Vancouver City Council

CITY OF VANCOUVER POLICY REPORT URBAN STRUCTURE

	Date:	March 3, 2005
	Author:	Phil Mondor
	Phone No.:	604.873.7727
	RTS No.:	04279
	CC File No.:	5302
	Meeting Date:	March 15, 2005

TO:	Vancouver City Council
FROM:	Director of Current Planning in consultation with the Director of Social Planning, the Director of the Housing Centre, the Director of Real Estate Services, the General Manager of Engineering Services, the Director of Financial Planning and Treasury, and the Director of Legal Services
SUBJECT:	Rezoning of 955 Burrard Street (Downtown YMCA) and 969 Burrard Street & 1017-1045 Nelson Street (First Baptist Church): DD (G) and RM-5B to CD-1 and Heritage Revitalization Agreement at 955 Burrard Street

RECOMMENDATION

A. THAT the application by Stantec Architecture Inc. and James KM Cheng Architects to rezone 955 Burrard Street (Downtown YMCA) and 969 Burrard Street & 1017-1045 Nelson Street (First Baptist Church), (Lots C, 4 E1/2 & W1/2, 16 E1/2, 17 & 18, Blk 7, DL 185, Plan 92, and Lots 16 W1/2, 15 E1/2, 15 W1/2, 14 E 30 ft., 14 ex E 30 ft., and 13, Blk 7, DL 185, Plan 2), from DD (Area `G') and RM-5B to CD-1, to increase maximum floor area and building height, be referred to a public hearing together with:

(i) draft CD-1 By-law provisions, generally as contained in Appendix A;
(ii) plans prepared by James KM Cheng Architects for the First Baptist Church part of the site and received December 4, 2003, and plans prepared by Stantec Architecture Inc. for the YMCA part of the site and received January 5, 2005; and
(iii) the recommendation of the Director of Current Planning to approve the application, subject to a reduction in building height and floor space ratio on the YMCA part of the site, and subject to conditions of approval in Appendix B.

FURTHER THAT the Director of Legal Services be instructed to prepare the necessary CD-1 By-law (or By-laws), generally in accordance with Appendix A, for consideration at public hearing.

B. THAT, if the application is referred to public hearing, the applicant be advised to make application to amend the Sign By-law, to establish regulations for this CD-1 in accordance with Schedule E (assigned Schedule B (DD), and that the application be referred to the same public hearing;

FURTHER THAT the Director of Legal Services be instructed to prepare the necessary by-law for consideration at the public hearing.

C. THAT, subject to approval of the rezoning at a public hearing, the Noise Control by-law be amended to include this CD-1 in Schedule A;

FURTHER THAT the Director of Legal Services be instructed to bring forward for enactment the amendment to the Noise Control By-law subsequent to the enactment of the CD-1 By-law.

D. THAT the Director of Legal Services be instructed to prepare the necessary Heritage By-laws for consideration at the public hearing, should the rezoning be approved, to:

i) designate as municipally-protected heritage property the Burrard and Barclay Street masonry facades including the one-storey masonry doorway on Barclay and the building itself to a depth of 30 ft (9.14 m) measured from Burrard Street, for the "B" Heritage Register building at 955 Burrard Street;
ii) designate as municipally-protected heritage property under Schedule "B" of the Heritage By-law the Sanctuary and the Narthex of the interior of the municipally-designated "A" Heritage Register building at 969 Burrard Street; and
iii) authorize the Heritage Revitalization Agreement described in Recommendation E. If approved, this by-law is not to be enacted until after enactment of the CD-1 By-law detailed in Recommendation A and before December 6, 2005.

E. THAT the Director of Legal Services be instructed to prepare a Heritage Revitalization Agreement and accompanying by-laws for a portion of the building at 955 Burrard Street, in the "B" category on the Vancouver Heritage Register, for consideration at the public hearing, should the rezoning be approved, subject to conditions contained in Appendix B, to:

i) secure the rehabilitation, protection and on-going maintenance of the the Burrard and Barclay Street masonry facades including the one-storey masonry doorway on Barclay and the building itself to a depth of 30 ft. (9.14 m) measured from Burrard Street; and
ii) award bonus density for transfer off-site, to an amount of 8 292 m² (89,260 sq. ft.).

F. THAT, subject to approval of the rezoning, and subject to conditions contained in Appendix B, Council instruct staff to report back on the proposed rehabilitation, protection and on-going maintenance, including seismic upgrading and associated restoration, of the Sanctuary, Narthex and associated interior spaces of the municipally-protected building at 969 Burrard Street, including a Heritage Revitalization Agreement (HRA) for consideration at a future public hearing. The HRA is expected to award compensation for the heritage premium costs associated with the seismic upgrading and interior restoration and which may include bonus density for use on site or transfer off site, in accordance with the illustrative form of development approved with this rezoning and all applicable polices at that time, to the satisfaction of the Director of Planning.

G. THAT Recommendations A to F be adopted on the following conditions:

i) THAT the passage of the above resolution creates no legal rights for the applicant or any other person, or obligation on the part of the City; any expenditure of funds or incurring of costs is at the risk of the person making the expenditure or incurring the cost;
ii) THAT any approval that may be granted following the public hearing shall not obligate the City to enact a by-law rezoning the property, and any costs incurred in fulfilling requirements imposed as a condition of rezoning are at the risk of the property owner; and
iii) THAT the City and all its officials, including the Approving Officer, shall not in any way be limited or directed in the exercise of their authority or discretion, regardless of when they are called upon to exercise such authority or discretion.

GENERAL MANAGER'S COMMENTS

The General Manager of Community Services RECOMMENDS approval of the foregoing recommendations A to G.

COUNCIL POLICY

· Central Area Plan: Goals and Land Use Policy, adopted December 1991;
· Downtown District Official Development Plan and related Guidelines (on YMCA part of the site: maximum 6.0 FSR and height of 300 ft., with discretionary maximum to 450 ft.);
· RM-5B Multiple Dwelling District Schedule and related Guidelines (on FBC part of the site: maximum 2.5 FSR and height of 60 ft., with conditional maximum to 190 ft.);
· RM-3, RM-5, RM-5A, RM-5B, RM-5C AND RM-6 Multiple Dwelling Guidelines (Rate of Change /Opinions of Tenants), adopted October 1989;
· Heritage Policies and Guidelines, adopted May 1976 and last amended January 1998;
· Transfer of Density Policy and Procedure, adopted January 1983 and last amended July 1997;
· Affordable Housing Policies, adopted May 1989 and last amended May 1991;
· Downtown District Low Cost Housing Policies and Procedures, adopted January 1995;
· View Protection Guidelines, adopted December 1989 and last amended December 1990;
· Financing Growth (Community Amenity Contribution Policy), last amended June 2003;
· Child Day Care Guidelines, adopted 1993; and
· Public Art Policies and Guidelines, adopted June and November 1994.

Further to these relevant City policies, on November 8, 2001, when dealing with the Policy Report "CD-1 Rezoning of 955 Burrard Street (Downtown YMCA) and 969 Burrard Street & 1017-1045 Nelson Street (First Baptist Church)", dated October 21, 2001, Council approved that the City will consider an application to rezone this site which includes any of the following (see complete Council resolution set out in Appendix C):

- density bonuses for heritage conservation work,
- shift of residual density from the designated FBC building to the adjoining property,
- transfer of density across the lane to the YMCA property,
- FSR exclusion for childcare facility,
- density bonus for the provision of affordable housing,
- FSR exclusion or density bonus for the provision of a social service facility,
- FSR increase for the public recreational portion of the new YMCA facility, and
- DCL relief can be considered in lieu of heritage bonus density, and in-kind CAC rather than cash.

Council also advised that:

- rezoning will be considered only if it includes heritage conservation work on both Vancouver Heritage Register buildings and if existing affordable housing which is to be demolished is replaced,
- the only density which will be available for off-site transfer will be heritage bonus density which cannot be accommodated on site, and
- increased building height will be limited to 114.3 m (375 ft.) on the YMCA part of the site, and subject to complete impact assessment, and 58.0 m (190 ft.) on the FBC part of the site.

PURPOSE

This report assesses an application by Stantec Architecture Inc. and James KM Cheng Architects Inc. to rezone from DD (`G') and RM-5B to CD-1 (Comprehensive Development District) the site at 955 Burrard Street (Downtown YMCA) and at 969 Burrard Street and 1017-1045 Nelson Street (First Baptist Church). The application requests an increase in density and building height.

The Young Men's Christian Association (YMCA) and First Baptist Church (FBC) have formed an alliance to pursue rezoning and redevelopment of their properties as follows:

· replace the YMCA facility by a new one, but also retaining and rehabilitating the existing heritage building fronting Burrard Street, to a depth of 30 ft. from Burrard;
· provide a licensed 69-space child day care facility in the new YMCA;
· construct a 44-storey residential tower at the western end of the YMCA property; and

· construct a 10,000 sq. ft. ancillary facility adjoining the FBC church;
· construct a 24-storey residential tower with townhouses at grade at the western end of the FBC property, the tower to include replacement rental housing; and
· undertake a future heritage-sensitive seismic upgrade and restoration of the interior of the heritage FBC building.

The YMCA has partnered with Concert Properties to redevelop its site north of the lane. The sale of the development rights for a residential tower will partially offset the cost of constructing the new YMCA facility. Redevelopment of the YMCA and construction of the residential tower by Concert Properties would proceed as quickly as possible, while heritage rehabilitation and redevelopment on the FBC part of the site is several years away.

The application which was initially submitted on June 29, 2001 by Davidson Yuen Simpson Architects was substantially revised in a new submission dated December 8, 2003, with more recent revisions dated January 5, 2005. The initial application raised several policy questions concerning heritage conservation, density transfer, and building height which needed resolution to clarify the extent of development opportunity on the site and to guide the applicant's preparation of a more detailed rezoning application and the subsequent staff and public review of the application. The revised application responds to Council advice of November, 2001 and subsequent staff direction, except that greater tower heights are proposed than those which Council was prepared to consider.

The application is supported by the Urban Design Panel and the Vancouver Heritage Commission. It has also received considerable support from YMCA members and some support from the surrounding neighbourhood, although some neighbours have expressed concerns, primarily about tower heights. Staff have concluded that higher tower heights can be achieved then were earlier considered by Council, however some reduction in tower height on the YMCA part of the site is recommended, and is acceptable to the applicant.

Staff generally support the application and the Director of Current Planning recommends that it be referred to a public hearing, together with a draft CD-1 By-law generally as shown in Appendix A, which includes a reduction in building height, and a recommendation that it be approved subject to the conditions of approval set out in Appendix B.

The Director of Current Planning also recommends that draft Heritage By-laws for the Heritage Register buildings at 955 Burrard Street (YMCA) and 969 Burrard Street (FBC) be referred to public hearing, including a draft Heritage Revitalization Agreement (HRA) for the building at 955 Burrard Street. An HRA for the building at 969 Burrard Street will be referred to public hearing at a later date.

SITE AND SURROUNDING ZONING (see map diagram on following page)

The site, comprised of several lots with an intervening lane, has a total area of 8 043.4 m² (86,484 sq. ft.). The portion north of the lane (955 Burrard Street) is zoned DD (sub-area `G') and contains the three-storey YMCA, a heritage building in Evaluation Group "B" on the Vancouver Heritage Register, and approximately 9 290 m² (100,000 sq. ft.) in size. The maximum floor space ratio (FSR) in this district is 6.0, permitting 19 290 m² (207,648 sq. ft.), and maximum height of 91.4 m (300 ft.), with discretionary maximum of 137.2 m (450 ft.)

The portion of the site which is south of the lane has a part at the corner of Burrard and Nelson Streets (969 Burrard Street) which is zoned DD (Sub-area `G') which contains the First Baptist Church, a municipally-designated heritage building in Evaluation Group "A". The remainder to the west and fronting on Nelson Street is in the RM-5B District and includes a parking lot, two multiple conversion dwellings, and a three-storey rental apartment building at 1045 Nelson Street. Two of the properties which comprise the parking lot are owned by the YMCA. The maximum floor space ratio (FSR) of the FBC property, combining both DD and RM-5B site portions is 3.83, permitting 18 474 m² (198,856 sq. ft.) The maximum height in the RM-5B portion where new development is proposed is 18.3 m (60 ft.), with a conditional maximum of 57.9 m (190 ft.).

Figure 1. Site and Surrounding Zoning

The site is located on the west side of Burrard Street within an area containing a mix of institutions (in addition to the YMCA and FBC, there is St. Andrew's - Wesley United Church and St. Paul's Hospital), two apartment buildings (Electra and St. Andrew's - Wesley), a hotel (Century Plaza), and two mixed-use developments (Wall Centre and Vancouver Tower). The north-south zoning boundary between the higher-density Downtown District and lower-density RM-5B District meanders at mid-block between Burrard and Thurlow Streets. Nelson Park is one block to the west (with Lord Nelson School Annex at Nelson and Bute).

