PROJECT SITE Purpose of the Development Zero Emissions …€¦ · Development Plan (DODP) allows a...
7
Intent of the Rezoning The project fits the parameters of the Downtown District Zone with respect to height and massing. This social housing project requires rezoning as the proposed density exceeds the maximum conditional FSR of 6.0 with a total of 6.93 FSR. Site and Context The 6,000 sq. ft. project site is situated just east of Victory Square, on the north side of West Pender Street in the block opposite the Sun Tower. This mid-block site sits in an area with a distinctive historic character. An exception to the area's character is the above grade City owned parkade that dominates the block opposite the site. The project site is currently zoned DD (Downtown District) which allows a mixture of uses on the site, including residential, office, hotel and retail uses. The Downtown Official Development Plan (DODP) allows a floor space ratio (FSR) of up to 5.0 FSR and a basic maximum height of 22.9 m (75 ft.). For sites with a maximum frontage of 23 m (75 ft.), a density of up to 6.0 FSR and height of up to 32 m (105 ft.) may be considered for social housing projects. This project is a social housing project. The subject property is a 50' by 120' deep site that is currently vacant. It has a significant slope from a high point at the south-west corner down to the north-east corner with a total drop of over one storey 3.58 m (11' - 9”). The sidewalk on Pender has a severe cross fall from a high point on the west side down to the east that is close to exceeding the maximum allowable slope for handicap ramps at 8.73%. The lane drops at just under 5%. Purpose of the Development The principle focus of the development is to provide affordable dwelling units for lower income residents living in the DTES, and support the growth and diversity of the Victory Square neighbourhood. Under the local guidelines, micro suites at 250 ft² (net to inside face of party, exterior and corridor walls) are permitted. Utilizing the micro suite form will provide the opportunity to house as many people as possible, while recognizing and strengthening the historic form and scale of the Victory Square Neighbourhood. Appropriate frontages and the use of modulating heights reflect the historic character of the older buildings in the area. The 10 storey development proposes 90 units all at or above the minimum 250 ft². Residential floors are configured around a courtyard located on the eastside of the building. Two units face north into the courtyard while one is oriented to look east. The north wall of the courtyard is currently blank as it is the back of a unit that looks north over the lane. The storey at-grade related to Pender Street is primarily an amenity level that provides an entrance for residents on the western half of the frontage and an amenity area on the eastern half of the floor facing the street. The northern portion of the floor contains 4 residential units. With the steep grade change from Pender down to the lane, these units are situated one storey above the lane. Given the small footprint of the site, the affordability target, and the Downtown location, no parking is provided. The lane level is being utilized for building services and bike storage. An apron of space between the lane and the building permits a class 'a' loading space. Planning Context: Applicable Zoning, Policies and Guidelines The project site is within the Victory Square area of the Downtown Eastside Plan, which allows consideration for rezoning for residential projects where there are public benefits. Public benefits include social housing, secured market rental housing, and/or heritage building rehabilitation. Existing Zoning: DD Downtown District Proposed Zoning: CD-1 Comprehensive Development District Applicable Development Guidelines and Policies: · Rezoning Policy for the Downtown Eastside · Downtown Eastside Plan · Victory Square Policy Plan · Victory Square Design Guidelines · Downtown Official Development Plan · Housing Design and Technical Guidelines · Micro Dwelling Policies and Guidelines · Green Building Policy for Rezonings · Zero Emissions Building Plan · Community Amenity Contributions through Rezonings · Development Cost Levy Information Bulletin · Public Art Policy and Procedures for Rezoned Developments Key Policy Considerations Downtown Eastside Community Plan - Area G - Victory Square: Maximum Density: approximately 5.0 with possible 6.0 FSR if use is social housing / secured market rental Maximum Height: 22.9m (75 ft.) with possible 32m (105 ft.) if use is social housing / secured market rental Building Form Building Height As a social housing development, the project has a potential height of 105'. In coordination with Planning several adjustments have been made to adhere to the 105' height limit. Through review with the Planning Department, each floor to floor was established to provide maximum liveability to the units and accommodate