City of Richmond
To: Development Permit Panel
From: Wayne Craig Director, Development
Report to Development Permit Panel Fast Track Application
Date: June 23, 2017
File: DP 17-775005
Re: Application by Christopher Bozyk Architects Ltd. for a Development Permit at 10780 Cambie Road
Staff Recommendation
That a Development Permit be issued which would permit the construction of a 198.81 m2
(2, 140 ft2) addition and a weather protection canopy to the existing building at
10780 Cambie Road on a site zoned "Auto-Oriented Commercial (CA)".
5421219
June 23, 2017 -2- DP 17-775005
Staff Report
Origin
Christopher Bozyk Architects Ltd. has applied to the City of Richmond for permission to add a 198.81 m2 (2, 140 ft2
) addition and a weather protection canopy to the existing building at 10780 Cambie Road on a site zoned "Auto-Oriented Commercial (CA)''. The site currently contains a BMW automobile dealership.
A rezoning is not required for the proposed addition as the use is accommodated under the existing "Auto-Oriented Commercial (CA)" zone.
All necessary frontage and service improvements for this site were addressed through RZ 07-362264 when the site was initially developed. No additional utility serving or transportation upgrades are required to accommodate the proposed addition.
Development Information
The intent of the proposed expansion is to allow for an addition to the lounge on the main floor, increase office space on the 2nd floor, and add a new canopy for weather protection at the building's vehicle service entrance. The addition is designed to match the existing buildings key elements and appearance.
Please refer to the attached Development Application Data Sheet (Attachment 1) for a comparison of the proposed development data with the relevant Bylaw requirements.
Background
Development surrounding the subject site is as follows:
To the north: Across Cambie Road, are offices on a 1.16 ha (2.86 ac.) site zoned "Industrial Business Park (IB 1 )".
To the east: Across Shell Road, a rail corridor and several lots zoned "Industrial Retail (IRl)". The lots range in size from 0.19 ha (0.48 ac.) to 0.74 ha (1.84 ac.).
To the south: An on-ramp to Highway 99 from Shell Road.
To the west: A hotel on a parcel zoned "Auto-oriented Commercial (CA)" and "Gas & Service Stations (CG 1 )" and a parcel occupied by automobile sales and a fast food restaurant and that is zoned "Auto-Oriented Commercial (CA)".
5421219
June 23, 2017 - 3- DP 17-775005
Prior Approvals and Variance History Council approved the rezoning (RZ 04-277643) of the subject site on November 14, 2005, to allow the automobile dealership use. A related Development Permit (DP 05-302568) to construct the dealership facility was issued in November, 2005. That Development Permit provided three variances:
a) Reduction of the parking setback from 3m to 0 m for the display vehicle stalls abutting the public road along the southern property line of the site.
b) Reduction of the side yard parking setback from 1.5 m to 0 m for parking stalls abutting the western property line of the site.
c) Reduction of the number of parking stalls required to accommodate visitors and staff from 89 stalls to a minimum of 59 stalls.
In 2007, the dealership sought, and was granted, an OCP amendment and rezoning (RZ 07-362264) for an adjacent 625.38 m2 strip of land the dealership acquired from the Province of BC. This strip of land was subsequently consolidated with the dealership site to expand their vehicle storage area along the southern edge of the property.
In 2010, a Development Variance Permit for the site was approved by Council. That Development Variance Permit provided for an increase to the maximum height for accessory structures from 12.0 m to 17.0 m and a reduction of the minimum interior side yard setback for buildings from 3.0 m to 0.25 m. These variances permitted the construction of a recycling facility and a wind turbine tower at the south end of the property.
On January 31,2013, Council approved a 212.28m2 (2,295 ft2) expansion to the existing building
under DP 12-626299 for a showroom addition.
Rezoning and Public Hearing Results
Neither a Rezoning nor a Public Hearing is required for this Development Permit application.
Staff Comments ·
The proposed scheme attached to this report has satisfactorily addressed the significant urban design issues and other staff comments identified as part of the review of the subject Development Permit application. In addition, it complies with the intent of the applicable sections of the Official Community Plan (OCP) and is generally in compliance with the "Auto-Oriented Commercial (CA)'' zone.
Advisory Design Panel Comments
Given the small size and nature of the proposed addition, staff determined that review by the Advisory Design Panel was not required.