PROPOSED DEVELOPMENT

The rezoning application proposes redevelopment of the YMCA and First Baptist Church sites, as follows: (See plans in Appendix G and statistics in Appendix H.)

YMCA (955 Burrard Street): The revised application requests an increase in maximum allowable floor area on the YMCA property from 19 290 m² (207,648 sq. ft.) to 34 838 m² (375,000 sq. ft.), increasing the maximum floor space ratio on this part of the site from 6.0 to 10.84. It also requests an increase in maximum height from 91.4 m (300 ft.) to 125 m (410 ft.). These zoning changes would accommodate the following development:

- demolition of the existing 9 290 m² (100,000 sq. ft.) building except for the original brick-clad building fronting Burrard Street (22,112 sq. ft.) to a depth of 9.14 m (30 ft.) which is proposed to be designated and rehabilitated, and generate a heritage density bonus;
- construction of a new six-storey YMCA recreational and educational facility of 7 432 m² (80,000 sq. ft.), including 5 378 m² (57,888 sq. ft.) in new construction and 2 054 m² (22,112 sq. ft.), or 28 percent, within the retained heritage building. The new facility will include a pool, gymnasium, racquet courts, health studios, support facilities, and also a licensed Child Day Care Facility, including a family and child development centre, on the fifth and sixth floors; and
- construction of a 44-storey market residential building of 26 477 m² (285,000 sq. ft.) and height of 125 m (410 ft.) at the western end of the site and above the YMCA facility.

First Baptist Church (969 Burrard Street and 1017-1045 Nelson Street): The revised application requests no change in maximum floor area of 18 474 m² (198,860 sq. ft.), or maximum floor space ratio of 3.83 on this part of the site. It also requests an increase in maximum height from 58.0 m (190 ft.) to 75.6 m (248 ft.). These zoning changes would accommodate the following development:

- demolition of 3 buildings providing rental housing (35 dwelling units) at the western end of the site (1021, 1025 and 1045 Nelson Street), with total floor area of approximately 2 230 m² (24,000 sq. ft.);
- construction of a 24-storey market residential building at the western end of the site, with townhouses at grade and replacement rental housing, having total floor area of 13 759 m² (148,108 sq. ft.) and height of 75.6 m (248 ft.);
- construction of a 929 m² (10,000 sq. ft.) ancillary church building adjoining and connected to the existing church, and proposed to be exempt from FSR calculation; and
- a restoration and designation of the interior and heritage-sensitive seismic upgrading of the designated 3 786 m² (40,752 sq. ft.) church building.

DISCUSSION

This rezoning application seeks to accommodate the redevelopment of a prominent institutional site at Nelson and Burrard Streets. While maintaining and enhancing both the First Baptist Church and Downtown YMCA heritage buildings, the application proposes to develop a new YMCA recreational and educational facility to provide improved services and programs, including a child day care facility and complete accessibility. It also proposes to develop two market residential towers on the YMCA and FBC properties in a way which maintains neighbourhood livability while generating some of the funding which the YMCA and FBC require to complete their portion of the proposed redevelopment of these sites.

The application is complex, and the challenge was increased by proposed tower heights which exceed the maximums which staff and Council were initially prepared to consider. The applicant has submitted this more ambitious proposal on the basis of considerable urban design analysis and extensive neighbourhood consultations, both of which they believe support increased building heights.

1. Land Uses: The institutional and residential land uses proposed in this application are supported. The new recreational and educational facility for the YMCA, the ancillary FBC church facility, and two residential towers are land uses which are allowed in this district and therefore no zoning change is required. However, three land use matters must be addressed: the loss of existing rental housing, the development of a "community ministry" building or ancillary church facility for FBC, and the provision of a childcare facility in the YMCA.

1.1 Rental Housing - There are presently 33 market rental dwelling units in three buildings owned by FBC: 10 units at 1021 Nelson and 1023 Nelson (Hobbit House), and 23 units in 1045 Nelson (Rivendell).  These units occupy a gross floor area of 1 858 m² (20,000 sq. ft.). (Note: A floor area of 2 229 m² (24,000 sq. ft.) had been estimated in the staff review of the original application.)

The demolition of rental housing is subject to the provisions of the RM-3, RM-5, RM-5A, RM-5B, RM-5C AND RM-6 Multiple Dwelling Guidelines (Rate of Change /Opinions of Tenants) which seek to maintain an acceptable degree of overall change and require that consideration be given to the opinions of tenants who would be displaced by development. On this basis,
Council previously advised that it was not prepared to consider a rezoning of the site if it did not include replacement of the existing affordable rental housing owned by FBC. It also advised that it was prepared to consider a density bonus for this purpose.

In the revised application, FBC no longer proposes a 3 716 m² (40,000 sq. ft.) building which would combine non-market residential housing and FBC `community ministry'. However, staff believe the Multiple Dwelling (Rate of Change) Guidelines and previous Council advice require that opportunity be retained to explore and ensure appropriate replacement housing on the site. Staff recommend, as a minimum, that the existing rental housing be replaced with an equivalent amount of rental housing, approximately 1 858 m² (20,000 sq. ft.) in gross floor area, with the number of units, their size, design, rents, degree of affordability and tenant selection criteria being subject to staff review at the time a development (DE) application (DE) is in process, and being a condition of DE approval. The review would take into account housing need and the economic viability of the redevelopment. A tenant relocation plan and tenant relocation assistance would also be required at that time.

Staff recommend that these requirements be addressed through a Housing Agreement at DE stage, but that the FBC property be charged in the meantime with a Section 219 no-development covenant (except for any new floor area in ancillary church use). These recommended conditions are set out in Appendix B (c) (iv).

1.2 Ancillary Church Facility - FBC proposes to develop a 929 m² (10,000 sq. ft.) `community ministry' building to supplement existing church ancillary space, and to replace a small amount of space now provided at the western end of the site (in the Hobbit House). In its existing space, FBC operates several community programs including a drop-in centre offering a range of programs (ESL classes, preschool parent/child drop-in, Friday evening meals, youth drop-in centre, community office and Vancouver Christian Counselling Centre).

This floor area cannot be excluded from FSR calculation or given a bonus: it is floor area which is ancillary to Church use and not social and recreational amenity space in multiple dwelling development, and it is not intended to preserve the facility in the public domain and operate it by the City or its delegate. To date, Council has not approved FSR exclusions or bonuses for church-owned and operated facilities providing faith-based services and programs in which general public benefit and accessibility are very difficult to assess and ensure.

Accordingly, with no change in the proposed floor area of the residential tower on the site, and given that the existing church building will be retained, the total floor area on the FBC is ultimately proposed to increase by 929 m² (10,000 sq. ft.) to 19 403 m² (208,860 sq. ft.), or FSR 4.03, but contingent on heritage compensation which would be awarded for conservation work on the FBC building.

However, Social Planning staff noted that FBC offers many worthy services and programs to the community, and advised that there are additional needs in the neighbourhood. Because the FBC redevelopment is a longer-term proposition, there could be opportunity in future to provide a needed neighbourhood facility. Staff therefore recommend that the CD-1 by-law include a provision that the Development Permit Board may approve an FSR exclusion, not exceeding 929 m² (10,000 sq. ft.), or a bonus, for a social service amenity facility subject to its operation as a self-contained facility by a Council-approved non-profit provider of social services which have been identified as a civic priority, and secured in the public domain under terms and conditions to ensure public access.

1.3 Childcare Facility - In a very recent revision to the application, a larger child day care facility has been proposed as part of the new YMCA facility, on the fifth and sixth floors with adjoining outdoor play areas. Floor area of 790 m² (8,500 sq. ft.) would accommodate a 69-space licensed childcare program, additional floor area of 645.7 m² (6,950 sq. ft.) would accommodate a family and child development centre, and 650 m² (7,000 sq. ft.) of immediately adjacent, fenced and equipped outdoor play space would be provided. This proposed facility responds to a significant priority need for additional child day care identified by Social Planning staff, and it responds to staff encouragement to the YMCA given its long history and wide experience in the provision of quality childcare.

Social Planning and Facilities staff advise that the design in general seems to work, however a shortfall in outdoor play space is a concern. It appears that this can be resolved if the licensed preschool program (20 spaces) is relocated from the 6th to the 5th floor where the child development/family centre is presently proposed. The terrace could be designed for use as outdoor space and the footprint of the sixth floor would lend itself to a better interior/exterior design for the infant/toddler and 3- to-5 program. The following table sets out the recommended floor areas for the three elements of the childcare facility.

Figure 2. Recommended Childcare and Family and Child Development Centre Floor Area

	Minimum Indoor (Gross)	Outdoor
49 spaces - infant/toddler and 3-5 (6th floor)	611 m2 ( 6,577 sq. ft.)	561 m2 (6,035 sq. ft.)
20 spaces - pre-school (5th floor)	153 m2 ( 1,651 sq. ft.)	140 m2 (1,507 sq. ft.)
Sub-total (Licensed Facility)	764 m2 ( 8,228 sq. ft.)	701 m2 (7,542 sq. ft.)
Family & Child Development Centre (5th floor)	511 m2 ( 5,500 sq. ft.)
Total	1 275 m2 (13,728 sq. ft.)

Staff also note that the parking requirement for a childcare facility is 1 space for every 8 children and two designated spaces for staff. 10 spaces would be required for this proposal but it is anticipated that there will be opportunity for shared-use parking in the mixed-use development on the YMCA part of the site.

On the basis of a pro forma analysis of the construction and operating costs for the daycare and family and child development centre, staff determined that a bonus of 9 973 m² (107,352 sq. ft.) is sufficient to compensate for capital costs of $6,977,880. The award of bonus will require a lease of the childcare space to the City for the life of the building, with a leaseback to the YMCA. Staff note that the YMCA already provides some affordability in their existing programs. However, because a larger bonus amount can not be accommodated on site, and also because such bonuses can not be transferred off site, no bonus is recommended for the Y's proposed operating and affordability commitment. Nevertheless the City will want to ensure in its agreement with the operator that some affordability is in fact part of the program and that the operator delivers quality licensed early childhood services to the broader community at a cost that does not exceed the city average. The nominal rent which the City would seek in a leaseback arrangement will provide a financial relief in the YMCA childcare operating expenses which can be passed on through more affordable fees.

Staff, therefore, recommend that Child Day Care Facility be listed as a permitted use in the CD-1 by-law, and that it be excluded from FSR calculation. Design development conditions are also recommended, to be addressed at development application (DE) stage for reconfiguring the childcare space as discussed above and to meet the Childcare Design Guidelines (1993). Also recommended is a condition of rezoning approval to conclude a legal agreement for the provision of the proposed facility.

2. Heritage Conservation: The application proposes two heritage conservation commitments: designation and rehabilitation of the original YMCA building fronting Burrard Street, and designation of the interior of the FBC building, with plans for restoration and seismic upgrading of the FBC building through a future Heritage Revitalization Agreement.

2.1 YMCA Heritage Building: The application proposes to retain the 4-storey portion of the YMCA building which fronts Burrard Street, to a depth of 9.14 m (30 ft.) corresponding to the length of the brick cladding and the entry façade, which wraps the building facade around the corner on Barclay Street. (See Statement of Significance in Appendix D.)

The Downtown YMCA building, constructed in 1940 by the prominent local firm of McCarter and Nairne, is a "B" category building on the Vancouver Heritage Register. The building's historic value comes from the "late moderne" style of the façade. It is also a good example of the urban context at that time, being highly visible in a prominent heritage precinct comprised of the St. Andrew's - Wesley United Church, Dal Grauer Substation, The Electra (former BC Hydro Building), and First Baptist Church (all "A" buildings on the VHR and all municipally designated).

The proposal was reviewed by the Vancouver Heritage Advisory Commission on February 23, and June 7, 2004. It was unanimously supported but with a request that further work be made to retain as much as possible of the board-formed concrete façade on Barclay Street. This will occur at the development application stage. (See minutes in Appendix F.)

Staff determined that $4,463,000 is appropriate compensation for designation and conservation of the YMCA heritage building. In this case, staff have departed slightly from the strict application of methodology described in Council's Heritage Policies and Guidelines. Referred to as a Residual Land Value comparison, that methodology compares the value of a site encumbered by the heritage building to its value when unencumbered. This is an effective methodology for capturing all economic hardships related to heritage preservation projects compared to new construction (and these can include: increased construction costs, inferior layouts, reduced marketability of heritage space, reduced development capacity over the whole site, and increased construction costs for new structures due to the constraints of the heritage structure remaining on site).

In the case of the YMCA development proposal, however, the retained heritage structure would occupy a relatively small portion of the development site such that the heritage hardship is limited to an identifiable subset of costs:

· the difference in construction costs (hard and soft) between fixing up the heritage structure versus new construction;
· the inferior layout achieved within the heritage structure versus a new building; and reduced site area for underground parking, thereby necessitating an extra level of parking.