changes in structure while respecting the height limit. The ground floor at Pender Street was set at 12' to create sufficient floor to ceiling height for the amenity space. The residential floors vary from the micro suite guidelines slightly in providing a minimum floor to floor height of 9' - 2” (2.800 m). Level 3 was raised an additional one foot to 10' - 2” (3.100 m) to provide additional light into the courtyard suites as they are one storey below the roof level of the adjacent Avalon Hotel. As noted, a number of other floors have been adjusted for additional height to respond to terracing or changes in the building's structure. The building steps down on the northern third of the upper most floor to stay under the maximum height which is at a steep angle similar to the one storey change in grade from Pender down to the lane. This stepping has provided the opportunity for a resident open space and options for urban agriculture. REZONING RATIONALE 177 WEST PENDER STREET View From Above Looking North Avalon Hotel W PENDER STREET Project Site Architectural Institute of British Columbia (AIBC) Project Site Sun Tower Pendera Building Victory Square DTES PLAN Built Form VICTORY SQUARE DESIGN GUIDELINES Street Wall VICTORY SQUARE DESIGN GUIDELINES Street Wall - 70 ft Setback 177 West Pender Street Project Location DTES Area G: Victory Square PROJECT SITE W PENDER STREET W HASTINGS STREET W CORDOVA STREET CAMBIE STREET HAMILTON STREET HOMER STREET This drawing, as an instrument of service, is the property of dys architecture and may not be reproduced without their permission and provided always that any production carries their name. All designs and other information shown on this drawing are for use on the specified project only and shall not be used otherwise without written permission of dys architecture. Payment of all sums due to dys architecture up to the date of use of this drawing is a condition precedent to the use thereof. Written dimensions shall have precedence over scaled dimensions. Contractors shall verify and be responsible for all dimensions and conditions on the job and dys architecture shall be informed of any variations from the dimensions and conditions shown on the drawings. Shop drawings shall be submitted to dys architecture for review before proceeding with fabrication. DATE SCALE DRAWN CHECKED PROJECT PROJECT 2 6 0 - 1 7 7 0 B u r r a r d S t r e e t V a n c o u v e r B C V 6 J 3 G 7 t e l 6 0 4 . 6 6 9 . 7 7 1 0 w w w . d y s a r c h i t e c t u r e . c o m dys architecture A0.02 June 12, 2017 NTS NM DJ A216331 VAHA - PENDER ST. 177 West Pender Street Vancouver BC REZONING SUBMISSION REZONING RATIONALE
Transcript of PROJECT SITE Purpose of the Development Zero Emissions …€¦ · Development Plan (DODP) allows a...
Intent of the RezoningThe project fits the parameters of the Downtown District Zone with respect to height andmassing. This social housing project requires rezoning as the proposed densityexceeds the maximum conditional FSR of 6.0 with a total of 6.93 FSR.
Site and ContextThe 6,000 sq. ft. project site is situated just east of Victory Square, on the north side ofWest Pender Street in the block opposite the Sun Tower. This mid-block site sits in anarea with a distinctive historic character. An exception to the area's character is theabove grade City owned parkade that dominates the block opposite the site. Theproject site is currently zoned DD (Downtown District) which allows a mixture of uses onthe site, including residential, office, hotel and retail uses. The Downtown OfficialDevelopment Plan (DODP) allows a floor space ratio (FSR) of up to 5.0 FSR and a basicmaximum height of 22.9 m (75 ft.). For sites with a maximum frontage of 23 m (75 ft.), adensity of up to 6.0 FSR and height of up to 32 m (105 ft.) may be considered for socialhousing projects. This project is a social housing project.
The subject property is a 50' by 120' deep site that is currently vacant. It has asignificant slope from a high point at the south-west corner down to the north-eastcorner with a total drop of over one storey 3.58 m (11' - 9”). The sidewalk on Pender hasa severe cross fall from a high point on the west side down to the east that is close toexceeding the maximum allowable slope for handicap ramps at 8.73%. The lane dropsat just under 5%.
Purpose of the Development
The principle focus of the development is to provide affordable dwelling units for lowerincome residents living in the DTES, and support the growth and diversity of the VictorySquare neighbourhood. Under the local guidelines, micro suites at 250 ft² (net to insideface of party, exterior and corridor walls) are permitted. Utilizing the micro suite formwill provide the opportunity to house as many people as possible, while recognizingand strengthening the historic form and scale of the Victory Square Neighbourhood.Appropriate frontages and the use of modulating heights reflect the historic character ofthe older buildings in the area.
