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CITY OF VANCOUVER ADMINISTRATIVE REPORT |
Date: |
August 25, 2003 | |
Author: |
Yardley McNeill | |
Phone No.: |
873-7582 | |
RTS No.: |
03543 | |
CC File No.: |
||
Meeting Date: |
September 10, 2003 |
TO: |
Vancouver City Council |
FROM: |
Director of Current Planning |
SUBJECT: |
Heritage Revitalization Agreement and Designation for 1180 Homer Street |
RECOMMENDATION
A. That Council authorize the Director of Legal Services to enter into a Heritage Revitalization Agreement for the property at 1180 Homer Street to:
a) secure the protection and ongoing maintenance of this "B" category building on the Vancouver Heritage Register; and
b) vary the provisions of the HA-3 District Schedule of the Zoning and Development By-Law, to permit increases in the maximum height and the maximum floor space ratio for residential uses.
B. That Council by By-Law designate the building at 1180 Homer Street as protected heritage property;
C. That Council require that an agreement be registered to secure the timely restoration to the heritage building as described within Development Permit DE407680 and prohibit the occupancy of the building until it is rehabilitated to the satisfaction of the Director of Planning and the Director of Legal Services, unless the owners secure such rehabilitation work under separate agreement; further, that the agreements be given priority over all other charges on title, except those already held by the City, to the satisfaction of the Director of Legal Services; and
D. That the Director of Legal Services bring forth the bylaw to authorize the Heritage Revitalization Agreement and to designate the building.
GENERAL MANAGER'S COMMENTS
The General Manager of Community Services RECOMMENDS approval of A, B, C and D.
COUNCIL POLICY
Council's Heritage Policies and Guidelines state that buildings;
a) identified in the Vancouver Heritage Register have heritage significance,
b) the City's long term goal is to protect through voluntary designation as many resources on the VHR as possible, and
c) legal designation will be a prerequisite to accepting certain bonuses and incentives.
PURPOSE
The purpose of this report is to seek Councils approval for the municipal designation of the "B" listed building at 1180 Homer Street as protected heritage property and to secure long term protection through a Heritage Revitalization Agreement.
BACKGROUND
The heritage building at 1180 Homer Street is located within the historic Yaletown area of Vancouver (see Figure #1, Site Map). The building is 6 storeys on Hamilton Street and zoned 6.0 FSR (Floor Space Ratio). The building has been vacant for many years. The Hamilton Street facade has been under a protective tarp due the deteriorating condition of the brick cladding. The building has two different floor elevations because of the grade differential from Homer St. to Hamilton St. The owner has submitted a development application to restore the heritage building and reconfigure the interior upper floors into market residential units and the ground floors for retail uses. Parking will be supplied on site. A partial new floor will be added on the roof to gain access to roof decks, this structure will be set back a minimum distance of 35 feet from both Homer and Hamilton Street facades. A height relaxation for part of the addition is required as a consequence of the grade change from Homer to Hamilton. (See drawings, Appendix A)
In exchange for the zoning variances, the owner has requested to enter into long term protection for the site in the form of a Heritage Revitalization Agreement and municipal designation.
Heritage Value: The McMaster Building at 1180 Homer Street was constructed in 1910 as a warehouse/office building and was part of the first wave of development of Yaletown. The building has an Edwardian Commercial style and is an excellent example of the architectural approach taken with buildings in the area. The Homer street façade is the commercial "public" face of the building and clad with an unusual white glazed brick. The Hamilton Street façade is the "working" side of the building and contains the historic dockside and the original wood awning. The Hamilton Street façade was finished in a substandard brick and many years ago pargeted over for protection. A 1945 fire necessitated replacement of all windows and the storefront and removal of the cornice. Replacement windows were consistent with the original windows. The storefront and Homer Street cornice were never reconstructed.