The balance of the site will perform the same whether the heritage building is retained or not. As a consequence, instead of Residual Land Value comparison (which is complex and involves many market assumptions), a derivative of this methodology is undertaken by directly identifying and putting a dollar value on the specific areas where heritage retention costs more. This methodology is informally referred to as a "premium cost calculation". When used in appropriate circumstances it is a simpler, more direct approach. Its most common use in the past has been in the unfortunate circumstance where the only heritage feature being retained is the street façade with a new structure being built behind. It is effective in the present instance because the only difference between the heritage and non-heritage development is the "premium" cost of saving the small original heritage building.

Having established a heritage compensation amount of $4,463,000, this amount was converted to bonus floor area of 8 292 m² (89,260 sq. ft.) which will be made available for transfer off-site in accordance with the Transfer of Density Policy. This conversion was based on the value of off-site floor area at $50/sq. ft., as determined by recent documented sales of heritage density.

2.2 Heritage First Baptist Church: The application proposes the designation of the interior Sanctuary and Narthex spaces and proposes future rehabilitation to the church in the form of seismic upgrading with associated interior restoration. (See Statement of Significance in Appendix E.) This proposal was reviewed by the Vancouver Heritage Advisory Commission on February 23, and June 7, 2004 and unanimously supported. (See minutes in Appendix F.)

The FBC building, constructed in 1911, is in the "A" evaluation category of the Vancouver Heritage Register. The building is a formal example of the early Gothic Revival style, which stands in contrast to the late Gothic style of St. Andrew's - Wesley across the street. A fire gutted the original church in 1930, leaving only the stone walls. The interior was rebuilt in 1932 and has been noted as significant within the City's Heritage Interiors List. The value lies within the layout of the Sanctuary and Narthex with its coffered ceiling, suspended balconies and details through-out.

FBC is already a protected heritage resource and is one of approximately 40 buildings which were designated prior to a time when compensation was a requirement in exchange for designation. However, the current municipal designation applies only to its exterior and structure and it does not protect the interior of the building from changes at the owner's discretion. In addition, full code upgrading, including seismic protection, is not an obligation imposed upon the owner by designation. This remains at the owner's discretion and would only be a requirement if significant changes were contemplated to the building.

City Council has supported compensation for "pre-designated" sites where a "new offering" is made in the form of interior designation with associated seismic up-grading. Christ Church Cathedral is an excellent example of this approach. There, the owners offered to designate the interior of the church and restore/preserve the historic interior elements and carry out seismic up-grading, all in exchange for bonus density which could be sold for transfer off site. City Staff support the same approach with FBC and see it as an important contribution to the overall protection of the City's heritage resources.

The specific fixtures and features to be designated, which would be documented in a photometric record provided by FBC, include the Sanctuary and Narthex rooms with associated features as follows:

· the Narthex with side stairs up to the balcony and the dividing screen to the nave with divided lights and doors;
· the nave with side aisles, structural columns and plaster detailing;
· pews and organ/baptismal screen;
· the "U" shaped upper balcony and pews; and
· coffered and acoustic tiled ceiling and pendant light fixtures.

Compensation for FBC heritage preservation has two components. First, designation of the heritage interiors would support the release of an estimated 5 853 m² (63,000 sq. ft.) of "residual" density on the DD-zoned portion of the site and make it available to the adjacent RM-5B portion. It would also support shifting a portion, 4 645 m² (50,000 sq. ft.), to the YMCA part of the site. The value of this density shift would not obligate FBC to any heritage work, but instead would be in exchange for the designation of the church building interior and in the context of comprehensive development (CD-1) zoning.

Second, FBC intends to pursue the Heritage Revitalization Agreement (HRA) with the City in several years. The HRA would vest bonus density as compensation for the heritage premium costs of seismic up-grading and interior restoration. Normally this would occur at the time of designating the interiors of the church, however these repairs are 5-10 years away, when greater costs can be expected. If bonus density was calculated at current prices and vested on site for future transfer after the work is completed, it would not cover the actual costs at that time. The principles of this approach still meet the intent of providing compensation to pre-designated sites in exchange for interior designation and seismic upgrading, however the "new offering" of interior designation would occur prior to securing compensation for the conservation work and, in that respect, this proposal is unique. Considering the form of development and amount of density which is proposed on the site, staff have established that the future bonus which can be accommodated on the site should not exceed 5 574 m² (60,000 sq. ft.), and the applicant agrees with this.

In summary, staff recommend supporting both heritage proposals. Both efforts will benefit the City, through protection and preservation of these two significant structures.

3. Density: The floor space ratio (FSR) over the entire site is proposed to be increased from 4.7 to 6.65. Maximum permitted floor area would be increased from 37 764 m² (406,504 sq. ft.) to 53 404 m² (574,860 sq. ft.), an increase of 167,352 sq. ft. or 41.2 percent. On the YMCA part of the site, a 75.8 percent increase is requested, and on the FBC part of the site, an increase of 5 percent. (See detailed numbers in Figure 3.)

The proposed density increase originates in two bonuses:

(a) Child Day Care Facility Bonus (YMCA): compensation for the construction and operation of a 69-space daycare and family and child development centre will take the form of a density bonus of 9 973 m² (107,352 sq. ft.), which must be fully utilized on site and cannot be transferred off site; and

(b) Heritage Density Bonus (First Baptist Church): while a bonus for the restoration and heritage-sensitive seismic upgrade of the FBC building will not be determined until some time in the future when FBC is ready to proceed, staff have established that this future bonus should not exceed 5 574 m² (60,000 sq. ft.) and shall remain on the site.

Figure 3: Floor Area

	Allowed	Proposed	Increase
YMCA	19 290 m² (207,648 ft²)	2 054 m² (22,112 ft²) heritage YMCA 5 378 m² (57,888 ft²) new YMCA* 26 477 m² (285,000 ft²) tower 33 909 m² ( 365,000 ft²)	+53 405 m² (157,352 ft²) [+75.8 %]
FBC	18 474 m² (198,860 ft²)	3 786 m² ( 40,752 ft²) existing church 14 688 m² ( 158,108 ft²) tower 929 m² ( 10,000 ft²) church addition 19 403 m² ( 208,860 ft²)	+929 m² (10,000 ft²) [+5.0 %]
Total	37 764 m² ( 406,504 ft²)	53 331 m² ( 573,860 ft²)	+15 640 m² (167,352 ft²) [41.2 %]

* not including Child Day Care Facility, which is excluded from FSR calculation

There are two other significant elements of note:

· Heritage Density Bonus (YMCA): Compensation for heritage designation and rehabilitation of the YMCA building will be 8,292 m² (89,260 sq. ft.), available and proposed for transfer off site in accordance with the Transfer of Density Policy; and

· Density Shift - The application proposes that 4 645 m² (50,000 sq. ft.) be shifted from the FBC part of the site across the lane to the YMCA part of the site, as a result of a business deal between the YMCA and FBC (the YMCA owns some of the property on the FBC site). This re-allocation of density can be considered within a CD-1 site and is supported for the reason that the YMCA part of the site, being wholly within the DD, can accommodate more density than the FBC part of the site.

To implement the proposed density shift at this time, and to account for the fact that heritage rehabilitation on the FBC part will occur later, staff recommend that the maximum floor area on this part of the site be reduced by 4,645 m² (50,000 sq. ft.) to 13 829.1 m² (148,860 sq. ft.). A Heritage Revitalization Agreement (HRA) at a future time, which would award bonus density to the site commensurate with the heritage premium costs associated with seismic up-grading and interior restoration, and not exceeding 5 574 m² (60,000 sq. ft.), would restore the 4 645 m² (50,000 sq. ft.) and provide the additional 929 m² (10,000 sq. ft.) which would be needed to expand church facilities. If any additional bonus density is warranted, it would be available for off-site density transfer in accordance with Council's Transfer of Density Policy.

As a consequence of the foregoing, on the YMCA part of the site, the Child Day Care Facility bonus of 9 973 m² (107,352 sq. ft.) plus the shift of 4 645 m² (50,000 sq. ft.) from FBC will be sufficient to achieve the requested 14 618 m² (157,352 sq. ft.) density increase. On the FBC part of the site, the density will be reduced by 4 645 m² (50,000 sq. ft.) to achieve the shift to YMCA and provision will be made for award of a future heritage density bonus of 5 574 m² (60,000 sq. ft.), thereby restoring the density which was shifted across the lane and achieving the requested 929 m² (10,000 sq. ft.) density increase.

Background Note: The revised application initially proposed that a density increase of 8 454 m² (91,000 sq. ft.), for the replacement YMCA facility which was proposed at that time, be obtained on the basis of the Council resolution approved in November 2001:

THAT Council consider a density increase for that portion of the floor area of the proposed new Downtown YMCA which is to be used as a public recreational facility (and not school and residence or hotel floor area), subject to securing the excluded space in the public domain under terms and conditions to ensure public access, for report back as part of the rezoning referral report.

Staff had proposed that the City follow the precedent of a Council decision involving the YWCA at 530 Hornby Street. In that CD-1 rezoning for "Bentall V" in 1990, a 5 000 m² (53,821 sq. ft.), YWCA was excluded from floor area calculation subject to:

"the site being charged with a Section 215 Covenant and an Option to Purchase in favour of the City to the satisfaction of the Director of Planning and the Director of Legal Services by which:

- the YWCA premises shall become a separate air space parcel;
- the use of the air space parcel shall be restricted to recreational, cultural, educational, public service and charitable uses as the City shall approve and commercial uses shall be prohibited; and
- the City may purchase, for $1.00, the air space parcel if it is not used for the permitted purposes for an extended period (18 months or more)."

A similar rezoning approval condition is not acceptable to the YMCA which prefers that such covenant be removed after 20 years. In view of the 300 and more non-profit organizations in the city with non-profit-owned facilities which could conceivably seek similar concessions, staff do not believe that an exception is warranted. As an alternative to this, staff and the applicant have explored, with the positive results described in this report, the provision of and bonusing for a much-needed child day care facility.

4. Form of Development: Support for increased density on this site depends on the form of development's ability to accommodate that density given the site constraints and surrounding context. In this regard, the principal question raised by the application is how well the form of development, particularly the two towers, achieve urban design fit and neighbourliness. In the final analysis, staff support it except for some concern regarding tower height above the YMCA. The applicant agreed that the tower height of 410 ft. (44 storeys) be reduced to 395 ft. (42 storeys), and due to a reduction in the size of the new YMCA it was subsequently discovered that this could be achieved with no reduction in floor area, and also with a significant and desirable increase in setback from the west property line.

4.1 Form of Development (FBC part of site): Given the longer time-frame for FBC redevelopment, the plans are more conceptual and schematic than they are for redevelopment of the YMCA part of the site. A 2-storey ancillary church building and a 24-storey residential tower are proposed. (See plans in Appendix G and statistics in Appendix H.)

Low-Rise Component: The ancillary church building is to be located between the heritage FBC church building and the residential tower. It is neighbourly in scale to both the on-site and surrounding development, and will be further reviewed and enhanced at the development application (DE) stage. Design and detailing will be required to be compatible but distinct from the style of the heritage building.

Tower Height: The tower height of 248 ft. (24 storeys) is marginally higher than its neighbour across the street, at St. Andrew's - Wesley, which is 233 ft. (22 storeys), but it is compatible in scale. Other towers in the surrounding area include the Century Plaza Hotel (30 storeys), Wall Centre Phase 1 residential tower at 34 storeys (350 ft.) and the Phase II hotel/residential tower on Hornby Street at 46 storeys (450 ft.), the 21-storey Electra (275 ft.) and the 26-storey residential Vancouver Tower on the north side of Barclay Street.

Tower Floorplate Size: The residential tower floorplate is 604 m² (6,500 sq. ft.), which is typical for Downtown South residential towers and is compatible with surrounding development at this location.

Tower Setbacks: The tower is comfortably set back from the westerly neighbour approximately 55 ft., with a landscaped area between, and from the front property line by approximately 20 ft.

Tower Building Character: At this stage of conceptual design no building character is illustrated, but will be refined at the development application stage.

Townhouses: The twelve, 2-storey townhouses facing the street and lane are important, and successful, development components in enhancing the residential quality and scale of new development in this neighbourhood.

4.2 Form of Development (YMCA part of site): (See plans in Appendix G and statistics in Appendix H.)

Heritage Component: The front, brick-clad portion of the existing YMCA, to a depth of 30 ft. from Burrard Street will be retained and restored and contain YMCA offices and related space. It will be appropriately linked by an atrium to the new YMCA. Further review and design development is recommended at DE stage to confirm compatibility with the heritage building and to explore retention or reinterpretation of the board-formed concrete facade on Barclay Street.