The 10 storey development proposes 90 units all at or above the minimum 250 ft².Residential floors are configured around a courtyard located on the eastside of thebuilding. Two units face north into the courtyard while one is oriented to look east. Thenorth wall of the courtyard is currently blank as it is the back of a unit that looks northover the lane.
The storey at-grade related to Pender Street is primarily an amenity level that providesan entrance for residents on the western half of the frontage and an amenity area on theeastern half of the floor facing the street. The northern portion of the floor contains 4residential units. With the steep grade change from Pender down to the lane, theseunits are situated one storey above the lane.
Given the small footprint of the site, the affordability target, and the Downtown location,no parking is provided. The lane level is being utilized for building services and bikestorage. An apron of space between the lane and the building permits a class 'a' loadingspace.
Planning Context: Applicable Zoning, Policies and Guidelines
The project site is within the Victory Square area of the Downtown Eastside Plan, whichallows consideration for rezoning for residential projects where there are public benefits.Public benefits include social housing, secured market rental housing, and/or heritagebuilding rehabilitation.
Existing Zoning: DD Downtown District
Proposed Zoning: CD-1 Comprehensive Development District
Applicable Development Guidelines and Policies:
· Rezoning Policy for the Downtown Eastside
· Downtown Eastside Plan
· Victory Square Policy Plan
· Victory Square Design Guidelines
· Downtown Official Development Plan
· Housing Design and Technical Guidelines
· Micro Dwelling Policies and Guidelines
· Green Building Policy for Rezonings
· Zero Emissions Building Plan
· Community Amenity Contributions through Rezonings
· Development Cost Levy Information Bulletin
· Public Art Policy and Procedures for Rezoned Developments
Key Policy Considerations
Downtown Eastside Community Plan - Area G - Victory Square:
Maximum Density: approximately 5.0 with possible 6.0 FSR if use is social housing /secured market rental
Maximum Height: 22.9m (75 ft.) with possible 32m (105 ft.) if use is social housing /secured market rental
Building Form
Building Height
As a social housing development, the project has a potential height of 105'. Incoordination with Planning several adjustments have been made to adhere to the 105'height limit.
Through review with the Planning Department, each floor to floor was established toprovide maximum liveability to the units and accommodate changes in structure whilerespecting the height limit. The ground floor at Pender Street was set at 12' to createsufficient floor to ceiling height for the amenity space. The residential floors vary fromthe micro suite guidelines slightly in providing a minimum floor to floor height of 9' - 2”(2.800 m). Level 3 was raised an additional one foot to 10' - 2” (3.100 m) to provideadditional light into the courtyard suites as they are one storey below the roof level ofthe adjacent Avalon Hotel. As noted, a number of other floors have been adjusted foradditional height to respond to terracing or changes in the building's structure.
The building steps down on the northern third of the upper most floor to stay under themaximum height which is at a steep angle similar to the one storey change in gradefrom Pender down to the lane. This stepping has provided the opportunity for a residentopen space and options for urban agriculture.
REZONING RATIONALE
177 WEST PENDER STREET View From Above Looking NorthAvalon Hotel
W PENDER STREET
Project Site
Architectural Instituteof British Columbia (AIBC)
Project Site
Sun Tower
Pendera Building
Victory Square
DTES PLAN Built Form
VICTORY SQUARE DESIGN GUIDELINES Street Wall
VICTORY SQUARE DESIGN GUIDELINES Street Wall - 70 ft Setback
177 West Pender Street Project Location
DTES Area G: Victory Square
PROJECT SITE
W
P
E
N
D
E
R
S
T
R
E
E
T
W
H
A
S
T
IN
G
S
S
T
R
E
E
T
W
C
O
R
D
O
V
A
S
T
R
E
E
T
C
A
M
B
I
E
S
T
R
E
E
T
H
A
M
I
L
T
O
N
S
T
R
E
E
T
H
O
M
E
R
S
T
R
E
E
T
This drawing, as an instrument of service, is the property of dysarchitecture and may not be reproduced without theirpermission and provided always that any production carriestheir name. All designs and other information shown on thisdrawing are for use on the specified project only and shall notbe used otherwise without written permission of dysarchitecture. Payment of all sums due to dys architecture upto the date of use of this drawing is a condition precedent to theuse thereof.
