ADMINISTRATIVE REPORT
Date: May 13, 2003
Author/Local: G McGeough/604-873-7091
RTS No. 03367
CC File No. 5052
Council: May 27, 2003
TO: |
Vancouver City Council |
FROM: |
Director of Current Planning |
SUBJECT: |
1160 West Georgia Street - Eligibility for Major Incentives |
RECOMMENDATION
THAT Council support the "B" listed building at 1160 West Georgia Street, formerly known as the First Church of Christ, Scientist, being eligible for major heritage incentives.
GENERAL MANAGER'S COMMENTS
The General Manager of Community Services RECOMMENDS approval of the foregoing.
COUNCIL POLICY
Council's Heritage Policies and Guidelines states in part:
All Category "A" buildings on the Vancouver Heritage Register located in the RM-5, RM-5A, RM-5B and RM-5C districts and Downtown District (DD) are automatically eligible for consideration (for bonus density). Category "B" and "C" buildings may also be eligible for consideration, but must be first approved by Council.
PURPOSE
Staff seek Council approval for the former First Church of Christ, Scientist building, listed in the "B" category on the Vancouver Heritage Register, to be eligible for major heritage incentives.
BACKGROUND
The First Church of Christ, Scientist was opened in 1919 and has been in continuous use as a church ever since. This use will continue under its new owner, Coastal Victory Church, which purchased the building last year. At the urging of City staff, this new owner and the owner of the large adjacent development property at 1120 W Georgia Street have come together with a revitalization scheme for this Heritage Register building. It involves two parallel and related City processes.
Westbank Properties Ltd., the owners of the neighbouring site, submitted a rezoning application for 1120 West Georgia Street on April 22, 2003. The details of this application are contained in Item No. 1 in the May 29, 2003 Planning & Environment Committee Agenda. To compensate Westbank for funding the restoration of the neighbouring Heritage building, their rezoning application proposes residential use and additional floor space that bring extra value to the site.
As a condition of receiving the money from Westbank the Church would be required to enter into a Heritage Revitalization Agreement (HRA) and associated agreements with the City to secure the prompt restoration of the building and its long-term protection. Interior and exterior designation would also be a requirement. The work would entail restoration of the interior and exterior, including removal of the 1960 additions to the Georgia Street facade, and upgrading to Vancouver Building By-law standards. In keeping with Council policy, the first step of this process is to obtain Council pre-approval for this "B" listed Heritage Register building to be eligible for major incentives. If approved, staff will prepare draft HRA and designation by-laws for Council consideration at the same Public Hearing at which Council will consider the rezoning application for the adjoining site at 1120 W Georgia Street.
DISCUSSION
Council's policy on bonus density requires that staff seek Council approval for "B" and "C" listed Heritage Register buildings to be eligible for bonus density prior to preparing the requisite by-laws. While the heritage site is not receiving a density bonus, restoration costs to be paid for by Westbank are substantial and therefore staff feel Council should pre-approve this restoration project and HRA as eligible for major incentives.
Heritage Value: The former First Church of Christ, Scientist is an important part of Vancouver's heritage and is notable for being a rare example of a building from the First World War era. Architecturally, it is a finely executed example of the Colonial Revival style, uncommon in Vancouver. See photographs in Appendix A. The main exterior heritage features are its street facades, brickwork, side buttress piers, stone detailing and arched window openings and glazing.
When the Church was added to the Heritage Register in 1986 in the "B" category the evaluation did not factor in the added value of the heritage interiors. The most notable interior space is the spacious sanctuary - originally called the auditorium - which occupies
the entire upper floor and has only seen minor alterations. The tall arched windows bring light and architectural interest to the north and south walls while a magnificent organ dominates the centre of the east wall. Curved rows of pews are arranged to face the organ. Assembly and services spaces are at the lower level. Internal planning has made good use of the site being book-ended by two street frontages. The Alberni Street entrance leads to the upper level Auditorium, while the West Georgia Street entrance entry leads directly to the lower service level. Both entrance foyers feature brick walls and wooden beamed ceilings of interest.
Planning Objectives and Character of the Local Area: Both the Downtown Official Development Plan and the Downtown Design Guidelines encourage the conservation of heritage buildings when developing in the Downtown area. The site is located in the Georgia Street Character Area which is identified as "Vancouver's most important and ceremonial street". Retaining the former First Church of Christ, Scientist meets several of the planning objectives for this Character Area, including: locating institutional uses on Georgia Street, enhancing the pedestrian environment, orienting the major building elements to Georgia Street, reinforcing the street definition, and retaining a heritage building.
Vancouver Heritage Commission: On May 12, 2003 the Commission supported staff's recommendation to make this "B" listed Heritage Register building eligible for major incentives.
CONCLUSION
The former First Church of Christ, Scientist is an important part of Vancouver's heritage and is good example of the Colonial Revival style, uncommon in Vancouver. The significant heritage interior, which would be restored and made accessible to the public, adds to its heritage value. Conservation of this building is consistent with the community planning objectives for the area and there is an identified source to fund its restoration and building by-law upgrading. For these reasons, staff recommend Council support the former First Church of Christ, Scientist being eligible for major financial incentives. If supported staff will report back to Council at Public Hearing with draft HRA and designation by-laws for the site.
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