5421219
June 23, 2017 -4- DP 17-775005
Analysis
Conditions of Adjacency • As the proposed addition is entirely along the north central portion of the existing building,
the primary visual impact will be from Cambie Road. • The proposed addition is well setback from the property boundaries and no significant
impacts are anticipated to any adjacent properties.
Urban Design and Site Planning • The proposed lounge addition will be placed in an area currently occupied by textured
concrete paving and several seating benches between the existing building and visitor's parking. The parking stalls will not be affected by the addition and the exterior benches will be replaced with more seating inside the expanded lounge.
• No changes are proposed to vehicle circulation on the site. • No changes are proposed or required to the site elevation.
Architectural Form and Character • Elements of the proposed addition have been developed to relate to the rectangular character
of the middle portion of the existing building. • Materials and textures from the existing building are repeated for integration into the existing
building (white metal paneling, white spandrel glass, curtain wall glazing type and frame spacing).
• The overall architectural appearance is intentionally understated to not compete with the existing building, especially the curved elements -the bay window is the only feature, expressing the lounge.
• A new logo is proposed near the north-west corner of the new addition. A separate sign permit application will address the specific location and design of that signage.
• The open sided canopy feature will project from the existing building by approximately 11.3 m (37ft.), but will be trimmed with white spandrel panels to match the existing building. The canopy will not encroach into the side yard setbacks.
• The canopy and the new lounge addition will both be approximately 5.2 m (17ft.) high. • The proposed office addition is stepped back from the glazed curtain wall of the lounge
addition by approximately 1.2 m (4ft.), but will extend upward to match the existing building at an elevation of approximately 9.5 m (31 ft.)
• The face of the office addition will consist of white Aluminium Composite Materials (ACM) rain screen panelling to match the existing building.
5421219
June 23, 2017 - 5 - DP 17-775005
Landscape Design and Open Space Design • Six non-bylaw sized Ginkgo trees will be impacted by the proposed building expansion and
the placement of the canopy. The applicant is proposing to relocate these six trees to a prominent on-site location at the corner of Cambie Road and Shell Road. Per Engineering staff's requirements the trees will not be allowed within the 1. 9 m wide right of way along Shell Road.
• A landscape security in the amount of $6,930.00 is included in the Development Permit considerations for the relocation of the six Ginkgo trees.
Bicycle Parking • The new addition adds a requirement for one Class 1 bike stall and one Class 2 bike stall. • Interior Class 1 bicycle parking is accommodated in the plan through four existing internal
secured spaces. • Exterior Class 2 bicycle parking is accommodated in the plan through an existing 1 0-stall
rack.
Vehicle Parking and Storage Adjustments • The proposed addition will result in six additional vehicle parking stalls being required to
comply with the parking requirements of Zoning Bylaw 8500. The proponent has reduced the number of storage/display vehicles by six spaces and replaced these with six visitor/staff vehicle spaces in order to comply with the parking requirements of the Zoning Bylaw. The submitted site plan shows the locations of the six converted spaces (two spaces adjacent to Cambie Road at the western side of the site and four spaces at the south-western corner of the property).
Site Profile and BCMOE Clearance • A site profile was required for the subject property as the facility utilizes underground
storage tanks for fuel storage which under the Provincial Environmental Management Act is a Schedule 2 activity. Submission of a Certificate of Compliance (CoC) or other acceptable instrument authorization by the BC Ministry of Environment (BCMOE) is required prior to Development Permit issuance and has been included in the Development Permit Considerations.
Crime Prevention through Environmental Design • No specific impacts are anticipated in terms of crime prevention as a result of the new
addition. Visibility from the street into the interior of the building will likely remain similar to the current situation.
5421219
June 23, 2017 - 6 - DP 17-775005
Conclusions
As the proposed development would meet applicable policies and Development Permit Guidelines, staff recommend that the Development Permit be endorsed, and issuance by Council be recommended.
Brownlee Planner 2 (604-276-4200)
DCB:blg
The following are to be met prior to forwarding this application to Council for approval:
• Receipt of a Letter-of-Credit for landscaping in the amount of $6,930.00. No encroachment will be permitted into the existing 1.9 m-wide utility right of way along the development's Shell Road frontage with proposed trees, fences with concrete bases, retaining walls, or other non-removable structures.