Written dimensions shall have precedence over scaleddimensions. Contractors shall verify and be responsible for alldimensions and conditions on the job and dys architecture shallbe informed of any variations from the dimensions andconditions shown on the drawings. Shop drawings shall besubmitted to dys architecture for review before proceeding withfabrication.
DATESCALE
DRAWN CHECKEDPROJECT
PROJECT
260 - 1770 Burrard Street Vancouver BC V6J 3G7tel 604.669.7710 www.dysarchitecture.com
dys architecture
A0.0
2
June 12, 2017NTS
NM DJA216331
VAHA - PENDER ST.177 West Pender StreetVancouver BC
REZONING SUBMISSION
REZONING RATIONALE
AutoCAD SHX Text
N
AutoCAD SHX Text
PLOT STAMP:
Victory Square 70' Height Limit
The Victory Square guidelines note that heights should vary on principle streetscreating a “saw tooth” pattern. A maximum street face height of 70 feet should beapplied. Where the building exceeds 70 feet the upper storeys should be setback fromthe main façade about 8 feet. The 8th, 9th and 10th floors of the building have beensetback just over 11' - 9” in response to this concern. Additionally the 11' - 9" setback isin compliance with the Pender Street setback requirements outlined in the DTES Plan.
Lane Setback
The power lines in the lane, dictate a minimum setback of 7' - 6” above the first floor torespect the minimum distance Work Safe BC requires from transformer connectors.Through discussions with Planning, the preference would be for that the lane setback isexpanded to 20 feet to improve the livability for units on the lane. However the buildingon the north side of the lane is a three storey class 'C' heritage building reducesconcerns for livability. The north façade from level two up is setback 10' - 3” (3.1 m)from the lane.
Courtyard
The Victory Square Guidelines suggest a minimum clear width of 30 feet for courtyards(Sec. 2.6.3a). While the proposed courtyard is 24' - 3“ (7.4 m) in the north-southdimension, its eastern aspect will have continuous access to eastern light as theadjacent Avalon Hotel's roof will remain at four storeys about 25' ± above the lowestpoint in the courtyard at the proposed building's third floor. The three units facing thecourtyard achieve the minimum horizontal angle of daylight of 12'.
Variances
Resident Bulk-Storage
Typically studios, all apartments and dwellings have been required to provide 25 ft² ofbulk storage for each unit. Recently, some consideration has been given to makingsimilar provisions for micro suites as well. There is a challenge however with providingthis additional floor and keeping the development within its affordability targets. In thecase of 177 West Pender Street, the additional concern is the available floor area is at apremium. Building another level underground proved to have significant challengeswith heritage buildings on either side of the subject property. It was determined theinternal area of Level 2 should be used for unit storage instead of lowering the eastsidecourtyard down beyond level 3 to provide three more units. In utilizing the availablearea on the Lane level and the internal space on the second floor, 9 ft² of storage canbe provided for each unit.
Vehicle and Bicycle Parking
Parking has not been provided in the development. Given the emphasis towardaffordability and the proximity to transit and services, the client base isn't anticipated torequire vehicles. As a 50' wide site and the frontage at the lane level being devoted toutilities, the opportunities for parking is extremely limited. The lane level is devotedlargely for bike parking and utilities. This issue has been reviewed by Planning. To ourunderstanding, Planning supports the relaxation of the required vehicle parking spacesas a social housing project with a focus on affordability.
For a social housing project of this size, the Parking By-law requires a minimum of 68Class A and 6 Class B bicycle parking spaces. The project provides 68 class A bicyclespaces using racks. Class B bicycle spaces will need to be negotiated to see how theymight fit with the required sidewalk treatment.
Housing and Amenity
Affordability: All residential units are proposed as rental housing at or below marketrents.. One-third of the units will be rented at the shelter rate of income assistance,one-third at housing income limits (HILS) rates, and the remaining units renting at up tomarket rates. This meets the minimum requirement for social housing in this area of theDowntown Eastside.
Amenity Space: The indoor amenity space requirement is 15 ft² per unit which equalsa total of 1,350 ft². Level one has been reconfigured to provide an indoor amenityspace of 2,200 ft² with frontage onto Pender Street.