Figure #1: Site Map
DISCUSSION
Compatibility with the HA-3 District Schedule:
The District Schedule for HA-3 restricts residential Floor Space Ratio (FSR) to 3.0 with a combined maximum for all uses of 5.0 FSR. The intent of the HA-3 District Schedule is to encourage mixed use developments and has been shown successful by the construction/rehabilitation of many buildings for mixed uses. Staff assessment of a primarily residential building is that it does not conflict with the zoning, as the area overall is comprised of mixed use buildings. It is felt that an individual building could be considered for exceptions to the FSR maximums depending on the historic merit of the building, the restoration approach taken and its relationship to the area. City staff has reviewed the project and support the increase of residential use. The overall FSR for the site will be reduced by using a portion of the existing floor area for parking. The following chart indicates zoning variances sought which will be effected by the Heritage Revitalization Agreement:
Required/Maximum |
Proposed | |
FSR for Dwelling/Artist Studio |
3.0 FSR |
4.48 FSR |
Height |
70.21 feet(21.4m) |
76.21 feet ( 23.23m) |
The height relaxation is to accommodate a one floor roof top addition. The relaxation is for only a portion of this new area as the ground level slopes down from Homer Street to Hamilton Street, resulting in a sloped line delineating the maximum height for the building. Most of the relaxation is for a mechanical room, access to the roof and an outdoor deck trellis, none of which is living space. The new roof top residential unit is oriented towards Homer Street and requires a smaller height relaxation from 2.0 to 3.5 feet.
Restoration Approach:
The heritage building will be restored and rehabilitated into market residential units with retail at grade. The conservation approach adopted for the building is as follows:
· Replicate a portion of the original storefront on Homer St.,
· Replicate the original cornice on Homer St.,
· Restore or replicate (where required) all original wood windows
· Restore original white glazed brick on Homer St.,
· Repair and reconstruct to building code standards, the original wood awning on Hamilton Street using a maximum amount of original material,
· Replace the sandstone sills using concrete,
· Replicate the Homer St. façade using new brick to match the colour and coursing of the original condition. (Note: The floor elevations off Hamilton St. will be reconfigured to align with Homer St. and the window openings will be moved up to respond to the new floor elevations.)
· Replicate historic colour palette for the building for all exterior painted finishes.
The proposed new top floor will be designed in a contemporary style to off-set the historic character of the building and clad in brick as required under the District Schedule.
Comments from the Vancouver Heritage Commission:
The Vancouver Heritage Commission reviewed this project on July 21, 2003 and passed the following resolution:
RESOLVED
THAT the Vancouver Heritage Commission supports the project at 1180 Homer Street as presented at the July 21, 2003 Commission meeting with consideration being given to the following:
· rebuilding the canopy to its original character including a solid roof and reuse of original material where possible;
· Door and window openings (for the retail units off Hamilton Street), to more closely reflect the existing openings; and
FURTHER THAT the Vancouver Heritage Commission supports the use of concrete sills to replace existing sandstone sills; and
FURTHER THAT the Vancouver Heritage Commission supports the FSR increase for residential use.
CARRIED UNANIMOUSLY
Public Consultation:
Following standard notification procedures, 887 surrounding property owners were notified and invited to comment on the proposal. Staff received 6 responses. 3 in favour, noting the added value to the neighbourhood in keeping and restoring this historic building and 3 were opposed, noting concerns over potential view loss due to the height relaxation proposed. In addition one of the opposed property owners was concerned that this would be precedent setting for other buildings in the area requesting to surpass the 70 foot height maximum for Yaletown.
Staff responded to the 3 opposing view points and clarified the height relaxation proposed, noting the it is for a portion of a partial top floor that will sit forward on the building with the bulk of the roof given over to undeveloped area or deck space. In its worst case, the height is 6 feet over the permitted maximum and for mechanical space and a trellis over deck area, not living areas. While some concern still exists regarding the height relaxation, staff feel that on balance, the relaxation is equitable given the extant of restoration proposed and the long term protection that will be applied to this historic building.
Financial Implications:
A financial analysis of the project was not requested by staff. The overall site FSR is not compromised beyond what is permitted under the zoning and the added benefit of an increase in residential FSR is off-set by the additional cost incurred in replicating and restoring the historic features of the building and applying long term protection in the form of a Heritage Revitalization Agreement and designation of the property.
CONCLUSION
1180 Homer Street is a significant building on the Vancouver Heritage Register that has been left vacant and decaying for some time. The owner proposes to restore the building and convert it to market residential units with retail at grade. The recommended Heritage Revitalization Agreement and designation will secure the long term protection and conservation of this building, thereby preserving a valuable element within the historic Yaletown area.
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LINK TO APPENDICES (pdf)