NOTE: staff to ensure that landscape estimates include a 10% contingency cost.
• Proof of issuance of a Certificate of Compliance or an acceptable instrument of release by the BC Ministry of
Environment (BCMOE) for the development site.
Prior to future Building Permit issuance, the developer is required to complete the following:
• The applicant is required to obtain a Building Permit for any construction hoarding associated with the proposed development. If construction hoarding is required to temporarily occupy a street, or any part thereof, or occupy the air space above a street or any part thereof, additional City approvals and associated fees may be required as part of the Building Permit. For further information on the Building Permit, please contact Building Approvals Department at 604-276-4285.
• Submission of a construction traffic and parking management plan to the satisfaction of the City's Transportation Department (http://www .richmond.ca/services/ttp/special.htm ).
• If applicable, payment of latecomer agreement charges, plus applicable interest associated with eligible latecomer works.
5421219
City of Richmond
Development Application Data Sheet Development Applications Department
DP 17-775005 Attachment 1
Address: 10780 Cambie Road Estlin Holdings Ltd., Inc.
Applicant Christopher Bozyk Architects Ltd. Owner: No. 0747405
Planning Area(s): East Cambie Area Plan Sch. 2.11 b Proposed Floor Area Existing Floor
Area Gross: --'6=-1:.....:1-=2.:..:. 0:....::9....:.m.:..:.2_(>....:6....=.5.!...:., 7-=-9-=-0-=-ft:.....~2)'-------- Gross:
I Existing I Site Area: 14,100 m2 (151,771 ft2
)
Land Uses: Automobile Sales
OCP Designation: Commercial
Zoning: Auto-Oriented Commercial (CA)
I Bylaw Requirement I Proposed
Floor Area Ratio: 0.50 0.45
Lot Coverage: Max. 50% 35.4%
Setback- Front Yard: Min. 3.0 m 20.2 m
Setback- Exterior Side Yard (east Min. 3.0 m building: 21.1 m
side):
building: 9.45 m Setback- Interior Side Yard (west side):
Min. 3.0 m recycling centre: 0.25 m vehicle parking: 0 m
Setback- Rear Yard (south side): Min. 3.0 m building: 6.2 m
display parking: 2.6 m
building: 11.3 m Height (m): Max. 12.0 m tower: 17.0 m (from
existing grade)
5421219
Proposed No Change
No Change
No Change
No Change
I Variance
none permitted
None
None
None
Variance to parking setback incorporated in DP 05-302568 Variance for
recycling centre provided in
DV 1 0-535569 Variance to
parking setback incorporated in DP 05-302568
Variance for tower structure provided in DV
10-535569
-2-
Variance to
Off-street Parking Spaces-72 visitor and staff
parking space
Regular/Commercial: 72 visitor and staff 203 storage and display
requirements
275 total stalls previously
incorporated in DP 05-302568
Off-street Parking Spaces Accessible:
2 2 None
Tandem Parking Spaces not permitted Tandem stalls for display
None & storaqe vehicles onlv.
5421219
City of Richmond Development Permit
To the Holder:
Property Address:
Address:
CHRISTOPHER BOYZK ARCHITECTS LTD.
10780 GAMBlE ROAD
C/0 ERNST LOOTS SUITE 414-611 ALEXANDER STREET VANCOUVER, BC V6A 1E1
No. DP 17-775005
1. This Development Permit is issued subject to compliance with all of the Bylaws of the City applicable thereto, except as specifically varied or supplemented by this Permit.
2. This Development Permit applies to and only to those lands shown cross-hatched on the attached Schedule "A" and any and all buildings, structures and other development thereon.
3. Subject to Section 692 of the Local Government Act, R.S.B.C.: buildings and structures; off-street parking and loading facilities; roads and parking areas; and landscaping and screening shall be constructed generally in accordance with Plans #1 to #4 attached hereto.
4. Sanitary sewers, water, drainage, highways, street lighting, underground wiring, and sidewalks, shall be provided as required.