Design Approach
The project is a zero lot line development focused on maximizing the allowableenvelope to provide as many social housing units as possible. It takes intoconsideration, the Downtown Eastside Community Plan and Victory Square Guidelines.Recognizing the historic character of the area, the project includes design elementsthat place an emphasis on street wall consistency and articulated setbacks. It places anemphasis on the neighbouring massing ensuring that the thoughtful transition in formand scale remains in the Victory Square neighbourhood.
Keeping in mind the typical Victory Square streetscape rhythms, the project utilizes thearea's historic emphasis on the individual bay widths in facade patterning that can befound throughout the neighbourhood. A projected cornice at level 2 defines thetwo-storey base of the building which is similar to the neighbouring character buildingsalong the West Pender streetscape. The 70' height limit for frontages in Victory Squareis defined by stepping the building back above level 7 on Pender Street. A projectedcornice expression further differentiates the stepping and scale of the building, addinga balance to the design and relating to the adjacent neighbouring buildings.
East and West Blind Walls
Materials with a high quality of finish will be used on blank east and west sidewalls inorder to modulate those facades. The intention is to use a change in colour in arepetitive shape that mimics the size and rhythm of the windows on the north and southelevations.
Outdoor Space
All the units have been provided with large windows and Juliette balconies or will haveaccess to a patio or balcony.
A shared outdoor space is proposed on the third floor, approximately 49.7 m2 (542 ft2) insize. In addition to this, four units facing north on Level 10 have been removed forbuilding height compliance and to provide an additional of 109.7 m2/ (1,181.2 ft2) ofcommon outdoor space. Each space is large enough for a feature tree.
REZONING RATIONALE
Juliette BalconiesThe use of Juliette Balconies improve the
livability of the units.
ENTRY
Facade ModulationMimic the rhythm of the windows with highquality materials to break up blank facades.
Green RoofStormwater Runoff Control
Common Outdoor SpaceThe development includes a shared outdoorspace on levels 03 and 10.
CourtyardClear daylight access to the3rd floor courtyard.
Level 07 Stepback11'9" Setback along Pender St.
street to reflect the historicalcharacter of the area.
Historical Two Storey Character
Historical Seven Storey CharacterW Pender Street
This drawing, as an instrument of service, is the property of dysarchitecture and may not be reproduced without theirpermission and provided always that any production carriestheir name. All designs and other information shown on thisdrawing are for use on the specified project only and shall notbe used otherwise without written permission of dysarchitecture. Payment of all sums due to dys architecture upto the date of use of this drawing is a condition precedent to theuse thereof.
Written dimensions shall have precedence over scaleddimensions. Contractors shall verify and be responsible for alldimensions and conditions on the job and dys architecture shallbe informed of any variations from the dimensions andconditions shown on the drawings. Shop drawings shall besubmitted to dys architecture for review before proceeding withfabrication.
DATESCALE
DRAWN CHECKEDPROJECT
PROJECT
260 - 1770 Burrard Street Vancouver BC V6J 3G7tel 604.669.7710 www.dysarchitecture.com
dys architecture
A0.0
3
June 12, 2017NTS
NM DJA216331
VAHA - PENDER ST.177 West Pender StreetVancouver BC
REZONING SUBMISSION
REZONING RATIONALE
AutoCAD SHX Text
PLOT STAMP:
Project Site in Context
URBAN CONTEXT
Project Site177 West Pender Street
VIEW SOUTHEAST VICTORY SQUARE
NAIBC Building
4 Storeys
This drawing, as an instrument of service, is the property of dysarchitecture and may not be reproduced without theirpermission and provided always that any production carriestheir name. All designs and other information shown on thisdrawing are for use on the specified project only and shall notbe used otherwise without written permission of dysarchitecture. Payment of all sums due to dys architecture upto the date of use of this drawing is a condition precedent to theuse thereof.
Written dimensions shall have precedence over scaleddimensions. Contractors shall verify and be responsible for alldimensions and conditions on the job and dys architecture shallbe informed of any variations from the dimensions andconditions shown on the drawings. Shop drawings shall besubmitted to dys architecture for review before proceeding withfabrication.