New YMCA: The new six-storey facility appropriately presents approximately the same scale to Barclay Street as the existing YMCA.

Residential Tower Height: A 44-storey (410 ft.) residential tower was proposed at the westerly end of the YMCA site, next to and partially above the new YMCA facility. There are no view cones limiting building height on the site, but Council previously agreed to consider the 375 ft. originally proposed. Other tower heights in the neighbourhood include: the Vancouver Tower at 275 ft., the Electra at 275 ft., St. Andrew's - Wesley tower on Nelson Street at 233 ft., Century Plaza at 300 ft., and the Wall Centre towers at 350 and 450 ft. Staff recommend a reduction in height of 2 storeys, from 44 to 42, to improve the height and scale relationship with neighbouring towers. The maximum height would therefore be 395 ft., and the applicant has agreed to this.

Tower Floorplate Size: The residential tower floorplate sizes ranges from 835 m² (8,990 sq. ft.) for the lower 8 storeys, 6,800 sq. ft. for the middle 14-37 storeys, and 483 m² (5,200 sq. ft.) for the uppermost 8 storeys. Typically in Downtown South residential floorplate sizes are limited to approximately 604 m² (6,500 sq. ft.) so as to minimize shadowing and view impacts on adjacent development. Generally, the larger floorplates can be accommodated on this site. However, staff recommend some adjustments to the floorplate sizes and shape, particularly at the lower levels, to improve the relationship with the immediate neighbouring building. The adjustments to the tower massing subsequently proposed by the applicant are supported by staff.

Tower Shadowing: The tower design casts slightly more shadowing than would be expected from a 375 ft. building with a floorplate of 604 m² (6,500 sq. ft.). However, the impact of some additional shadowing cast on the surrounding public realm is not significantly greater than for a 375 ft. building. The tower height also has some impact in the very early morning on Nelson Park. This popular park in a densely populated neighbourhood has many people walking through it to the downtown and bus routes in the early morning, dog owners going to the off-leash area, and parents bringing children to the school.

A detailed assessment of 8 a.m. shadows showed that additional height on both the YMCA and FBC towers does not cause extra shadowing on June 21st. On March 21st and September 21st, there would be some extra shadowing in the southwest part of the park, near Comox and Bute Streets. On December 21st, the assessment showed that the portion of park that is likely to be used for the new children's playground (proposed to replace the current school parking lot) will avoid shadow impact before morning recess. The key shadowing impact is therefore between 7 and 9 a.m. at Equinox, at the southwest corner of the park. Although this will have some impact on the park experience, in staff's judgment it is not of significant magnitude and is not the impact over the course of the morning which had been feared by staff and neighbours.

Private Views: The tower will impact a range of private views from adjacent residential towers, the most adversely affected being the Vancouver Tower to the north. However, the tower does meet the minimum spatial separation distance of 80 ft.

Residential Tower Setbacks and Livability: The middle and upper storeys (levels 9-44) are appropriately set back 40 ft. from the westerly property line and will provide reasonable livability. However, the lower storeys (levels 3-8) are only 18 ft. from the westerly property line, resulting in a spatial separation of approximately 27 ft. between the lower levels of the proposed building and the east face of the adjoining 9-storey apartment building. Staff recommend adjustments to the floorplates in this area to improve livability and neighbourly relationships and the applicant has agreed.

Building Scale Relationship with Neighbourhood: As noted above, this block of Barclay Street includes a variety of residential buildings that range in height from the 26-storey Vancouver Tower to buildings of 2, 3, 5, 6, 7, and 9 storeys. A 44-storey building would be higher than its neighbours. However, with the recommended tower height reduction the building scale relationship with the neighbourhood will be improved.

Building Character: The architectural detail and character has been more highly developed than is the case for most rezonings. It ranges from the solid brick of the YMCA heritage facade to the contrasting, highly glazed new YMCA and residential tower above. Staff are encouraged by the direction and quality of the architectural design which will be finalized at the DE stage.

4.3 Overall Form of Development - Summary: From the outset, principles and considerations of urban design, neighbourhood livability and character raised uncertainty about how much density can be accommodated on the site. It has helped that the applicant undertook a thorough urban design analysis which represents considerable effort to study and address all the urban design and neighbourhood related issues of shadow and view impacts, traffic, parking, urban form, heritage retention, acoustics, pedestrian realm and general livability criteria.

Staff have no major urban form issues with the form of development proposed on the FBC part of the site, south of the lane. However, there are several aspects which will require design development at DE stage, including building character, particularly the tower, and landscape systems.

Staff had some urban form issues with the form of development proposed on the YMCA part of the site, related to the residential tower:

· it is higher by approximately 35 ft. than was originally proposed and reported to Council; and
· the tower floorplate sizes and shape are creating some unneighbourly relationships with its immediate neighbour to the west.

The applicant has since agreed that the proposed tower height of 410 ft. (44 storeys) be reduced by 4.6 m (15 ft.) to 395 ft. (42 storeys). It was subsequently determined that this could be achieved with no reduction in floor area, and as a result of a smaller YMCA, improved floorplates and increased setbacks from the west property line could be achieved.

Prior to the recent modifications of the proposed redevelopment on the YMCA part of the site, the application received the support of the Vancouver Heritage Commission and Urban Design Panel (see minutes in Appendix F).

In conclusion, staff recommend a small reduction in height for the YMCA tower from the proposed 44 storeys to 42 storeys, and adjustments to the floorplate sizes and shape, particularly at the lower levels. This has been discussed with the applicant who is in agreement to these recommendations.

5. Pedestrian and Vehicular Circulation: The proposed pedestrian and vehicular circulation system, in terms of location of points of access and egress, is supported. Also supported are the parking, loading and bicycle parking provisions which, while utilizing relaxation provisions pertaining to mixed-use developments and public uses, generally do not depart from Parking By-law requirements.

Proposed treatment of the lane between the First Baptist Church and the YMCA was a significant feature of the original proposal. At 10 m (33 ft.), this is a standard lane width in the West End but is wider than the 6.1 m (20 ft.) standard found outside the downtown core. The intention was to plan for both vehicular and pedestrian movement in the lane and to upgrade the surface and landscape treatment. The proposal, which extends approximately 2/3 of the lane length, is a preliminary design outlining one upgrade approach and submitted as a means to initiate discussions with City staff on this matter. The applicant acknowledges that any lane treatment must meet engineering requirements for below grade utilities, lane parking, as well as long-term maintenance concerns.

Engineering Services does not support this application while it includes a request to relocate curbing and install street trees in the lane adjacent the site. Staff recommend, and the applicant agrees, that the proposed lane treatment be completely removed from the application (the proposed form of development) and that any alternative lane treatment should be addressed at the development (DE) application stage, and according to normal City processes.

6. Sustainability: The redevelopment of the YMCA and FBC sites will help these important institutions to continue contributing their valuable services to a vital and sustainable downtown community.

The redevelopment is proposed to demonstrate responsible and advanced approaches to sustainable design that are essential to any important development in Vancouver. The City does not yet have comprehensive requirements in regulations or policy regarding sustainable or `green building' development in rezonings. However, the YMCA project has registered with the US Green Building Council and will be seeking LEED certification for both the YMCA and residential building components.

PUBLIC ART

A public art budget will not be required for the reason that the increase in requested floor area, not including on-site heritage bonus floor area, does not reach or exceed the threshold of 15 000 m² (161,463 sq. ft.).

COMMUNITY AMENITY CONTRIBUTION

A Community Amenity Contribution (CAC) is anticipated for any rezoning in the DD which seeks a net increase in total floor area above the maximum permitted by the DD ODP. For this application, all the density increase originates in heritage bonus density and a child day care facility bonus, and so CAC is not appropriate.

DEVELOPMENT COST LEVIES (DCLs)

DCLs will apply to all new construction on the site (payment is a condition of building permit issuance). The city-wide rate for the net increase in developed floor space in residential, commercial and all other uses except industrial and child daycare is $64.58 per m² ($6.00 per sq. ft.). The rate for child daycare is $5.49 per m² ($0.51 per sq. ft.). DCLs do not apply to heritage buildings, social housing, and churches exempt from taxation. The new residential towers on the site, and the new YMCA, would be subject to DCLs.

The YMCA has advised that they will make separate request to City Council that some DCL funds be expended on the proposed childcare facility. This request will be based on the fact that the pro forma submitted for the proposed childcare facility on the site exceeds by $3.5 million the amount which could be bonused, given the density increase requested on the YMCA part of the site and given that a child day care facility bonus cannot be transferred off-site. Such a request will be addressed by staff if and when it is made.

FINANCIAL IMPLICATIONS

Approval of the report recommendations will have no financial implications with respect to City budget, fees, or staffing.

PUBLIC INPUT

Considerable public commentary has been received regarding this application (see detailed review in Appendix F). The majority of comments support the application. Some nearby residents and the West End Residents Association have expressed several concerns about the application. These concerns and the report analysis and/or recommendations which address can be summarized as follows:

1. tower heights will impact Nelson Park with shadowing - the shadow impacts of additional tower heights are limited primarily to the 7 to 9 a.m. period at Equinox, at the southwest corner of the park, and no other significant public realm is affected;

2. parking provision should be moderated through encouragement of alternative modes of transportation - recommended parking by-law requirements will have opportunity for the provision of co-operative parking, and the mixed-use nature of development will provide opportunity for shared-use parking, which will be further explored at DE stage;

3. community benefits will be limited but could include (a) greening of the lane, (b) provision of affordable housing (20%), and (c) sustainable development - staff note that a 69-space childcare facility is now proposed, with associated family and child development centre, with fees not exceeding the city average, and this will be a significant benefit for the neighbourhood; (a) greening of the lane and related non-standard lane treatments is something which will be considered at DE application stage; (b) the existing rental housing at the western end of the FBC part of the site will be replaced by an equivalent floor area of rental housing, for which the City will seek the maximum affordability within the opportunities available at the time of redevelopment; and (c) the applicant will be working with City staff to pursue sustainability measures so as to design and construct green buildings and seek to achieve LEED certification; and

4. proposed towers will impact views - there are no impacts on public views; for most residents, private views would be affected by tower heights developed under existing zoning, and thus the view impacts are limited: the proposed YMCA tower height will affect residents presently residing in buildings exceeding 300 ft., i.e., the Wall Centre towers, and the proposed FBC tower height will affect residents in buildings exceeding 190 ft., which includes most of the surrounding towers. In all cases, however, existing towers have fairly large view cones, and while view impacts can be anticipated to reduce these, the reduction will generally be slight, rather than total. Staff believe that the view impacts are relatively limited, and that many more residents will be able to enjoy views as a result of new development, than will be negatively impacted.

APPLICANT COMMENT

The applicant has been given a copy of this report for review and comments as follows:

1. The following comment has been submitted on behalf of the YMCA of Greater Vancouver:

"Since its establishment in 1886, the YMCA of Greater Vancouver has been one of the Lower Mainland's leading charitable associations, dedicated to the development of people in spirit, mind and body as well as the improvement of local, national and international communities. Our Downtown YMCA opened its doors on Burrard and Barclay Streets in 1941, and it has been an integral part of Vancouver, providing health, recreation, educational and social programming to the downtown community.

"With a new Downtown YMCA, we'll be able continue this tradition while reaching out to even more people, including seniors, youth, families and people with disabilities. It will be a vibrant "centre for healthy living" - a place where children, families and individuals of all ages and backgrounds will come together to create a stronger, healthier community. It will be open to members and the general public and, as is currently the case, we will work hard each year to raise sufficient funds to ensure no one is denied a YMCA experience because of inability to pay.

"The facility will focus on three main areas of YMCA work:

· Health and Wellness Centre: includes a full-size gymnasium, 25-yard pool, whirlpool, two courts, extensive conditioning space with a separate area for women, health studios, therapy areas and changing rooms. Programs for people of all levels of ability will focus on lifetime involvement, active living, and a holistic, preventative approach to health.

· Child Care and Family Development Centre: featuring large indoor and outdoor spaces, the centre will include a leading-edge child care facility for 69 children (infants, toddlers and preschoolers), a resource for the healthy development of children and families, and a volunteer and staff training centre for professional caregivers and advocates.

· Community Learning Centre: multipurpose rooms and community meeting spaces will allow for a variety of uses: seniors' social, physical and educational activities; youth programs such as leadership development, cultural exchanges and global education; health and wellness workshops; employment programs; and community outreach activities. This part of the facility will be available for other community organizations.

"The new Downtown YMCA will provide tremendous benefits to the community, without ongoing capital investment or operational costs to the City. We are actively raising funds for this project through our capital campaign, but we also need additional help from City Council. The City has bonused the Child Care and Family Development Centre with $6.8 million worth of density, which will mainly be used as YMCA floor space, but the cost of the Centre, including operating endowment, is $8.8 million (City staff numbers). Our request to City Council is that they indicate to staff that they are in favour of designating the $2 million of Development Cost Levies generated by the YMCA/Concert project to our Child Care and Family Development Centre.