5. As a condition of the issuance of this Permit, the City is holding the security in the amount of $6,930.00 to ensure that development is carried out in accordance with the terms and conditions of this Permit. Should any interest be earned upon the security, it shall accrue to the Holder if the security is returned. The condition of the posting of the security is that should the Holder fail to carry out the development hereby authorized, according to the terms and conditions of this Permit within the time provided, the City may use the security to carry out the work by its servants, agents or contractors, and any surplus shall be paid over to the Holder. Should the Holder carry out the development permitted by this permit within the time set out herein, the security shall be returned to the Holder. The City may retain the security for up to one year after inspection of the completed landscaping in order to ensure that plant material has survived.
6. If the Holder does not commence the construction permitted by this Permit within 24 months of the date of this Permit, this Permit shall lapse and the security shall be returned in full.
5421219
To the Holder:
Property Address:
Address:
Development Permit No. DP 17-775005
CHRISTOPHER BOYZK ARCHITECTS LTD.
10780 GAMBlE ROAD
C/0 ERNST LOOTS SUITE 414-611 ALEXANDER STREET VANCOUVER, BC V6A 1E1
7. The land described herein shall be developed generally in accordance with the terms and conditions and provisions of this Permit and any plans and specifications attached to this Permit which shall form a part hereof.
This Permit is not a Building Permit.
AUTHORIZING RESOLUTION NO. DAY OF
DELIVERED THIS DAY OF
MAYOR
5421219
ISSUED BY THE COUNCIL THE
' '
City of Richmond
' '
CAMBIE RD
RTL3
IRI
ol--1--____j r--------1o::t-----t----1
0 O::t----------J---1 ~ =>1---------ll-----1 t---------1 (!) z
r-----1 ~ r---t-_ ____j
c ~ ..J ..J w ::I:' ' ut~
67.74
11100
Original Date: 06/23/17
Revision Date:
57.92
11180
DP 17-775005 SCHEDULE "A" Note: Dimensions are in METRES
I
zit~~
51
iii =-1
lj I I I ' ' l
( I ~
-I
en
I.AIE
t-----
-
~
en
3 I
en
UE I
w
(!)
en
"" "' 0 f- U)
f- U) x w
I ~I ~.
I II
I I
~I I I
Wril!
en di
men
sions
sha
ll ha
ve pr
eced
ence
ove
r sca
led
dim
ensio
ns. C
ontra
ctors
sha
U ve
rify
and
be
resp
onsi
blef
oral
ldi
mensionsandconditionson
thejob:shallrequ
estdarif~eationoferrors,
disc
repa
ncie
s, o
r dou
btfu
l info
rmat
ion
cont
aine
d in
cont
ract
dra
wilg
s aO
O do
cum
ents
. Fai
lure
to
obta
in s
uch
clarif
K:at
ion
reOOe
rs th
e C
ontra
ctor
res
pons
ible
for a
1
resu
Ring
in pr
oper
wor
k an
d th
e co
stofre
dif1
C21i
on.
SH
ELL
RO
AD
' s
s s
Is
' s
s Is
EXIS
T F
IRE
LAN
E _;
i· ,
6M
WID
E:::
..=.::
.:=/
'-
EXIS
T TR
EE T
O B
E RE
....O
VEO
-T
YP
LAIE
10
>
en
en
en
18
>
en
en
en
>
en
>
en
· .. ·. E
XI~T D
ECK
DIS
PLAY
& S
TORA
GE
PAR
KIN
G
.,
s s
s s
sl. s
s
s s
s s
s s
s s
s
s s
s s
s '.
s s
s s
s s
s s
s s
EXIS
T P
ARTS
EXIS
T S
TORA
GE
PAR
KIN
G
'
~,"
""""""
""""""
"""'~
, I E
XIS
TFU
EL
STAT
ION
\
43
s s
I I I I I I
I
EXIS
T SE
RVI
CE
AREA
(M
iiN FL
ELE
V E
XIST
: 2.6
0 M
I +/-0
'-0')
I I
\
\ \ 1
--'
J I I I I / I I II~
.)...
~
# ,
"<..
/ .
/ I
I /i /
·-I
~E
/ 'l?
