Agenda Index City of Vancouver

ADMINISTRATIVE REPORT

TO:

Vancouver City Council

FROM:

Director of Current Planning

SUBJECT:

400-404 West Hastings Street - Designation and Heritage Revitalization Agreement

 

RECOMMENDATION

GENERAL MANAGER'S COMMENTS

COUNCIL POLICY

The Heritage Policies and Guidelines outline a procedure to be followed in applying the heritage density bonus provision as permitted in the Downtown Official Development Plan. Category "A" buildings on the Vancouver Heritage Register are automatically eligible for consideration of a density bonus for heritage preservation. Categories "B" and "C" buildings may be eligible for consideration, but must first be approved by Council.

The Transfer of Density Policy and Procedure allows for the transfer of density from heritage sites in the Central Area.

On March 27, 1990 Council approved the following recommendation to encourage retention of existing buildings and to ensure that new construction is sympathetically scaled in the Victory Square Area:

PURPOSE

The purpose of this report is to seek Council support for a Heritage Revitalization Agreement (HRA) that would authorize a transferable density bonus and secure the conservation and protection of the "B" listed heritage building at 400-404 West Hastings Street.

BACKGROUND AND SUMMARY

The former Royal Bank of Canada building at 400-404 West Hastings Street is located at the south-west corner of West Hastings and Homer Streets. Located in the Victory Square sub-area of the Downtown District (see map on next page), the site is 580 m2 (6,240 square feet). It was purchased in 1997 for conversion to school use for the Vancouver Film School. Development and building permits have been issued and the rehabilitation work is complete. Typically a density bonus request is processed and reported to Council in advance of undertaking rehabilitation work. In this instance, the applicants negotiated a bonus density amount with staff based on an earlier redevelopment scheme. This financial analysis and bonus amount became void when the proposal was substantially revised. The bonus matter was then temporarily set aside to enable all parties to focus and expedite getting the rehabilitation work authorized and executed in time for the opening of the school. Because staff were aware a bonus would be sought, the proposed work was scrutinized to ensure it was consistent with the standards achieved on similar heritage bonus projects. Staff's analysis concludes that the rehabilitation work and designation justify the 2.72 FSR density bonus requested by the applicant.

DISCUSSION

Heritage Value: The Royal Bank of Canada established its first Vancouver branch in 1901. Shortly afterwards Jonathan Rogers, a local pioneer and land developer, purchased this site and in 1903 constructed the new bank building designed by local architectural firm of Dalton and Eveleigh. This was the first "temple bank" design, favoured by conservative financial institutions, to be constructed in the city. This building served as the Royal Bank headquarters until 1931. In the mid 1980s, its use changed from a branch bank to the Georgian Club.

The design is twentieth century Classical Revival, with some Art Nouveau decorative elements. The second floor facades feature sculpted sandstone ionic and doric columns on a rough-cut granite base. Significant changes have taken place to the original exterior design including the removal of the main entrance Art Nouveau styled window transom. Some of the original arched wood windows have been restored.

Listed in the "B" category on the Heritage Register, this structure holds additional heritage value as part of the Victory Square neighbourhood. The 1986 Heritage Inventory establishedthis as a heritage character area that provides continuity with Gastown and Chinatown. As outlined in Council's 1995 Victory Square Area Draft Concept Plan, the former Royal Bank Building is one of several "B" and "C" Register structures that form significant heritage streetscapes both on West Hastings and Homer Streets.

Rehabilitation Work: Development Permit DE403584 authorized the rehabilitation of the building and the change of use from Club to Vocational School (see drawings in Appendix A). The new facility was integrated entirely within the existing building shell. To meet the school's space needs a mezzanine was built in the former banking hall space, but set back from the exterior street walls to preserve the two storey volume behind large arched banking hall windows. The 1983 seismic upgrading blocked in several exterior window openings on the Homer Street elevation, but fortunately the recent seismic upgrade re-opened them.

Heritage Interiors: Although the interior was greatly altered in the 1980's, three interior features of this former bank remained and were identified in the heritage interiors study completed by the City's consultant: floor mosaics; staircase to the second storey; and decorative ceiling beams. Several features were retained. The owners uncovered, retained and restored the remaining original floor mosaics near the main entrance. Because the owners introduced a mezzanine level, they were unable to save the original second storey stair case and the remaining decorative ceiling beams. They have retained and are prepared to designate the three original bank vaults doors, located on the main and basement floors, which feature the original doors, door frames, locking mechanisms and decorative elements (see photographs Appendix B). These vault door are among the oldest surviving in the city and exhibit fine metal craftsmanship and design.

Compatibility with Victory Square Plan: This project meets an important goal of the draft Victory Square Plan, which is the retention of heritage buildings. Council interim policy for Victory Square calls for a maximum Floor Space Ratio (FSR) of 3.0 in most circumstances, although the site is within the present 5.0 FSR sub-area of the Downtown District. The emerging final version of the draft plan recommends that the base density for this site should be 3.0 FSR, with bonuses available for social housing and heritage retention. The Director of Planning recently approved Development Permit DE403584 for this site with a floor space ratio of 3.49, because the proposal fully met the intent of Council interim policy. It retained an existing building and all the density has been incorporated within the existing building envelope. Prior to the conversion to school use, it had an FSR of approximately 3.19. The rehabilitation of this building and its 24 hour use by a sizable student population will help revitalize the Victory Square area.

Heritage Revitalization Agreement: The HRA recommended to Council would achieve the following:

The bonus amount of 2.72 FSR (1,579.3 m2/ 17,000 sq. ft.) is to compensate the owner for the costs of retaining and upgrading the heritage building. The Manager of Real Estate Services has reviewed the applicant's pro-forma analysis and concluded that the bonus amount is justified. The owners are prepared to enter into the agreement and have agreed that the density bonus requested is adequate compensation for the designation of the building and the three interior vault doors and the obligations they would incur under the HRA.

Notification: In accordance with the Charter Public Hearing provisions, a newspaper ad was placed in two consecutive issues of a local newspaper.

Comments of the Vancouver Heritage Commission: At its meeting on February 14, 2000, the Commission RESOLVED:

CONCLUSION

The proposed Heritage Revitalization Agreement would reward the owner for the preservation of this important heritage building in the Victory Square area and secure long term protection through the approval of a density bonus. Staff, therefore recommend Council authorize the HRA and designate the exterior and three bank vault doors as protected heritage property.

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