POLICY REPORT
DEVELOPMENT AND BUILDING

TO:

Standing Committee on City Services and Budgets

FROM:

Director of Current Planning

SUBJECT:

Heritage Revitalization Agreement - 626 West Pender Street (London Building)

 

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 be first approved by Council.

The Transfer of Density Policy and Procedure allows for the transfer of density from heritage sites to receiver sites.

PURPOSE

This report recommends approval in principle of a Heritage Revitalization Agreement (HRA) for the London Building, located at 626 West Pender Street. It is proposed to secure rehabilitation of the building and provide a density bonus of approximately 7 400 m2 (80,000 sq. ft.), provided that it is transferred off-site. If Council approves these recommendations, it is expected that the owner will submit a development application which will permit staff to review a detailed building conservation plan and finalize the bonus amount. Staff would then proceed to prepare an HRA and a draft designation by-law for Council consideration at Public Hearing.

BACKGROUND

The London Building at 626 West Pender Street is located on Pender Street between Granville and Seymour Streets, as shown on the map in Appendix A. The building is in need of major upgrading in order to meet current Building By-law requirements. The owner has proposed to undertake conservation work on the exterior and significant interior features in exchange for a heritage density bonus.

DISCUSSION

Heritage Value: The London Building (1912) was designed by well-known architects Somervell & Putnam. The London Building is an elaborate example of the Edwardian Commercial style. It is clad in Haddington Island stone with marble trim. The building exterior is largely intact although the entrance has been modernized. An excerpt from the publication, "The Architect, Builder and Engineer", 1912 (Appendix B) includes an exterior rendering, as well as a general description.

The original main banking hall on the main floor has been modified through partial enclosure of the mezzanine at the front. The lobby has been substantially altered, but the original open stairwell is completely intact, as shown in the photo in Appendix C.

The London Building is directly adjacent to the "A" listed Bank of Montreal and the "C" listed Piccadilly Hotel. The protection of the London Building will prevent the assembly of the entire blockface for redevelopment, as was once proposed by Trilea.

Rehabilitation Work: The owner proposes to repair and repoint the exterior stone, terra-cotta and brick, to restore the iron storefront (including undoing changes made in the 1960s), and in the interior, to remove some of the non-original mezzanine and repair the plaster and concrete columns. The building will also be seismically updated as part of an overall building upgrade to ensure compliance with the Vancouver Building By-law.

Heritage Revitalization Agreement: It is likely that the HRA will have the following provisions:
· secure the rehabilitation and continued maintenance of the exterior of the building as well as certain interior elements on the main floor;
· limit the on-site density to "as-built";
· establish a heritage density bonus of approximately 7 400 m2 (80,000 sq. ft.) for transfer to another site within the Central Area; and
· permit the City to install a heritage plaque on the building.

The bonus amount is to compensate the owner for the costs of retaining and upgrading the heritage building. The Director of Real Estate Services is satisfied the bonus of approximately 7 400 m2 (80,000 sq. ft.) is reasonable to compensate the owner for the retention and heritage and seismic upgrading. The bonus has a similar ratio of bonus to gross building area as other bonuses for similar properties.

The owner has indicated his intent to transfer part of the bonus density (about 1 700 m2 or 18,000 sq. ft.) to the corner of Homer and Helmcken where he will be applying to construct a new office building.

Comments of the Vancouver Heritage Commission: At its meeting on March 12, 2001, the Commission resolved:

CONCLUSION

The proposed Heritage Revitalization Agreement would compensate the owner for the costs involved in the conservation of this "B" listed downtown building. Its long term protection would be secured through the approval of a transferrable density bonus and municipal designation of the exterior and certain interior elements. It is therefore recommended that Council authorize staff to prepare the HRA and designation by-law for referral to Public Hearing.

* * * * *

APPENDIX A

SITE MAP SHOWING LOCATION OF THE LONDON BUILDING
626 WEST PENDER STREET

APPENDIX B

EXCERPT FROM THE ARCHITECT, BUILDER AND ENGINEER
October 21, 1912

APPENDIX C

CONTEMPORARY PHOTO OF OPEN STAIRWELL
LONDON BUILDING