----~
4~ ~~-
' -
' I
5 --
------------
---
---
-----
---
---
-------------
.--
!r-
11 .-
CH
RIS
TO
PH
ER
B
OZ
YK
AR
CID
TE
CT
S .4
14-6
11 A
LEXA
ND
ER S
TRE
ET V
ANC
OU
VER
BC
V6A
1E
1 ..P
HON
E(6
04)2
51-3
440F
A>:
(604
)251
-3B
48
GE
NE
RA
L N
OTE
S:
• P
RO
PO
SE
D D
EV
ElO
PM
EN
T T
O C
OM
PLY
WIT
H C
ITY
OF
RIC
HM
ON
D
OF
FIC
IAL
CO
MM
UN
ITY
PI.A
N,
AP
PLI
CA
BLE
ZO
NIN
G
AN
D B
UIL
DIN
G B
YLA
WS
AN
D B
C B
UIL
DIN
G C
OD
E 2
012
-C
IVL
DR
AW
ING
SA
OT
GR
AD
ING
: N
OT
AP
PU
CA
BL
E
-lA
ND
SC
AP
E D
RA
WIN
GS
II.A
ND
SC
AP
E D
ES
IGN
: N
OT
AP
PLI
CA
BL
E
-E
XT
ER
NA
L G
RA
DE
S T
O S
LOP
E A
WA
Y F
RO
M B
lDG
2%
RE
CO
MM
EN
DE
D
-C
ON
C.P
AD
SIP
AV
ING
.4"
TH
ICK
; TY
P, E
XIT
DO
OR
PA
D <
18'"
X 4
8"
MO
VE
ME
NT
S J
OIN
TS
@ M
AX
, 7'.{
1' O
.C.
I P
AT
TE
RN
S T
.B.C
. B
Y
AR
CH
ITE
CT
. F
INIS
H:
BR
OO
M T
EX
TU
RE
D W
/ SM
OO
TH
RO
UN
DE
D E
DG
ING
-
GA
S M
ET
ER
: E
XIS
TIN
G
·T
RA
NS
FO
RM
ER
: E
XIS
TIN
G
-F
IRE
LA
NE
: EX
IST
ING
-A
LL
PA
RK
ING
LIN
ES
TO
BE
PA
IN T
EO
AS
SH
OW
N
ST
AT
IST
ICS
:
ZON
ING
: · A
UTQ
.OR
IH-lT
ED C
OM
MER
CIA
L DI
STR
ICT
(CA)
SITE
(PER
PlA
N B
CP 29
2~5
2007
}: 15
1,77
1 SFI1~.100
SM {3
.48
A)
CO
VER
AGE
{53,
693
SF):
35.~% (A
LLO
WED
50%
) (4
9,58
5 EX
IST
MAI
N B
LDG
+ 76
3 EX
IST
REC
YCU
NG
BLD
G+
1,16
0 N
EW L
OU
NG
E
+ 2
,185
NEW
CAN
OPY)
FSR
(67,
930S
F):
.45(
ALL
OW
ED
.50)
GR
OSS
FLO
OR
ARE
AS:
EXIS
T:
MAI
N B
UIL
DING
(PE
R O
WG
A.1
.0 2
012)
: RE
CYC
UNG
BU
ILDI
NG /P
ER D
WG
A 1.
1 20
101·
EX
ISTI
NG
TO
TAL:
NE
W:
PRO
POSE
D M
AIN
Fl A
DD
ITIO
N I
LOUN
GE:
PR
OPO
SED
2N
D F
l AD
DIT
ION
I O
FFIC
E:
GR
OSS
TO
TAL:
BLD
G H
BG
HT
I EXI
ST
{12M
MAX
):
65,0
27S
F 76
3SF
65,7
90S
F 1,
t60S
F
980S
F
67,9
30S
f
3T-0
'/11.