"With regards to the Child Care and Family Development Centre, there are three other issues in the rezoning report that we need to address and revise:

1) The term of the lease with the City was originally agreed to be for the useful life of the building but is now stated to be for 2,000 years. This would prevent us from regenerating the YMCA in the future as we are trying to do now. We request a reasonable lease term as per our previous discussions with senior City representatives.

2) The proposed lease specifically requires 10 parking spaces at no additional cost. We propose minimal parking but to the satisfaction of the City engineering department based upon time-sharing occupancy.

3) The proposed lease suggests setting the rates of the Child Care services to a cost that does not exceed the City average. The YMCA does run a substantial affordability program in all our 42-day care centres, contributing over $150,000 in individual child subsidies last year alone. We propose to continue offering such a program, although we have not asked for any bonusing for it, based on individual needs and our ability to support individual subsidies."

2. On behalf of the First Baptist Church, Dr. Greg Anderson, Executive Minister, provides the following:

"In regards to the YMCA/FBC rezoning application, we are satisfied with both the city report offered by you in response to our application, and the conversation we had with you and the officials from the Housing Department. Therefore, we have no applicant written comments to make. Thank you for all your attention and hard work on this project."

CONCLUSION

Staff assessment of this application concluded that the proposed increase in density is supported, and the proposed buildings heights and form of development are supported, but with a reduction of 2 storeys in the height of the residential tower on the YMCA part of the site.

The Director of Current Planning recommends that the application be referred to a public hearing, together with a draft CD-1 By-law generally as shown in Appendix A and a recommendation of the Director of Current Planning that it be approved, subject to the conditions of approval listed in Appendix B, including approval in principle of the form of development as shown in revised plans included here as Appendix G.

APPENDIX A

955 and 969 Burrard Street & 1017-1045 Nelson Street
DRAFT CD-1 BY-LAW PROVISIONS

A draft CD-1 By-law will be prepared generally in accordance with the provisions set out below which are subject to change and refinement prior to by-law posting. NOTE: Following further review by the Director of Legal Services, it is possible that two by-laws will be prepared, one for each of the sub-areas shown below.

1. Definitions

Words in this by-law shall have the meaning assigned to them in the Zoning and Development By-law, except as provided below:

Base Surface means the base surface calculated from the official established building grades.

2. Sub-Areas

3. Uses

3.1 The only uses permitted within the outlined area, subject to such conditions as Council may by resolution prescribe, and to the conditions set out in this by-law, and the only uses for which the Director of Planning or Development Permit Board will issue development permits are:

a) Dwelling Units in multiple dwellings;
b) Seniors Supportive or Assisted Housing;

c) Cultural and Recreational Uses, but limited to Community Centre, Fitness Centre and Swimming Pool, and uses similar to these;

d) Institutional Uses, but limited to Child Day Care Facility, School, Church, Social Service Centre, and Special Needs Residential Facility;
e) Service Uses, but limited to School - Arts or Self-Improvement and School - Business; and
f) Accessory Uses customarily ancillary to the above uses, including office, retail, and restaurant.

3.2 Dwelling units in Area A are in an "activity zone" as defined in the Noise Control By-law, and, as a result, are subject to noise from surrounding land uses and street activities at levels permitted in industrial and downtown districts.

4. Floor Area and Density

4.1 The total floor area for all permitted uses must not exceed 365,000 sq. ft. on Area A, and 148,860 sq. ft. on Area B.

4.2 The following shall be included in the computation of floor area:

a) all floors having a minimum ceiling height of 1.2 m, both above and below ground level, to be measured to the extreme outer limits of the building; and
b) stairways, fire escapes, elevator shafts and other features which the Director of Planning considers similar, to be measured by their gross-sectional areas and included in the measurements for each floor at which they are located.

4.3 Computation of floor space ratio must exclude:

a) open residential balconies or sundecks and any other appurtenances which, in the opinion of the Director of Planning, are similar to the foregoing, provided that the total area of all such exclusions does not exceed 8 percent of the residential floor area being provided;
b) patios and roof gardens, provided that the Director of Planning first approves the design of sunroofs and walls;
c) the floors or portions of floors used for off-street parking and loading, the taking on or discharging of passengers, bicycle storage, or uses which, in the opinion of the Director of Planning, are similar to the foregoing, that, for each area, is at or below the base, provided that the maximum exclusion for a parking space does not exceed 7.3 m in length;
d) undeveloped floor area located above the highest storey or half-storey with a ceiling height of less than 1.2 m and to which there is no permanent means of access other than a hatch;
e) residential storage space above or below base surface, except that if the residential storage space above base surface exceeds 3.7 m² per dwelling unit, there will be no exclusion for any of the residential storage space above base surface for that unit;
f) amenity areas accessory to residential use, provided that the total area excluded does not exceed 328 m² (10,000 sq. ft.) in any building;
g) child day care facility; and
h) where a Building Envelope Professional as defined in the Building By-law has recommended exterior walls greater than 152 mm in thickness, the area of the walls exceeding 152 mm, but to a maximum exclusion of 152 mm thickness.

4.4 Computation of floor space ratio may exclude, at the discretion of the Director of Planning or Development Permit Board:

a) enclosed residential balconies, provided that the Director of Planning first considers all applicable policies and guidelines adopted by Council and approves the design of any balcony enclosure subject to the following:

(i) the total area of all open and enclosed balcony or sundeck exclusions does not exceed 8 percent of the residential floor area being provided; and
(ii) no more than 50 percent of the excluded balcony floor area may be enclosed;

b) unenclosed outdoor areas underneath tower building overhangs, provided that the Director of Planning first considers all applicable policies and guidelines adopted by Council and approves the design of any overhangs, provided that the such overhangs are limited to the first 8 storeys, and provided that the total area of all overhang exclusions does not exceed 2 percent of the total floor area being provided.

5. Height

5.1 The maximum building height, measured above the base surface and to the top of the roof slab above the uppermost habitable floor, must not exceed 120.4 m (395 ft.) in Area A and 75.6 m (248 ft) in Area B.

6. Parking, Loading and Bicycle Parking

6.1 Off-street parking, loading and bicycle parking shall be provided, developed and maintained in accordance with the applicable provisions of the Parking By-law, including those for relaxation, exemptions and mixed use reduction, except as follows:

a) dwelling uses shall provide:

(i) for dwelling units up to 80 m² of gross floor area, a minimum of 1 space per 80 m² of gross floor area;
(ii) for dwelling units greater than 80 m² of gross floor area, 1 space per unit plus 1 additional space for each 125 m² of gross floor area in excess of 80 m² except that no more than 2 spaces per unit need be provided; and
(iii) for all dwelling units the maximum permitted parking shall be 0.2 spaces greater than the minimum required.

b) co-operative vehicles and associated parking spaces, to the satisfaction of the Director of Planning and City Engineer, may be substituted for required parking spaces at a 1:3 ratio, up to 1 co-operative vehicle for each 60 dwelling units, rounded to the nearest whole number.

7. Acoustics

7.1 All development permit applications require evidence in the form of a report and recommendations prepared by a person trained in acoustics and current techniques of noise measurement, demonstrating that the noise levels in those portions of dwelling units listed below do not exceed the noise level set opposite such portions. For the purposes of this section, the noise level is the A-weighted 24-hour equivalent (Leq) sound level and is defined simply as noise level in decibels.

Portions of dwelling units	Noise levels (Decibels)
Bedrooms	35
Living, dining, recreation rooms	40
Kitchen, bathrooms, hallways	45

APPENDIX B

955 and 969 Burrard Street & 1017-1045 Nelson Street
PROPOSED CONDITIONS OF APPROVAL

Recommended approval conditions will be prepared generally in accordance with the draft conditions listed below, subject to change and refinement prior to finalization of the agenda for the public hearing.

A. THAT the proposed form of development be approved by Council in principle, generally as prepared by Stantec Architecture Inc. and James KM Cheng Architects, in revised plans stamped "Received Planning Department", December 4, 2003 for the First Baptist Church part of the site and January 5, 2005 for the YMCA part of the site, but not including the proposed lane treatment which is shown, provided that the Director of Planning or the Development Permit Board, as the case may be, may approve alterations to this form of development when approving the detailed scheme of development, as outlined in (B) below.

B. THAT, prior to approval by Council of the form of development, the applicant shall obtain approval of a development application by the Director of Planning or the Development Permit Board, as the case may be, who shall have particular regard to, among other things, the following:

Design Development

(i) design development to refine the YMCA tower floorplate sizes and shape, particularly at the lower levels, to improve the relationships with the neighbouring building;

(ii) design development to the overall YMCA tower character;

Note to Applicant: aspects to review include, among other things: the roof top mechanical, the flat west face, and sculpting of the upper floors.

(iii) design development to the overall YMCA building base;

Note to Applicant: aspects to review include, among other things: the character relationship between the heritage facades and the new building with regards to the Barclay Street elevation.

(iv) design development to the Barclay Street façade of the YMCA building;

Note to Applicant: the designated one storey brick entry pavilion on Barclay Street is to be retained. It must be either retained in site or relocated to an adjacent area and designed into a logical and useful function for the building.

(v) design development to building character of the FBC (First Baptist Church) tower;

Note to Applicant: aspects to review include, among other things; the mechanical penthouse appearance.

(vi) design development to the building character of the FBC street-facing and lane-facing townhouses;

(vii) design development to the character of the FBC ancillary building;

(viii) design development to the FBC landscape areas that face the street and link through to the lane;

(ix) consideration of design development to the lane between the FBC and the YMCA to enhance the landscape features and accommodate both pedestrian and vehicular movement, subject to (xv) below;

Note to Applicant: aspects to review include, among other things, the full length of the lane from Burrard to Thurlow Streets.

Child Day Care Facility

(x) design a licensed 69-space childcare centre, including a family and child development centre, on the 5th and 6th floors of the new YMCA facility, in accordance with the Community Care Facilities requirements and the City's Child Care Design Guidelines (1993) and to the satisfaction of the Director of Social Planning, Facilities Development, and Community Care Facilities Licensing;

Note to Applicant: a shortfall in outdoor play space can be resolved if the preschool program (20 spaces) is relocated from the 6th to the 5th floor where the child development/family centre is presently proposed. The terrace could be designed for use as outdoor space and the footprint of the 6th floor would lend itself to a better interior/exterior design for the infant/toddler and 3-5 program.

Landscape

(xi) provide a legal survey illustrating the following information:

· existing trees 20-cm caliper or greater on the development site; and
· the public realm (property line to curb and including the lane), including existing street trees, street utilities such as lamp posts, fire hydrants, etc. adjacent to the development site;

(xii) provide a Certified Arborist assessment of all existing trees 20-cm caliper or greater located on the development site;

(xiii) all existing trees 20-cm caliper or greater (whether proposed to be removed or retained) must be illustrated (with corresponding notations) on the Landscape Plan;

(xiv) provide new street trees along the frontages of the entire site, including a complete street tree colonnade on Burrard Street. At development application stage new street trees should be noted "Final species, quantity and spacing to the approval of City Engineer and Park Board";

City Lane

(xv) non-standard (special) treatments of the lane surface, installation of trees or lane designs that differ from the City norms, shall first, prior-to inclusion in any development permit application, require an application to the City Engineer. The City Engineer, shall review any such request, giving regard to the anticipated developments, impacts on infrastructure, including increased future maintenance costs, all in consultation with the Director of Planning;

Sustainability

(xvi) the applicant to work with staff to pursue sustainability measures so as to design and construct "green buildings" and to seek the LEED certification;

Crime Prevention Through Environmental Design (CPTED)

(xviii) design development to take into consideration the principles of CPTED (Crime Prevention Through Environmental Design) having particular regard to reducing opportunities for:

· theft in the underground parking areas,
· providing full secure separation for residential uses and parking,
· residential break and enter,
· mischief such as graffiti and alcove areas, and
· increasing the defensibility of the ground level pathway.