DATESCALE
DRAWN CHECKEDPROJECT
PROJECT
260 - 1770 Burrard Street Vancouver BC V6J 3G7tel 604.669.7710 www.dysarchitecture.com
dys architecture
A0.0
4
June 12, 2017NTS
NM DJA216331
VAHA - PENDER ST.177 West Pender StreetVancouver BC
REZONING SUBMISSION
URBAN CONTEXT
Avalon Hotel3-4 Storeys
VIEW ABOVE Looking Northwest VIEW ABOVE Looking Northeast VIEW ABOVE Looking East down W Pender Street
VIEW ABOVE Looking North
VIEW ABOVE Looking South
Project Site Project Site Project Site
W PENDER ST
W P
EN
DE
R S
T
W PENDER ST
CAMBIE ST
W PENDER ST
Avalon Hotel3-4 Storeys
Avalon Hotel3-4 Storeys
AIBC Building4 Storeys
AIBC Building4 Storeys
AIBC Building4 Storeys
Project Site
Project Site
AutoCAD SHX Text
PLOT STAMP:
ProjectSite
3
9
5
8
PENDERSTREET
HASTINGSSTREET
CORDOVASTREET
AB
BO
TTS
TRE
ET
BEATTY
STREET
CAMBIE
STR
EET
PENDERSTREET
DUNSMUIR
STREET
HASTINGS
STREET CA
MB
IES
TRE
ET
AB
BO
TTS
TRE
ET
view 1
view 3 Pender Street Streetscape Looking North
Hastings & CambieNorthWest Corner
view 2Pender & CambieNorthEast Corner
Site
view 4Pender & AbbottNorthWest corner
view 7 Pender Street Looking Northview 5Hastings & CambieNorthEast Corner
view 6Hastings & CambieSouthEast Corner
view 8Pender & AbbottSouthEast Corner
view 9Pender & AbbottSouthWest Corner
view 10Beatty StreetEast Elevation
view 11Pender Street Streetscape Looking South
view 12Pender Street Streetscape Looking South
view 13Pender & CambieSouthWest Corner
view 14Pender & HamiltonSouthWest Corner
HAMIL
TON
STREET
HOMER
STREET
1
2
4
6
7
10
12
13
14
11
Comprehensive DevelopmentDistrict - Downtown -DD
Comprehensive DevelopmentDistrict - Site Specific - CD1
Historic Area DistrictGastown - HA2
Comprehensive DevelopmentDistrict - Central Waterfront - CWD
ZONING MAP
SITE
N
This drawing, as an instrument of service, is the property of dysarchitecture and may not be reproduced without theirpermission and provided always that any production carriestheir name. All designs and other information shown on thisdrawing are for use on the specified project only and shall notbe used otherwise without written permission of dysarchitecture. Payment of all sums due to dys architecture upto the date of use of this drawing is a condition precedent to theuse thereof.
Written dimensions shall have precedence over scaleddimensions. Contractors shall verify and be responsible for alldimensions and conditions on the job and dys architecture shallbe informed of any variations from the dimensions andconditions shown on the drawings. Shop drawings shall besubmitted to dys architecture for review before proceeding withfabrication.
DATESCALE
DRAWN CHECKEDPROJECT
PROJECT
260 - 1770 Burrard Street Vancouver BC V6J 3G7tel 604.669.7710 www.dysarchitecture.com
dys architecture
A0.0
5
June 12, 2017NTS
NM DJA216331
VAHA - PENDER ST.177 West Pender StreetVancouver BC
REZONING SUBMISSION
SITE PHOTO MONTAGE
AutoCAD SHX Text
PLOT STAMP:
WEST PENDER STREET ELEVATION
URBAN CONTEXT continued
This drawing, as an instrument of service, is the property of dysarchitecture and may not be reproduced without theirpermission and provided always that any production carriestheir name. All designs and other information shown on thisdrawing are for use on the specified project only and shall notbe used otherwise without written permission of dysarchitecture. Payment of all sums due to dys architecture upto the date of use of this drawing is a condition precedent to theuse thereof.
Written dimensions shall have precedence over scaleddimensions. Contractors shall verify and be responsible for alldimensions and conditions on the job and dys architecture shallbe informed of any variations from the dimensions andconditions shown on the drawings. Shop drawings shall besubmitted to dys architecture for review before proceeding withfabrication.