JM
STR
EET
SETB
ACK
NO
RTH
I EX
IST
(3.0
M):
-70'
-0'/2
1.3
M
STR
EET
SETB
ACK
EA
ST I
NEW
(3.0
M):
-66'
-6'/2
0.3M
SI
DE
SETB
ACK
I EXI
ST
PER
DV
10-5
3556
9 (0
.25
M):
0'-1
0'/0
.25M
-2
0'.J
'/6.2
M
REA
R S
ETBA
CK
I EXI
ST (3
.0 M
):
PAR
KIN
G S
PAC
ES:
EXIS
T:
VISI
TOR
S &
STAF
F PR
OVI
OEO
(OP
12-6
2629
9):
66
NEW
: ST
ORA
GE
& D
ISP
lAY
PR
QVI
DED
!PR
EVIO
US
2091
: 20
3 N
EW:
SUB-
TOTA
L:
2£9
NEW
: VI
SITO
RS
& S
TAFF
PR
OVI
DED
/RE
aD 2
.140
@ 3
1107
6 S
F:6
l: 6
EXIS
T:
TOTA
l PAR
KING
SPA
CES
PR
OVI
DED
: 27
5
HC S
TALL
S IN
CL
IN A
BOVE
@ 2
% O
F V
ISIT
OR
S &
STAF
F (S
AME
AS E
XIST
):
SMAL
L CA
R P
RO
POR
TIO
N V
ISIT
OR
S &
STA
FF (A
LLO
WED
50%
):
11/72
" 15
%
BIK
E P
ARK
ING
: SP
ACES
PR
OVI
DED
I EX
IST:
LEG
EN
D:
~ E
XIS
T S
IAM
ES
E C
ON
NE
CTI
ON
A
EX
IST
AN
NU
NC
IAT
OR
PA
NE
L
Bl
EX
IST
BIK
E P
AR
KIN
G
BI-
1LO
CK
AB
LE
(CL
AS
S1)
B
I-2
RA
CK
S(C
LA
SS
2)
C
RE
INS
TA
TE
EX
IST
CO
NC
CU
RB
C
/E •
EX
IST
CO
NC
CU
RB
CA
CA
RP
ET
T\L
E
CO
CO
NC
PA
VIN
G
-S
EE
ALS
O N
OT
ES
C
OlE
• E
XIS
T P
AV
ING
0 D
ISP
lAY
PA
RK
ING
DC
NE
W D
RO
P C
UR
B T
O C
OD
E
OC
fE"
EX
IST
DR
OP
CU
RB
E
EX
IST
EL
EC
TRIC
AL
RO
OM
G
EX
IST
GA
S M
ET
ER
11(C
L2)+
4(C
L1)
H
EX
IST
MU
NIC
IPA
L F
IRE
HY
DR
AN
T
UE
E
X!S
T L
AN
DS
CA
PIN
G A
RE
A
LA
IE E
XIS
T LA
MP
ST
AN
DA
RD
I..
AIR
"'R
EM
OV
EE
XIS
TL
AIS
TD
RD
N
EW
RO
OF
DR
AIN
RW
LE
XIS
TR
AIN
WA
TE
R L
EA
DE
R
-SE
E A
LS
O M
EC
HA
NIC
AL
S
ST
OR
AG
E P
AR
KIN
G
SP
R
EX
IST
SP
RIN
KLE
R R
OO
M
T
EX
IST
TR
AN
SF
OR
ME
R
Tl
FU
U.-
80
DIE
D P
OR
CE
LAIN
TIL
E
T. B
.C.T
O B
E C
ON
FIR
ME
D
V
VIS
ITO
RS
PA
RK
ING
W/E
E
XIS
TIN
G C
ON
C W
AL
K
LEG
AL D
ESC
RIP
TIO
N CP
ER P
LAN
BCP
2924
5 20
07\:
LOT
A, S
ECT!
ON
35,
BLO
CK 5
, NO
RTH
RAN
GES
WES
T, N
EW
WES
TMIN
STER
DIS
TRIC
T, P
LAN
BC
P292
45
I 107
80 C
AMB
!E R
OAD
, RIC
HM
ON
D, B
C
JUN
20 '1
7 R
EISS
UED
FO
R D
EVE
LOPM
ENT
PER
MIT
JUN
6 '1
7 IS
SUED
FO
R D
EVE
LOPM
ENT
PER
MIT
REV
ISIO
N D
ATE
D
ESC
RIP
TIO
N
1078
0 C
AMBI
E RD
I PR
OPO
SED
ADD
ITIO
N &
SE
RVIC
E C
ANO
PY
Lr\
c--
:> c:
:~:'
) J
(""»
. Ln
,z:.
I
r..
,~
t'~'-'··~
1 ~i
DEV
ELO
PM
ENT
PER
MIT
APP
LIC
. r"',
.,~
SITE
PLA
N I
ROO
F PL
AN
,,=1
STAT
S FI
RE S
AFET
Y PL
AN
SCAL
E A
s ind
icate
d ST
ART
DAT
E: M
AR09
. 201
7 D
RAW
N:
Ell
PRO
JEC
T N
UM
BER
21
7009
A.1
.0
. , .