AGREEMENTS

C. THAT, prior to enactment of the CD-1 By-law, at no cost to the City, the registered owners shall make arrangements for the following, on terms and conditions satisfactory to the Director of Legal Services:

HERITAGE

(i) the owner of the "B" listed Heritage Register building at 955 Burrard Street shall enter into a Section 219 covenant requiring that the owner enter into the Heritage Revitalization Agreement and associated agreement outlined below prior to issuance of the development permit for the 955 Burrard Street project;

(ii) the owner of the "B" listed Heritage Register building at 955 Burrard Street shall agree to the City designating the Burrard and Barclay Street masonry facades including the one-storey masonry doorway on Barclay and the building itself to a depth of 30 ft (9.14 m) measured from Burrard Street, under Schedule "B" of the Heritage By-law, without further compensation;

(iii) the owner of the municipally-designated "A" Heritage Register building at 969 Burrard Street shall agree to the City designating the Sanctuary and the Narthex of the interior of the building, as documented in a photometric record, under Schedule "B" of the Heritage By-law, without further compensation other than may be provided in a future Heritage Revitalization Agreement referred to in Recommendation F of the Policy Report dated March 3, 2005 concerning seismic upgrading and interior restoration;

HOUSING

(iv) the owner of the municipally-designated "A" Heritage Register building at 969 Burrard Street and the properties at 1017 to 1045 Nelson Street shall grant the City a Section 219 covenant satisfactory to the Directors of the Housing Centre and Legal Services to require that:

a) the redevelopment of the site shall include approximately 1 858 m² (20,000 sq. ft.) gross floor area of replacement rental housing;

b) the number of dwelling units comprising the replacement rental housing and their size, design, rents, degree of affordability and tenant selection criteria shall be as required by the Directors of the Housing Centre and Facilities Design and Management, and shall take into consideration housing need and the economic viability of the redevelopment;

c) the occupant eligibility and monthly rentals for the replacement rental housing and other terms and conditions therefore shall be set out in a housing agreement between the Owner and the City to be made pursuant to section 565.2 of the Vancouver Charter. The housing agreement to be presented to City Council for its approval shall be to the satisfaction of the Directors of the Housing Centre and Legal Services. Prior to issuance of the development permit for the new tower, the housing agreement shall be registered in the Land Title Office with priority over all charges which could defeat or delay its enforcement;

d) this housing shall not be subdivided by strata plan and that the development, building and occupancy permits for the new residential tower shall not be issued ahead of those permits for the replacement rental housing; and

e) a relocation plan for all tenants (defined as any tenant who occupies a residential unit minimally on a month-to-month basis) be prepared, which will record the names of all tenants, a notification plan for advising tenants on the timing of redevelopment and displacement, and a proposal for relocation of all tenants. The plan should include assistance to tenants in finding alternative accommodation and may include offers of financial assistance with relocation costs. All tenants of all existing residential buildings who occupy residential units on a minimum month-to-month tenancy will be informed of the timing for redevelopment, and given adequate notice as required under City by-laws and the Residential Tenancy Act.

CHILDCARE

(v) the owner of the property at 955 Burrard Street (YMCA) shall provide a fully fitted up, furnished and equipped, full-age range daycare facility comprising:

i) 49 spaces for infants and toddlers and 3 to 5 year olds on the 6th floor with indoor area of 611 m² (6,577 sq. ft.) and outdoor area of 561 m² (6,035 sq. ft.);
ii) 20 spaces for pre-schoolers on the 5th floor with indoor area of 153 m² (1,651 sq. ft.) and outdoor area of 140 m² (1,507 sq. ft.); and
(iii) a Family & Child Development Centre on the 5th floor with indoor area of 511 m² (5,500 sq. ft.).

(Note: Floor area for indoor space excludes additional circulation space required to accommodate the elevator, elevator lobbies and emergency exit stairwells, and the outdoor space will be immediately adjacent, fenced and equipped outdoor play space which includes landscaping and grassed areas.)

Both the indoor and outdoor space of the 69-space daycare must meet all community care facilities licensing and Childcare Design Guideline requirements and be satisfactory to the Director of Social Planning and Director of Facilities Design and Management. The owner shall bear all start-up costs.

The operator of the 69-space daycare will deliver quality licensed early childhood services to the broader community at a cost that does not exceed the city average.

The indoor daycare space shall be leased to the City at nominal rent for 2000 years and similarly the outdoor play yard (unless the Director of Legal Services determines that the City should hold it under easement). The daycare space shall bear its own utility costs but it shall not contribute to building operating costs or taxes. The lease shall include at no additional cost the unrestricted use of 10 parking spaces at a location determined by the City. The lease shall be secured by an option to lease. The owner shall have the right to sublease the daycare from the City on the same terms and conditions as the lease. This right shall be secured by an option to sublease. These agreements shall be to the satisfaction of the Directors of Social Planning and Legal Services;

ENGINEERING

(vi) arrangements are to be made to the satisfaction of the General Manager of Engineering Services and the Director of Legal Services for:

a) clarification of charges shown on title (charge summary should be provided) and, if necessary, modification, release, extension or replacement of such charges;
b) consolidation of the lands (3 legal lots) fronting Barclay Street and the lands (9 legal lots) fronting Nelson Street into single parcels will be required prior to issuance of any new development permit for either site;
c) upgrading of the sewer (storm and sanitary) system and water system to meet the demands of this development;

Note to Applicant: The application lacks the detail necessary to determine the extent of upgrading that may be necessary. Further review is required.

d) undergrounding of all new BC Hydro and Telus services to this site from the closest existing suitable service point, including a review of any cabling that may be required to determine impacts on the neighbourhood;
e) provision of a construction management plan, prior-to the issuance of any building permit to construct all or a portion of this development; and
f) clarification of and arrangements for any existing or proposed building encroachments.

SOILS (VANCOUVER CHARTER)

(vii) the property owners shall, as required by the General Manager of Engineering Services and the Director of Legal Services in their discretion, do all things and/or enter into such agreements deemed necessary to fulfill the requirements of Section 571(B) of the Vancouver Charter.

D. THAT, after enactment of the CD-1 By-law and before the earlier of December 6, 2005 or issuance of the development permit, at no cost to the City the registered owner of the "B" listed Heritage Register building at 955 Burrard Street shall:

(i) enter into a Heritage Revitalization Agreement with the City, to:

a) secure the rehabilitation, protection and on-going maintenance and replication of the Burrard and Barclay Street masonry facades including the one-storey masonry doorway on Barclay and the building itself to a depth of 30 ft. (9.14 m) measured from Burrard Street; and
(b) award bonus density of 89,260 sq. ft. for transfer off-site; and

(ii) enter into an associated agreement with the City to secure the timely rehabilitation of the protected heritage facades at 955 Burrard Street, prior to transferring any heritage bonus density off-site, unless the owners secure such rehabilitation work under separate agreement to the satisfaction of the Director of Legal Services, and that the agreements be given priority over all other charges on title, except those already held by the City.

Note: Where the Director of Legal Services deems appropriate, the preceding agreements are to be drawn, not only as personal covenants of the property owner, but also as Covenants pursuant to Section 219 of the Land Title Act.

The preceding agreements are to be registered in the appropriate Land Title Office, with priority over such other liens, charges and encumbrances affecting the subject site as is considered advisable by the Director of Legal Services, and otherwise to the satisfaction of the Director of Legal Services prior to enactment of the by-law; provided however the Director of Legal Services may, in her sole discretion and on terms she considers advisable, accept tendering of the preceding agreements for registration in the appropriate Land Title Office, to the satisfaction of the Director of Legal Services, prior to enactment of the by-law.

The preceding agreements shall provide security to the City including indemnities, warranties, equitable charges, letters of credit and withholding of permits, as deemed necessary by and in a form satisfactory to the Director of Legal Services. The timing of all required payments, if any, shall be determined by the appropriate City official having responsibility for each particular agreement, who may consult other City officials and City Council.

- - - - -

APPENDIX C

PREVIOUS CITY COUNCIL ADVICE

On November 8, 2001, when dealing with the policy report "CD-1 Rezoning of 955 Burrard Street (Downtown YMCA) and 969 Burrard Street & 1017-1045 Nelson Street (First Baptist Church)", dated October 31, 2001, Council approved:

A. THAT Council will consider the application by Davidson Yuen Simpson Architects to rezone 955 Burrard Street (Downtown YMCA) and 969 Burrard Street & 1017-1045 Nelson Street (First Baptist Church) from DD and RM-5B respectively to CD-1, to permit increased density for dwelling and institutional uses, such rezoning may include the following for report back as part of the rezoning referral report:

In regard to the YMCA proposed rezoning:

(a) a bonus for the retention, rehabilitation and designation of the YMCA "B" building, at minimum its original Burrard and Barclay Street facades, in a sympathetic surrounding redevelopment, subject to submission of pro forma analysis, support by the Vancouver Heritage Commission, and a Heritage Revitalization Agreement;

(b) a transfer of density from the two YMCA-owned vacant lots at 1017-1019 Nelson Street on the First Baptist Church development site to the YMCA site at 955 Burrard Street;

(c) an FSR exclusion for that portion of the floor area of the proposed YMCA which is to be used for licensed childcare, subject to the usual City terms and conditions;

In regard to the First Baptist Church proposed rezoning:

(d) a heritage density bonus for the premium cost of seismic upgrading and/or the restoration and designation of the interior of the municipally designated First Baptist Church, subject to submission of a pro forma analysis, taking into account the value of shifting density off the Church footprint, support by the Vancouver Heritage Commission, and a Heritage Revitalization Agreement;

(e) a shift of potential residual density from the municipally designated First Baptist Church footprint at 969 Burrard Street to the adjoining property at 1017-1045 Nelson Street, the residual density amount to be determined through technical check and urban design analysis, and taking account of the heritage density bonus for interior designation and/or seismic upgrading of the church;

(f) a density bonus for the provision of new affordable rental housing, subject to pro forma analysis and a Housing Agreement; and

(g) an FSR exclusion, not exceeding 929 m² (10,000 sq. ft.) normally allowed for ancillary facilities, for the proposed First Baptist Church community ministry building, OR an amenity bonus if it is proposed to be used as a social service amenity facility, subject to its operation as a self-contained facility by a Council-approved non-profit provider of social services, such as youth services, identified as a civic priority, and secured in the public domain under terms and conditions to ensure public access.

B. THAT Council is NOT prepared to consider any rezoning of this site which does not include heritage preservation and enhancement work on the Downtown YMCA ("B") and First Baptist Church ("A") buildings and which does not replace existing affordable rental housing at 1021 to 1045 Nelson Street on the First Baptist Church site.

C. THAT Council is NOT prepared to consider any off-site density transfer, unless it is specifically heritage bonus density and only if the total floor area which can be considered on the site cannot be acceptably accommodated there.

D. THAT Council will consider increases in maximum building height but limited to the discretionary maximum in the DD ODP for the YMCA site and the conditional maximum in the RM-5B District Schedule for the First Baptist Church site.

E. THAT Council will consider a density increase for that portion of the floor area of the proposed new Downtown YMCA which is to be used as a public recreational facility (and not school and residence or hotel floor area), subject to securing the excluded space in the public domain under terms and conditions to ensure public access, for report back as part of the rezoning referral report.

F. THAT Council will consider in-kind as well as cash payment of the required Community Amenity Contributions (CACs), and Development Cost Levy (DCL) relief in lieu of heritage bonus density, through Heritage Revitalization Agreements, for report back as part of the rezoning referral report.

G. THAT Council is NOT prepared to consider the application by Davidson Yuen Simpson Architects to rezone 955 Burrard Street (Downtown YMCA) and 969 Burrard Street & 1017-1045 Nelson Street (First Baptist Church) from DD and RM-5B respectively to CD-1 as currently submitted.

APPENDIX D

HERITAGE VALUE AND PROPOSED CONSERVATION WORK
"B" Heritage Register Building at 955 Burrard Street (Downtown YMCA)

STATEMENT OF SIGNIFICANCE

Prepared by SCOTT BARRETT for Robert Lemon Architect Inc. February 22, 2004

HISTORIC PLACE DESCRIPTION

The downtown YMCA building is located on a prominent corner lot on Burrard Street in Downtown Vancouver. The building is a four storey late Moderne structure with a primary facade and entrance on Burrard Street and a secondary facade on Barclay Street.

HERITAGE VALUE

The heritage value of the YMCA building derives from its prominence along the Burrard Street corridor, and as part of a grouping of other heritage buildings in the area. The collection of heritage buildings, including the YMCA, line Burrard Street which is one of the City's ceremonial streets, and one of the busiest traffic arteries in the downtown. Set close to the street it contributes to the heritage character of Burrard Street and matches the setback, massing and scale of other heritage buildings in the area, including the Dal Grauer Sub-Station, the BC Electric Building, The First Baptist Church, St. Andrew's - Wesley Church and St. Paul's Hospital.

Significant because it is unique in style from the other heritage buildings in the area, it stands out due to its later date and Moderne styling. Designed in a style popular in Vancouver in the decade leading up to the YMCA's construction in 1940, it is expressive of a particular period of the city's history. Simple geometry and strong proportions define the architecture of the building, while strong vertical and horizontal lines, prominent corner bays and regular fenestration create an identifiable character. Built of board formed concrete, markings on the Barclay Street elevation and inside the handball courts bear witness to the method of construction. Although the building was originally to be built entirely of exposed board formed concrete, the Burrard elevation and part of the Barclay elevation is clad in light coloured brick that gives the primary facade a more formal appearance in keeping with the other structures along Burrard Street. Of further value is the association with the building designers McCarter & Nairne, who were prominent local architects and designers of the landmark Marine Building. Later additions were added, but are of less value because they lack prominence, architectural and historical value.

