SUPPORTS ITEM NO. 2
P&E COMMITTEE AGENDA
JULY 20, 1995
POLICY REPORT
BUILDING AND DEVELOPMENT
Date: June 6, 1995
Dept. File No. RGL
TO: Vancouver City Council
FROM: Associate Director of Planning - Land Use and Development
SUBJECT: Eligibility for Heritage Density Bonus -
1482-1490 West Broadway (the Dick Building)
RECOMMENDATION
THAT Council alter its policy concerning heritage density bonuses
so that the building at 1482-1490 West Broadway (the Dick
Building), listed on the Vancouver Heritage Register in the A
category and municipally designated, be eligible for consideration
for a heritage density bonus, subject to the Transfer of Density
Policy.
GENERAL MANAGER'S COMMENTS
The General Manager of Community Services RECOMMENDS approval of
the foregoing.
COUNCIL POLICY
The Heritage Policies and Guidelines (adopted by Council May 13 and
September 23, 1986 and reaffirmed April 18, 1991) outline a procedure to
be followed in applying the heritage bonus provision as permitted in
certain zones in the Central Area. All Category A buildings on the
Vancouver Heritage Register [formerly the Inventory] are automatically
eligible for consideration. However, the heritage bonus policy does not
include the C-3A District7 Schedule.
The Transfer of Density Policy and Procedure was adopted on January 25,
1983 and amended on December 8, 1994. It sets out the procedure for
rezoning applications which achieve heritage preservation. Heritage
sites in the C-3A District Schedule are eligible to transfer density
anywhere within and between sites in the Central Area as set out in the
policy. Buildings in the A category on the Vancouver Heritage Register
are automatically eligible for consideration.
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PURPOSE
This report seeks Council's approval to consider a heritage density
bonus for the rehabilitation of the Dick Building, noting that it is
already protected by heritage designation and is located outside the
zones where such bonuses are permitted. This is the first instance
where the owner of a heritage building has applied for a bonus for
preservation after it has been protected through designation.
BACKGROUND
The Dick Building at 1482-1490 West Broadway is located at the south
east corner of Broadway and Granville Streets. The site is zoned C-3A,
which has a conditional maximum FSR of 3.0. The Dick Building occupies
the full site and is developed to about 3.0 FSR. The building is listed
on the Vancouver Heritage Register in the A category and was municipally
designated in 1986. The City sold the building last year and the new
owner wishes to rehabilitate the building to meet building and seismic
code requirements. They also plan to upgrade and restore the exterior
of the building. To help with the rehabilitation costs, the owner
wishes the site to be considered for a heritage density bonus to be
transferred off the site through a rezoning process.
[location map leave about 4 " here]
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DISCUSSION
The Building
The Dick Building was built in 1929. It is an excellent example of the
Commercial Gothic style of architecture. The building has three storeys
and a partial basement. The architects, Townley and Matheson, were a
notable firm in Vancouver, who also designed Vancouver City Hall. The
interior office is virtually intact from the late 1920s and would be
worthy of retention. Contextually, the building is important as it has
a landmark presence at the corner of Broadway and Granville. The
existing corner sign, from the former Pitman College tenant, contributes
to the landmark value of the building.
Proposed Rehabilitation
The building is in good shape and retains most of its original windows
and architectural features, although it does not meet current code
requirements for exiting, access or seismic resistance. The building
will continue to be used for retail at grade and commercial offices on
the upper floors. An elevator will be added in the interior.
Alterations to the storefronts and signage over the years have
compromised the architectural value of the building. However, there is
sufficient archival material to illustrate the level of restoration
which is proposed to make the building a premier heritage landmark.
There are no parking or loading facilities at present and none are
proposed.
The new owner of the Dick Building is willing to retain the landmark
Pitman sign on the building. The sign is still owned by Pitman College,
who may be willing to leave it in place if the letters were changed to
reflect a new tenant.
Heritage Density Bonus
The primary issue in this report is whether this building should be
eligible for a heritage density bonus. There are two reasons why
Council's direction is sought:
- the building is located in a zone which does not have a heritage
bonus provision;
- the building is already protected through heritage designation.
While the heritage density bonus mechanism has been used in recent years
to assist in upgrading buildings for which designation is achieved
voluntarily, this is the first instance where an already designated
building has sought a density bonus (i.e., post-designation
compensation). There are about 30 designated buildings in Vancouver
which have not been rehabilitated, some of which may similarly seek a
heritage bonus to offset building rehabilitation costs.
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Nonetheless, there are reasons why staff are supportive of the Dick
Building being eligible for a heritage bonus which would be transferred
elsewhere:
1. the building is a highly rated A building on the Vancouver Heritage
Register and is of landmark importance;
2. the building was owned by the City when it was designated and be
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3. the building fully utilizes the site density;
4. any bonus density will be related to the restoration of heritage
features;
5. Council has indicated a willingness to consider a heritage bonus
for the Stanley Theatre which is also located in the
C-3A District, although the theatre is not yet designated.
Transfer of Density
Should Council determine that the Dick Building is eligible for a
heritage density bonus, the applicant will be submitting a rezoning
application to establish and then transfer the heritage bonus density to
other site(s), consistent with the Transfer of Density Policy. The size
of the bonus and the approval for rezoning would be the subject of a
further report to Council.
Comments of the Vancouver Heritage Commission
The Vancouver Heritage Commission considered the request for a heritage
density bonus at their meeting of June 12, 1995. Their comments and
resolution will be forwarded, by way of memo, to Council for
consideration with this report.
CONCLUSION
Staff believe that the Dick Building has a significant landmark presence
in the City and therefore warrants assistance, through a heritage
density bonus, with its rehabilitation. While the building is already
protected, through designation, this should not preclude it from being
considered for assistance with its upgrading.
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