._
~~
pFLQ~
: 15
' -0
"\J
· .. ~
"'· ~
:_ _'
•, •
• u"···
.. _'
_J ..
""''
..
~ '=
"""'
r-=
1
'
1 M
n~
f I
I I
I I
I I
I
Wril
tend
imen
sion
ssha
Hha
vepr
eced
ence
over
scal
eddi
men
sion
s.C
ontra
ctor
ssha
llve
rilya
ndbe
re
spon
sib!
efor
alld
imen
sion
sand
cond
ition
sont
hejo
b:sh
allre
ques
tcla
rific
alio
nofe
rror
s,
disc
repa
"lcie
s,or
doub
trulin
form
atio
ncon
lain
edin
cont
ract
draw
ings
andd
ocum
ents
.Fai
lure
to
obta
in s
uch
darif
ical
ion
rend
ers
the
Cont
ract0
1 re
spon
sible
for a
n re
s til
~ im
r
wor
k al
ld th
e co
st o
f re<:tifca~on.
:::1
I -
l I
'".
'""'
::.i
!...
tU&~
... ·"'
· .. .,
-.
v
, •
I I
I I
l l
J I
·-
--
1-
I I
I Ill
l L j J
11 '
J
--------I
r E
XW
ITO
FAO
OIT
ION
EXIS
T ST
O
0 N
GE
® ~B~~ ~~~~AT
ION
I P
AR
TIA
L
-•
I . .
-' ~
.. ~ ·-
._ ..
-· -
;,.:-_
<ec".~
~ -~~-""-~~ '
: ....
.,., .....
. -"""
""" : ' '
---
1--
/1
I I
I I
r 1
1-
-I
I I
I :
I f
·--1
r--
t--t-
i-1
-i--
t--t
---t-
t--r
i---
t-f-
t-r-
-1-
---
t--
--
i--·-
r--·-
--
-,-
1-
1-
---
--
II
--I
I
~
I
I I
~-t
lr n
_MAIN
_Flc??~
CH
RIS
TO
PH
ER
B
OZ
YK
AR
CH
ITE
CT
S '4
t4-6
11
ALEX
AND
ER S
TREE
T VA
NC
OU
VER
BC
V6A
1E1
.P
H0N
E(6
04) 2
51-3
4•t0
FA
X{6
04) 2
51-3
848
CO
NS
TR
UC
TIO
N N
OT
ES
: G
EN
ER
AL
: ·C
ON
ST
RU
CT
ION
TY
PE
: S
TE
EL
FR
AM
E (
CO
LU
MN
S, B
EA
MS
& J
OIS
TS
) N
EW
LO
UN
GE
& O
FF
ICE
AD
DIT
ION
· -
EX
TE
RIO
R W
AL
L (E
AS
T}:
MT
L-S
TU
O W
AL
L W
I IN
SU
lAT
ION
WI M
Tl
PA
NE
LIN
G
-E
XT
ER
IOR
WIN
DO
WS
: C
UR
TA
IN W
All-
DO
UB
LE
GL
AZ
ING
-
RO
OF
: ME
TA
L D
EC
K W
I RIG
ID I
NS
UlA
TIO
N. E
PD
M &
BA
LlA
ST
N
EW
CA
NO
Py:
-
CA
NO
PY
FA
SC
IAS
: MT
L-S
TU
O F
RA
MIN
G W
/ CU
RT
AIN
WA
Ll
VE
NE
ER
-
RO
OF
: ME
TA
L D
EC
K W
I PR
OT
EC
TIO
N B
OA
RD
. E
PO
M &
BA
LlA
ST
-
SO
FF
IT: M
TL
-ST
UD
FR
AM
ING
W/ M
Tl
PA
NE
LIN
G
JUN
20 '1
7 R
EISS
UED
FO
R D
EVEL
OPM
ENT
PER
MIT
JUN
6 '1
7 IS
SUED
FO
R D
EVEL
OPM
ENT
PER
MIT
REV
ISIO
N
DAT
E DE
SCRI
PTIO
N
1078
0 C
AMBI
E RD
I PR
OPO
SED
AD
DIT
ION
&
SER
VIC
E C
ANO
PY
-
DEV
ELO
PMEN
T PE
RM
IT A
PPLI
C. "
". ,,
~
ELEV
ATIO
NS
SEC
TIO
N
SCAL
E A
s ind
ical
ed