Of great importance is the YMCA's contribution to the community and its long historical presence in Vancouver. Having formed within six months of the incorporation of the City of Vancouver, the YMCA has a long and well-respected history within the City. Of particular importance in relation to the Burrard Street YMCA, is its direct tie the war effort of the Second World War. Not long after the outbreak of war in Europe, the YMCA extended free membership to servicemen for the service of Canadian youth at this time of crisis. Although the War caused a slow in much of the local construction, the YMCA was further motivated to build its long planned Burrard street facility so that they would have the appropriate building facilities to fulfill their promised services during the war. The building was completed in 1941 as a Red Triangle facility under the direction of the YMCA and served not only servicemen moving between postings, but also the local community with fitness, spiritual, and educational opportunities.

The YMCA continues to be valued for its active role in the community, providing employment services, ESL classes and other social services in addition to its fitness, and outreach programs. Having served as the Vancouver YMCA headquarters since opening in 1941, the downtown YMCA is a recognizable and valued landmark for downtown residents.

CHARACTER DEFINING ELEMENTS

The Character-defining Elements of the Burrard Street YMCA include its:

prominent corner location among other heritage buildings,
minimal setback from street,
form, scale and massing,
late Art Moderne architectural style,
prominent corner bays with chamfered shape,
horizontal and vertical lines of brick on Burrard façade,
buff coloured brick cladding on main facade and part of Barclay Street facade with red terracotta tile and grey granite detailing,
regular fenestration,
inscribed cornerstone,
geometric cornice, and
flagpole atop corner bay,

Barclay Street Façade:
tall windows on Barclay Street façade, and
painted board formed concrete on Barclay Street façade

Interior:
reinforced concrete construction,
concrete floor joists with concrete floor slabs,
timber trusses over gymnasium, and
terra cotta floor tiles and tile dado in Burrard Vestibules.

OUTLINE SPECIFICATION (updated July 30, 2004)

As described in the attached drawings [on file], the first structural bay, front entrance projection and facades of the original Burrard fronting Heritage "B" Building will be retained and preserved in situ with the interior spaces and existing structure rehabilitated. The existing concrete wall at the western face of the retained building, exposed by the demolition of the westerly portions of the existing building, will also be retained and rehabilitated to accommodate new program functions and circulation elements. The retained Heritage building will be identifiable and distinctly separated from new YMCA building construction by a multi-story atrium. The one-storey brick entrance return on Barclay will be recorded, dismantled, stored and salvaged for re-installation on site.

Other aspects of the heritage retention include:

Flashing and RWL to be replaced with copper

Brick Masonry/tile trim low pressure water washing and natural bristle brush cleaning repointing with matching mortar

Concrete (lane) clean and repaint

Windows replicate original wood frame multi lite sash; paint in original colour

Doors replicate original wood and glass door frames

Awnings/canopies remove and repair fixture holes, new contemporary steel and glass canopies to be installed to later detail

Signage consider replicating original YMCA sign

Lighting 4 replica exterior light fixtures, 2 @ each Burrard door facade floodlighting

Barclay entrance record, number, salvage and reinstall as per architectural drawings

Interior remove ceiling tiles, expose concrete ribs, clean and patch retain dado tiles and terra cotta floor tiles in Barclay vestibules

Salvage potential for gymnasium flooring to be reused as flooring or ceiling finish

Other heritage interpretation of history of YMCA

memory wall/donors wall/old plaques etc.

APPENDIX E

HERITAGE VALUE AND PROPOSED CONSERVATION WORK
`A' Heritage Register Building at 969 Burrard Street (First Baptist Church)

STATEMENT OF SIGNIFICANCE

Prepared By: SCOTT BARRETT for Robert Lemon Architect Inc.
February 22, 2004

HISTORIC PLACE DESCRIPTION

The First Baptist Church is built in the Gothic Revival style and is located at the corner of Burrard and Nelson Streets in the downtown of Vancouver. Two storeys in height, the building's main facade faces onto Nelson Street and has a landmark befry at the corner; a three storey wing faces Burrard Street.

HERITAGE VALUE

The First Baptist Church is valued for its architecture and landmark status among the grouping of important heritage buildings on Burrard Street. The collection of heritage buildings, including the Church, line Burrard Street which is one of the City's ceremonial streets, and one of the busiest traffic arteries in the downtown. Set close to the street it contributes to the heritage character of Burrard Street and matches the setback, massing and scale of other heritage buildings in the area, including the Dal Grauer Sub-Station, the BC Electric Building, The YMCA, St. Andrew's - Wesley Church and St. Paul's Hospital. The building is also valued as one of Vancouver's oldest churches and one of the oldest buildings in the area.

Completed in 1911, the Gothic Revival styling is significant for its rarity and fine detailing. Paired with the adjacent St. Andrews Wesley Church, the building forms part of distinctive grouping of religious architecture immediately recognizable from the street. Built by Toronto architects Burke, Horwood and White, they are noted for designing of the Hudson's Bay buildings in Vancouver, Victoria and Calgary, Vancouver's Mount Pleasant Baptist Church, and several important commissions in Toronto. Additionally, the building is particularly noted for it interior, built 20 years after the completion of the building due to a fire that destroyed the interior and roof, but left the masonry structure intact. Although stylistically different from the exterior, the interior is an excellent example of Arts and Crafts detailing in an ecclesiastical space, and is regarded as one of the finest church interiors in the city.

The church is also a strong symbol of the longevity and history of the Baptist Church in Vancouver and remains valued by its congregation as a welcoming place of worship in the busy downtown core. As the main Baptist Church in the city, its stone walls and fine interior create a sanctuary of calm and solemnity amongst its formal interior layout.

CHARACTER DEFINING ELEMENTS

The Character-defining Elements of the First Baptist Church include its:

prominent corner location,
form, scale and massing,
L-shaped plan,
belry tower,
Gothic Revival styling,
masonry construction with granite cladding,
fenestration with religious inspiration including grouped and pointed arch lancet windows,
stained glass windows with white glass cross in central lancet window in Nelson Street façade,
inscribed corner stone,
fenced corner courtyard facing both Nelson and Burrard Streets, and
facades facing onto both Nelson and Burrard Streets.

Interior:

Narthex with side stairs up to balcony and dividing screen to nave with divided lights,
repetitive bays divided by structural columns topped by ionic capitols with pointed arches facing into nave,
open nave with two aisles between pews on main level,
side aisles,
coffered segmented arch ceiling with rosettes between coffers,
decorated panels in ceiling coffers,
corbelling where ceiling meets columns,
large inset arch and organ casing in oak with screen and metal organ pipes behind altar,
choir pews at altar,
u-shaped balcony,
inset and carved ornamental panels in railings on balcony,
oak pews and wood detailing,
original pendant lamps hanging at regular intervals from boxed beams in ceiling, and
original carillon and belfry mechanism.

APPENDIX F

COMMENTS FROM THE PUBLIC, VANCOUVER HERITAGE COMMISSION AND
URBAN DESIGN PANEL

PUBLIC CONSULTATION: The applicant team undertook an extensive program of public consultation in the 3 months prior to submission of a rezoning application, as follows:

1. YMCA Members Open House (October 8, 2003) - Approximately 100 people attended. 73 signed in and 16 completed questionnaires. The majority were supportive of the concept of a new YMCA facility with a residential tower on the site, along with the retention of the heritage façade and blending it with the new YMCA. Most comments pertained to issues of program spaces, traffic and parking, and concerns regarding the closure of the YMCA during construction of the new facility.

2. Stakeholders Meetings and Contact - Throughout September and October 2003, the YMCA/FBC Strategic Alliance contacted several community stakeholders and resident groups to discuss the revised rezoning application. Meetings were sought with all of the stakeholders listed below, and three meetings occurred with those with dates indicated.

Strata Council for 1042 Nelson (October 27, 2003)
Strata Council for 1070 Nelson Street
Strata Council for 1060 Barclay Street
The Mole Hill Community Housing Society (October 28)
West End Residents Association (October 28)
West End Business Association
Downtown Business Improvement Association
Downtown Vancouver Association
Lord Roberts School Parents Advisory Committee
Lord Roberts Annex Parents Advisory Committee
King George School Parents Advisory Committee

3. YMCA/FBC Strategic Alliance Open House (November 4, 2003) - After an extensive neighbourhood notification process, the Open House was attended by approximately 90 people. Of those, 84 people signed in and 29 filled out questionnaires.

· Of the 29 people that filled out questionnaires, 18 were in strong support, 3 were split (liked the YMCA development but opposed to the FBC proposal), 3 required further clarification and 1 was opposed.
· All those in support were enthusiastic about the proposed new YMCA facility and supportive of its design and the location of the tower.
· The respondent opposed to the proposal had concerns over a loss of sunlight and increased shadowing on his residence.
· A number of respondents were split in their response, excited about the new YMCA development but opposed or unsure about the church's proposal.

The applicant team has been diligent in seeking input and addressing concerns raised by local residents in regards to issues of traffic, parking, loss of sunlight and increased shadowing. Public input received at the Open Houses and subsequent meeting was considered by the applicant in the preparation of revised plans.

PUBLIC INPUT: 1,187 notification letters, dated January 14, 2004, were mailed to 2,434 surrounding property owners (1,222 multiple property owners and 10 business groups). Four rezoning information signs were installed on January 16, 2004. In response to notification, considerable public comment was received, the majority in support of the proposed rezoning:

· 595 form letters of support, primarily from YMCA members;
· 81 letters of support (many of them form letters with additional comments appended or revised form letters), primarily from YMCA members but individual letters were also received from Marketplace IGA (909 Burrard Street) and Providence Health Care (St. Paul's Hospital at 1081 Burrard Street) and Senator A. Raynell Andreychuk (past National President of YMCA and past International Vice-President of YMCA);
· 2 letters of non support, one expressing concern about the loss of heritage buildings (!) and the other expressing concern about loss of service/maintenance staff at the YMCA;
· 20 e-mails in support, primarily from YMCA members but including one from the Board of Gordon Neighbourhood House and one from a neighbour at 1042 Nelson Street; and
· 5 e-mails from nearby residents expressing non-support: 2 concerned with the height of the towers, 1 concerned about the appearance of the towers, 1 concerned about view impacts, 1 with several concerns (height, views, traffic congestion, demand on parks and other services, overcrowding, sunlight impact, construction congestion and noise, and sense of community), and 1 from the West End Residents Association (WERA).

WERA has shown sustained interest in the application and has commented in a way which encompasses many of the concerns raised by nearby residents, and for this reason the comments are reproduced here. Staff comment follows:

"The mandate of the West End Residents Association is to improve and maintain the quality of life in the West End. We believe that addressing environmental impacts and minimizing social inequity in our neighbourhood will further this goal. As such, it is our responsibility to ensure that those projects, both city and private enterprise driven, utilize policies that at best improve the quality of life in the West End or at the very least maintain it. We believe that both the YMCA and First Baptist Church are also driven by their mandates to improve the quality of life in the communities in which they reside. As such WERA has the following comments to make in response to the rezoning application of the YMCA and First Baptist Church.

"With respect to the YMCA's proposal, there are two areas that we find problematic. The obvious is the proposed height of the building. This building is being built on the west side of Burrard Street in the West End, in an area where many buildings are under 6 storeys. Vancouver is a city that values its hours of sunshine especially in the winter and this is most evident in the downtown where most city dwellers live in small units with limited light. Nelson Park is also located in the vicinity of this proposed redevelopment. A public space that receives a lot of light is a rare find indeed, and is priceless for its ability to offer an hour or a moment of sunshine. We would like the building's height revisited so that it at no time interferes with the amount of light Nelson Park currently receives. We consider sunlight in the downtown core, priceless.

"Secondly, the amount of parking provided and what that implies, is of great concern to West Enders. We think that some progressive policy should be in place, whereby new developments encourage alternative modes of transportation. The number of parking stalls available should be scaled down considerably. Parking spaces could be set aside for some sort of shared vehicle organization, (such as the non-profit auto co-operative network), thereby encouraging a shared vehicle mindset. We need to be proactive and looking to the future. We feel that both these organizations (the YMCA and First Baptist Church) with their commitment to community could do no less to mitigate the negative effects additional cars will have on our community.

"Finally, we ask, what do these two towers offer to our community? Both these organizations' primary reason for building these residential towers is for monetary reasons, not to improve the community. As such, we have two conditions we would like the city to attach to both projects to offset the negative effects two such towers will have on our community.

"One of our conditions is a commitment to the greening of the laneway to better the environment and to make it both safer and more pleasant for pedestrians. West Enders use the laneways as travel methods, we find them quieter and usually less trafficked. In an inner core urban community where green space is limited and cars command space, we see an opportunity to take back some space that will give West Enders the sense of quiet streets and those back yards that suburbia so enjoys. This is an opportunity, since both developments are adjacent to each other and control the majority of the laneway, to provide pleasant entranceways to both buildings, discourage speeding and through traffic and therefore provide for a safer and more pleasant space for West Enders to traverse through. Economical methods could be applied to greatly enhance the laneway. The Mole Hill housing project is an excellent model to use as a resource for this positive contribution to our community.

