIONS
APPR
OF1 1
ISSUES
DATENO. DESCRIPTION
Any reproduction or distribution for any purpose other than authorized by IBI Groupis forbidden. Written dimensions shall have precedence over scaled dimensions.Contractors shall verify and be responsible for all dimensions and conditions onthe job and IBI Group shall be informed of any variations from the dimensions andconditions shown on the drawing. Shop drawings shall be submitted to IBI Groupfor general conformance before proceeding with fabrication.
is a member of IBI Group of companiesIBI Group Architects (Canada) Inc.
2018-10-01
1166 WEST PENDER STREET OFFICE BUILDING REZONING BOOKLET
OCTOBER 2, 2018 17