STAR
T DA
TE: M
AR O
S, 2
017
DRAW
N:
Ell
PRO
JECT
NU
MBE
R
2170
09
A.3
.0
l Q----
I
Gin
kgo
Tre
es t
o b
e tr
an
spla
nte
d -
exi
stin
g l
oca
tio
ns
Co
ntr
act
or
to c
are
fully
re
mo
ve h
ard
surf
aci
ng
at t
ree
su
rro
un
d,
rem
ove
tre
e g
rate
s, b
rea
k u
p c
on
cre
te
an
d p
ee
l b
ack
co
ncr
ete
fro
m t
op
of ro
ot
area
. w
ate
r w
ell
pri
or
to
dig
gin
g w
ith
me
cha
nic
al
stre
e s
pa
de
. P
re-e
xca
vate
ho
les
to r
ece
ive
tr
an
spla
ted
tre
es
an
d t
ran
spla
nt f
rom
old
lo
cati
on
to
ne
w lo
cati
on
in
on
e
sin
gle
op
era
tio
n.
Wa
ter
we
ll a
fte
r tr
an
spla
nti
ng
.
Sta
ke o
ut
ne
w lo
cati
on
s o
n s
ite
. F
ield
ve
rify
exi
stin
g c
on
dit
ion
s,
revi
ew
loca
tio
ns
of u
nd
erg
rou
nd
uti
litie
s.
Pre
-exc
ava
te t
ree
pits
w
ith
me
cha
nic
al t
ree
sp
ad
e o
f th
e s
am
e d
iam
ate
r as
th
e t
ran
spla
nte
d
tre
es.
Wa
ter
ho
les
pri
or
to p
lan
tin
g.
Pla
ce t
ree
s in
ho
les
an
d s
take
w
ater
, pr
une
per a
ttac
hed
deta
ils.
Mak
e g
oo
d s
odde
d la
wn
surr
ou
nd
ing
tre
es.
Mak
e g
oo
d i
rrig
ati
on
sys
tem
and
in
sure
tre
es
rece
ive
ir
riga
tion
cov
erag
e.
1 1
1 T
ree
sta
kin
g d
eta
il
Kn
pth
oool
lm
ols
l, notwoter.J
ogg~d,tothefu
lldepthofthoroo\1 •
.CH
det
pso
ueorl
onn
od
lnto
pso
llfo
rln
iUal
fi"'
ty
nr
olw
lllr
ing.
P
rovl
dl
3" d
tep
of
wel
l co
m p
oste
d b
uk
mul
ch o
nr
lr ..
pit
clrcum
leronc~.
Do
ne
t m
oun
d up
ogo
inst
nu
o of
lr~•
. So
W o
ver
rootbl
lllhould
no
tucHd1"d~plh
.Removodn
danddylng
b,.
nch
nW
oltu
nl.lt
tho
soco
ndg
tow
lng
uu
on
tob
egln
trol
nln
g cu
U;
Iors
hap
lng
and
tot.
.gln
lort
llil
lng
.
-
,----------,L
C\
--
Jun
e 2
3,
17
Re
visi
on
s:
Pro
ject
:
Fo
r D
P s
ub
mis
sio
n
jon
ath
an
L
os
ee
L
td.
La
nd
5ca
pe
A
rch
ite
cru
re
1110
2·
166
1 W
. 2
nd
Ave
. V
anco
uver
, B
.C.
V6/
1H
3 P
h: 6
04
-66
9·1
00
3
E·m
ail:
info
@jo
narh
.lnlo
see
.com
Aut
o W
est
BM
W
1078
0 C
ambi
e R
oad
Pro
pose
d A
ddit
ion
and
Ser
vice
C
anop
y
Sh
ee
t Titl
e:
Lan
dsca
pe P
lan
Sca
le:
as s
ho
wn
Da
le:
June
201
7
Pro
ject
No
. 20
04-4
6
c::>
C
:>
w.~
~ .....
I f'
...
I I
f'"-..
, ~--
·-1