"Our second condition is the dedication of a percentage of the residential units towards affordable housing. Our neighbourhood is becoming more and more out of reach for families, seniors and singles on limited incomes. Ideally, we would like to see at least 20% of the housing be dedicated to affordable housing and therefore help maintain the West End's unique mix of all ages and incomes.

"We also hope that both redevelopments consider and utilize "green building" designs to address the ever-growing concern of sustainability. If not such organizations as these, that pride themselves on their commitment to community, then who will champion such admirable causes as sustainability, environmental protection and improvement of community quality of life? It is our hope that these redevelopments not only consider our requests but work with us towards a better community. Both the YMCA and First Baptist Church are known for their high values and as such we are confident that we will receive a positive response to our recommendations."

WERA's concerns might be summarized as follows:

1. building height will impact Nelson Park with shadowing;
2. parking provision should be moderated through encouragement of alternative modes of transportation;
3. community benefits will be limited but could be enhanced through (a) greening of the lane, and (b) provision of affordable housing (20%), and (c) sustainable development.

All of these concerns are addressed in the report. In summary:

1. the shadow impacts of additional tower heights are limited primarily to the 7 to 9 a.m. period at Equinox, at the southwest corner of the park;

2. recommended parking by-law requirements will have opportunity for the provision of co-operative parking, and the mixed-use nature of development on both parts of the site will provide opportunity for shared-use parking, which will be further explored at DE stage;

3. the provision of a 69-space childcare facility, with associated family and child development centre, with fees not exceeding the city average, will be a significant benefit for the neighbourhood;

a) a greening of the lane and related non-standard lane treatments is something which will be considered at DE application stage, through normal City process;

b) the existing rental housing at the western end of the FBC part of the site will be replaced by an equivalent floor area of rental housing, for which the City will seek the maximum affordability within the opportunities available at the time of redevelopment; and

c) the applicant will be working with City staff to pursue sustainability measures so as to design and construct green buildings and seek to achieve LEED certification.

Communications from other nearby residents have raised further concern about the impact of tower heights on private views. (Staff note there are no impacts on public views.) For most of these residents, private views would be affected by tower heights developed under existing zoning. The view impacts are thus limited: the proposed YMCA tower height will affect residents presently residing in buildings exceeding 300 ft., i.e., the Wall Centre towers, and the proposed FBC tower height will affect residents in buildings exceeding 190 ft., which includes most of the surrounding towers. In all cases, existing towers have fairly large view cones, and view impacts can be anticipated to reduce these, sometimes only slightly, rather than remove them entirely. Staff believe that the view impacts are relatively limited, and that many more residents will be able to enjoy views as a result of new development, than will be negatively impacted.

VANCOUVER HERITAGE COMMISSION: Excerpt from the minutes of the February 23, 2004 meeting:

Issues:
i) review SOS for YMCA and FBC;
ii) conservation approach for YMCA;
iii) confirm VHC views on west tower location for YMCA;
iv) loss of buildings, not listed on VHR on FBC site; and
v) notion of awarding bonus density at some later date, through HRA process for FBC.

The Chair introduced the project which had been before the Commission on September 8, 2003, as a rezoning inquiry, and reviewed a resolution approved by the Commission at that time.

Staff, along with the applicants, reviewed the project and responded to questions relating to the YMCA tower, the atrium, options for retaining part of the building on Barclay, and options to designate the interior of First Baptist Church without risking restriction from future funding or incentives.

RESOLVED

THAT the Vancouver Heritage Commission supports the rezoning application for 955 Burrard Street with the following comments:

· support for west tower option;
· support for the proposed conservation approach to the existing YMCA;
· support for a value of bonus density, providing that it be commensurate to the final proposal of heritage retention; and
· support for a stronger separation between the existing YMCA and the proposed building to the west through possible changes to the atrium.

FURTHER THAT the Vancouver Heritage Commission recommends that the application retain an association with the existing YMCA (Barclay Street façade) and the proposed building to the west of it, including incorporating a vestige of the entrance.

CARRIED UNANIMOUSLY

RESOLVED

THAT the Vancouver Heritage Commission supports in principle the negotiations for 969 Burrard Street, between staff and the applicant, for the transfer of residual density and the potential for bonus density for future interior designation;

FURTHER THAT the applicant reappear before the Commission to present further information within 45 days.

CARRIED UNANIMOUSLY

Excerpt from the minutes of the June 07, 2004 meeting:

Issues:
i) revised/expanded SOSs for YMCA and First Baptist Church
ii) conservation approach for YMCA
Staff distributed a letter from Paul Willis, First Baptist Church, dated May 26, 2004 (on file).

Staff, along with the Applicant, reviewed the project and responded to questions relating to the YMCA site: concrete planters, facades, windows, atrium design, and accessibility. The applicant stressed the importance of open visibility to the YMCA from Barclay Street.

RESOLVED

THAT the Vancouver Heritage Commission supports the proposal relating to the First Baptist Church at 969 Burrard Street as presented at the June 7, 2004 meeting of the Commission and in the letter presented to the Commission dated May 26, 2004.

CARRIED UNANIMOUSLY

RESOLVED

THAT the Vancouver Heritage Commission (VHC) supports in principle the proposal relating to the YMCA at 955 Burrard Street as presented at the June 7, 2004 VHC meeting and recognizes the importance of the transparencies being sought to emphasize programming at the YMCA; noting, however, there are two exceptions to this support:

a) the Barclay Street facade is a significant heritage feature and every effort should be made to retain as much as possible of the board form wall; and
b) the brick Barclay Street entrance should be retained and be kept facing Barclay Street.

CARRIED

URBAN DESIGN PANEL: Excerpt from the minutes of February 18, 2004:

EVALUATION: SUPPORT (7-1)

Introduction: Jonathan Barrett, Development Planner, presented this rezoning application. The project was seen by the Panel in a Workshop in October 2003. The Panel is requested to consider the proposed form of development, Council having indicated support for the general planning strategy, the densities, usages and heritage density transfer. Mr. Barrett briefly reviewed the site context and the proposed development. The application for rezoning is for two adjacent sites (the YMCA site and the First Baptist Church site).

The urban design criteria to be considered are:

- legibility - how it fits into the city fabric;
- heritage, public and private views;
- relationship between the proposed buildings;
- shadowing on open space;
- built form and scale relationships;
- built form and character formation;
- liveability relationships; and
- function, quality and character of pedestrian access systems and servicing.

Mr. Barrett briefly reviewed the Panel's comments at the previous Workshop discussion of this proposal. The advice of the Panel is sought on the following:

YMCA site:
- tower height and location, referencing shadows, views and scale relationship in the neighbourhood;
- floorplate - its general shape and size;
- accommodation of the heritage component on Burrard Street;
- building character directions and intentions; and
- landscape systems.

First Baptist Church site:
- relationship of the proposed form, both within the site and with the neighbours;
- building height and shadow impacts; and
- landscape system.

If this proposal is supported at the public hearing the Panel will be requested to review the project at the development application stage, which will likely be two separate applications.

Applicant's Opening Comments: Alan Endall, Architect, reviewed the response to the Panel's previous comments and described the design rationale. He asked for the Panel's support not only for the overall form of development but also a clear direction on the tower height, floorplate size, and density. James Cheng, Architect for the First Baptist Church site, noted there is a forecourt at the corner of Nelson and Burrard which was the starting point to repeat the scale of Nelson Street. He described the proposal for the church site and Peter Kreuk described the landscape systems. The applicant team responded to questions from the Panel.

Panel's Comments: The Panel strongly supported this application and thought it was progressing well since the last review.

The Panel strongly supported the location of the YMCA tower and generally thought the site could support the floorplates indicated. The Panel also supported the placement of the tower on the First Baptist Church site.

Comments/advice with respect to the YMCA tower included the following:

- tower height strongly supported and several Panel members thought it could be higher;
- the tower belongs to the ceremonial scale of Burrard Street rather than the West End;
- the tower needs to "embrace the ground" at its base on the lane and Barclay Street;
- design development is needed to the top to conclude it in a more satisfying way;
- the flat west façade gives the appearance of the back of the building;
- question whether this tower should be subordinate to the Wall Centre;
- strongly urge that the tower meet the High Building standards - the Panel expects considerable design development and will hold it to the highest level of design excellence;
- the upper floors could take some sculpting; maybe reconsider the elevators, perhaps reducing them on the upper floor and having banks of elevators which do not all extend to the full 44 floors; and
- the height is appropriate in relation to Wall Centre and Electra.

One Panel member found the tower too big because, being set back from Burrard Street, it impinges too much of the smaller scale of the West End.

Integration of the heritage component:

- headed in the right direction;
- like the way the YMCA building is handled in the way the glass adjacent is celebrating the heritage character of the Y;
- some concern that it creates a sense of a modern monolith overwhelming the scale of the smaller building;
- acknowledge the successful resolution of dealing with the functional requirements of the YMCA;
- commend the early involvement of the heritage consultant;
- there could be a contemporary element on the front of the building which would bring the scope of the project through to Burrard Street at the pedestrian level - possibly incorporating modern canopies;
- entry canopies should be included off the lane;
- the climbing wall needs more breathing space around it;
- the top of the atrium is unresolved and needs some design development; and
- there needs to be a strong gesture to detailing and materials on the Burrard façade, otherwise the expression of the elegant elements shown will be lost.

With respect to the lane, the Panel urged that the treatment of the lane be extended to the end of the block to make a better connection to the park.

The Panel generally found it difficult to comment on the First Baptist Church site, given this project is much less well developed than the neighbouring site. However, the location and height of the tower were strongly supported and several Panel members thought it could be slimmer and higher as opposed to relating it to the Vancouver tower. One Panel member strongly recommended improving the overlook by carefully addressing the appearance of the mechanical and including roof landscaping. Two Panel members commented on the church courtyard but had differing opinions as to whether it should be conceived as one space or broken up, as proposed.

The Panel urged that at the next stage of development these projects should have a very strong commitment to sustainability. A project of this size needs to be to at least LEED silver standard. There was also a recommendation to include a sky garden somewhere in the building.

One Panel member was concerned about the loss of the YMCA accommodation and questioned whether opportunities for retaining it, either on this site or elsewhere, could be explored.

The Panel noted that this application has benefited considerably from being reviewed first in a workshop and stressed it is an important component of the review process for large, important sites such as this. The applicant team was commended for the excellent quality presentation and very comprehensive analysis of the design rationale which the Panel found very convincing. A few Panel members, however, expressed some discomfort with reviewing and voting on two distinct projects that are being presented in very different forms and level of development.

APPENDIX G

PLANS (TOTAL 18 PAGES - UNDER `PDF' FILES)  LINK TO APPENDIX G

APPENDIX H

Applicant and Property Information

Street Address	955 Burrard Street	969 Burrard St. and 1017-1045 Nelson St.
Legal Description	Lots C and 4, Blk 7, DL 185, Pln 92	Lots 13 to 18, Blk 7, DL 185, Pln 92
Site Area	3 215.1 m² (34,608 sq. ft.)	4 819.3 m² (51,876 sq. ft.)
Property Owner	YMCA	First Baptist Church
Applicant	Stantec
Developer	Concert Properties	n/a

Development Statistics: YMCA (955 Burrard Street)

	Existing Zoning	Proposed	Recommended
Land Uses	Residential and institutional	Residential and institutional	As proposed
Floor Area Institutional Residential Total	207,648 sq. ft.	80,000 sq. ft. 285,000 sq. ft. 365,000 sq. ft.	As proposed
Density	6.0	10.6	As proposed
Maximum Height	91.44 m (300 ft.) (450 ft. discretionary)	125 m (410 ft.)	120.4 m (395 ft.)
Parking, Loading, and Bicycle Parking		As per By-law	As per By-law

Development Statistics: FBC (969 Burrard Street and 1017-1045 Nelson St.)

	Existing Zoning	Proposed	Recommended
Land Uses	Residential and Institutional	Residential and Institutional	As proposed
Floor Area		40,752 sq. ft.	40,752 sq. ft.
Institutional		FSR exempt	10,000 sq. ft.
Residential		158,108 sq. ft.	158,108 sq. ft.
Total	198,860 sq. ft.	198,860 sq. ft.	208,860 sq. ft. (of which 60,000 sq. ft. depends upon future heritage bonus density)
Density	3.83	3.83	4.03
Maximum Height	18.3 m (60 ft.) (190 ft. conditional)	75.6 m (248 ft.)	75.6 m (248 ft.)
Parking, Loading, and Bicycle Parking		As per By-law	As per By-law

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