POLICY REPORT
BUILDING AND STRUCTURE
Date: April 4, 1996
Dept. File No. RGL
TO: Vancouver City Council
FROM: Director of Land Use and Development
SUBJECT: Heritage Designation and Bonus for 1228 Richards Street -
former Canadian Linen Supply Building
RECOMMENDATION
A. THAT Council support a heritage floor space relaxation of 3
312 m2 (35,650 sq. ft.), representing (1.25 FSR), as proposed
in Development Application DE400814 and a relaxation of the
retail floor space to 2 787 m2 (30,000 sq. ft.);
B. THAT Council support a Heritage Revitalization Agreement to
allow the heritage relaxations and a development limitation
covenant to preserve the density bonus for transfer off-site;
C. THAT the Director of Legal Services bring forth the by-law to
authorize the Heritage Revitalization Agreement.
GENERAL MANAGER'S COMMENTS
The General Manager of Community Services RECOMMENDS approval of A, B
and C.
COUNCIL POLICY
The Transfer of Density Policy and Procedure allows for the transfer of
density from heritage sites in the Central Area.
PURPOSE
The purpose of this report is to seek Council's support for a Heritage
Revitalization Agreement (HRA) to secure the conservation and protection
of the former Canadian Linen Supply Building.
BACKGROUND
The former Canadian Linen Supply Building is located at the corner of
Richards and Davie Streets in Downtown South (see map below). DE400814
has been submitted by Stuart Howard Architects on behalf of Lintall
Properties Ltd.
Map 4 1/2 inches
Constructed in 1928-29, the building was designed in the Art Deco style
by architects Townley and Matheson. Alterations and additions were made
in 1947 and 1974.
On June 20, 1995, Council passed the following resolution:
"THAT the former Canadian Linen Co. Building at 1200 Richards
Street, listed on the Vancouver Heritage Register in the B
category, be eligible for a heritage density bonus to be used on
site or transferred elsewhere, subject to the Transfer of Density
Policy and rezoning."
The new owner submitted preliminary development application DE400814 in
January 1996 to retain the building and rehabilitate it as a food retail
facility and develop a 29-storey apartment building beside it. On March
11, the Development Permit Board granted preliminary approval to the
project, as submitted, at a density and with a building form approvable
under the current DD zoning.
To assist with the rehabilitation of the heritage building, the
applicant has requested a heritage density bonus of 1.25 FSR beyond the
site's allowable density, but which would not be used on-site. It would
be "banked" on-site until sold and transferred elsewhere, consistent
with the Transfer of Density Policy. This bonus density is the subject
of the request for Council's approval.
DISCUSSION
Heritage Density Bonus
The bonus amount of 3 312 m2 (35,650 sq.ft.) is to compensate the owner
for the costs of retaining and upgrading the heritage building. In
return, the building will become a protected heritage property. The
Manager of Real Estate has reviewed the applicant's pro forma and
concluded that the bonus amount is justified.
Transfer of Density Policy
The Transfer of Density Policy requires rezoning of a heritage site to
CD-1 to reduce the site's density to that of the existing building. The
remaining density is available for sale and is frozen by a development
limitation covenant until it is sold. When all the density is sold, the
covenant is cancelled and the heritage site remains zoned CD-1 with the
permitted density being that of the existing building.
The Canadian Linen Co. application is unusual in that its rehabilitation
and the new tower could be approved under the current zoning. It is
only the heritage bonus density that would be added to the site. Once
the bonus floor space is sold, the site would remain at the density of
the DD zone.
For this reason, staff note there is merit in using a covenant to freeze
the bonus density on-site (without rezoning), because the development
proposal will use, on-site, all the density available under the current
ODP. In this case, a covenant, without site rezoning, will meet the
intent of the Transfer of Density Policy.
Heritage Revitalization Agreement
The HRA recommended to Council would achieve the following: protect the
building, including its restoration and continued maintenance; confirm
the retail area relaxation and establish the bonus density of 1.25 FSR
for future sale and transfer. The agreement would also permit the City
to install a bronze heritage plaque on the building.
The HRA provides protection equal to that of designation and will be
considered at a Public Hearing, after the requisite notification is met.
Notification
As part of the development review process, Planning staff sent
notification letters to the neighbours. The primary concern of the
neighbours, who responded and who spoke at the Development Permit Board
meeting, was the presence of yet another residential high-rise in the
area. They also objected to their views being obstructed.
Consent to Designation
The owner has agreed that the heritage bonus requested is adequate
compensation for the protection of the building as a heritage property
and a letter to that effect is on file with the Law Department.
Comments of the VHC
The Vancouver Heritage Commission passed the following resolutions at
their February 6, 1996 meeting:
"THAT the Vancouver Heritage Commission commends the applicant for
the retention and designation of the Canadian Linen Co. Building.
AND THAT the Vancouver Heritage Commission supports the application
as presented."
CONCLUSION
The proposed Heritage Revitalization Agreement would enable an important
heritage building to be preserved, restored and maintained, in exchange
for a corresponding heritage density bonus. A development limitation
covenant would bestow the density bonus and limit its use to sale and
transfer off-site, consistent with the Transfer of Density Policy and
Procedure.
* * * * *
General Mgr./Dept. Head: Report dated: April 4, 1996
Author: RGL\GMG
Date: Phone: 7582 IRTS Number: CC96089
This report has been Concurring Departments
prepared in consultation Joe Stubbs - Law Department
with the departments listed
to the right, and they
Bruce Maitland _ Real Estate concur with its contents.
LEMR\023-1444.cov