DATESCALE
DRAWN CHECKEDPROJECT
PROJECT
260 - 1770 Burrard Street Vancouver BC V6J 3G7tel 604.669.7710 www.dysarchitecture.com
dys architecture
A0.0
6
June 12, 20171:200
NM DJA216331
VAHA - PENDER ST.177 West Pender StreetVancouver BC
REZONING SUBMISSION
STREETSCAPE
AutoCAD SHX Text
WEST PROPERTY LINE
AutoCAD SHX Text
EAST PROPERTY LINE
AutoCAD SHX Text
10 STOREY (105' HEIGHT LIMIT) SETBACK FROM PENDER STREET
AutoCAD SHX Text
CAMBIE STREET
AutoCAD SHX Text
7 STOREY - HISTORICAL CHARACTER
AutoCAD SHX Text
PENDERA BUILDING 7 STOREYS 133 W PENDER STREET REFER TO SHEET A0.04
AutoCAD SHX Text
AIBC BUILDING 3 STOREY (4-STOREY HEIGHT) 440 CAMBIE STREET REFER TO SHEET A0.04
AutoCAD SHX Text
AVALON HOTEL 3 TO 4 STOREYS 165 W PENDER STREET REFER TO SHEET A0.04
AutoCAD SHX Text
2 STOREY - HISTORICAL CHARACTER
AutoCAD SHX Text
PLOT STAMP:
VIEW 1 FROM ABOVE LOOKING SOUTHWEST
PERSPECTIVES
VIEW 2 FROM ABOVE LOOKING SOUTHEAST
VIEW 3 FROM ABOVE LOOKING NORTHEAST VIEW 4 FROM ABOVE LOOKING NORTHWEST
This drawing, as an instrument of service, is the property of dysarchitecture and may not be reproduced without theirpermission and provided always that any production carriestheir name. All designs and other information shown on thisdrawing are for use on the specified project only and shall notbe used otherwise without written permission of dysarchitecture. Payment of all sums due to dys architecture upto the date of use of this drawing is a condition precedent to theuse thereof.
Written dimensions shall have precedence over scaleddimensions. Contractors shall verify and be responsible for alldimensions and conditions on the job and dys architecture shallbe informed of any variations from the dimensions andconditions shown on the drawings. Shop drawings shall besubmitted to dys architecture for review before proceeding withfabrication.
DATESCALE
DRAWN CHECKEDPROJECT
PROJECT
260 - 1770 Burrard Street Vancouver BC V6J 3G7tel 604.669.7710 www.dysarchitecture.com
dys architecture
A0.0
7
June 12, 2017NTS
A216331
VAHA - PENDER ST.177 West Pender StreetVancouver BC
REZONING SUBMISSION
PERSPECTIVES
W PENDER ST
W PENDER ST
W PENDER ST
W PENDER ST
AutoCAD SHX Text
PLOT STAMP:
VIEW 1 FROM W PENDER ST LOOKING NORHTWEST
PERSPECTIVES
VIEW 2 FROM THE CORNER OF CAMBIE ST AND W PENDER ST LOOKING NORTHEAST
VIEW 3 FROM CAMBIE STREET LOOKING NORTHEAST VIEW 4 FROM VICTORY SQUARE LOOKING EAST
This drawing, as an instrument of service, is the property of dysarchitecture and may not be reproduced without theirpermission and provided always that any production carriestheir name. All designs and other information shown on thisdrawing are for use on the specified project only and shall notbe used otherwise without written permission of dysarchitecture. Payment of all sums due to dys architecture upto the date of use of this drawing is a condition precedent to theuse thereof.
Written dimensions shall have precedence over scaleddimensions. Contractors shall verify and be responsible for alldimensions and conditions on the job and dys architecture shallbe informed of any variations from the dimensions andconditions shown on the drawings. Shop drawings shall besubmitted to dys architecture for review before proceeding withfabrication.
DATESCALE
DRAWN CHECKEDPROJECT
PROJECT
260 - 1770 Burrard Street Vancouver BC V6J 3G7tel 604.669.7710 www.dysarchitecture.com
dys architecture
A0.0
8
June 12, 2017NTS
A216331
VAHA - PENDER ST.177 West Pender StreetVancouver BC
REZONING SUBMISSION
PERSPECTIVES
AutoCAD SHX Text
PLOT STAMP:
