ADMINISTRATIVE REPORT
Date: Apr. 25, 1996
Dept. File No. GMcG
TO: Vancouver City Council
FROM: Director of Land Use and Development
SUBJECT: Heritage Designation and Floor Space Increase
- 1200 Homer Street (DE 400266)
RECOMMENDATION
A. THAT the former "Murchies Building", located at 1200 Homer
Street, listed on the Vancouver Heritage Register in the "B"
evaluation category, be designated as a Protected Heritage
Property;
FURTHER THAT, Council support a residential floor space
increase from 3.0 FSR to 5.10 FSR, as proposed in Development
Application DE400266;
B. THAT the Director of Legal Services bring forward for
enactment an amendment to the Heritage By-law.
GENERAL MANAGER'S COMMENTS
The General Manager of Community Services notes that this report
proposes a residential floor space increase without the normal
accompanying economic analysis because:
1. no floor area is being added to the existing building; and
2. the proposed project does not exceed the maximum total FSR
permitted for this site.
The General Manager of Community Services RECOMMENDS approval of A
& B.
COUNCIL POLICY
Under Section 3.2.6 of the Zoning and Development By-law, the
Development Permit Board or the Director of Planning, may relax
regulations for heritage conservation.
Council policy on heritage designation states, in part, that:
legal designation will be a prerequisite to accepting certain
bonuses and incentives; and
where the floor space increase being considered is more than 10%
greater than the maximum permitted under the zoning, prior Council
approval is required.
PURPOSE
This report seeks Council support for a residential floor space increase
in exchange for the rehabilitation and designation of the building as a
protected heritage property.
BACKGROUND
The Director of Land Use and Development is prepared to approve
Development Application DE400266, subject to various conditions being
met. Two conditions are: Council approve the residential floor space
increase; and the designation of the heritage building.
DISCUSSION
Heritage Value
This heritage building, known as both the Murchie's Building and the
Grey Block, has six above-grade storeys at Homer Street and a basement
level accessible from the Hamilton Street dock. It was constructed in
1912 and is a good example of an early 20th Century commercial
warehouse. The building is listed in the "B" evaluation category on the
Vancouver Heritage Register and is an integral part of both the Hamilton
and Homer streetscapes. The notable features on the building include a
large cornice and concrete pilasters.
Compatibility with Planning Objectives
The site is a double-fronting corner lot abutting Hamilton, Davie and
Homer Streets in the HA-3, Yaletown Historic Area (see map Appendix A).
The intent of the HA-3 District Schedule is, in part, to "...encourage
the conversion and renovation of existing warehouse buildings ... and to
introduce more activity-oriented uses into the area". Development
Application DE400266 submitted for this site is consistent with this
intent because it proposes to convert this existing warehouse building
to commercial uses at grade and market dwelling units above.
Zoning Considerations
The proposed development conforms with the total floor space ratio
permitted in the HA-3 District, which shall not exceed the greater of 5
FSR or that existing on June 10, 1986. However, the applicant is
requesting a 70% increase to the 3.00 FSR maximum residential floor
space permitted in the HA-3 District.
Below is a comparison of the permitted, existing and proposed floor
space:
PERMITTED EXISTING PROPOSED
FSR AREA FSR AREA FSR AREA
Residential 3.0 2 508 m2 - - 5.10 4 269 m2
(27,000 sq. (45,948 sq.
ft.) ft.)
Commercial 2.0 1 672 m2 5 029 m2 0.91 760 m2
(18,000 (54,129 sq. (8,181 sq.
sq.ft.) ft.) ft.)
TOTAL 5.0 5,029 m2 6.01 5 029 m2 6.01 5 029 m2
or (54,129 sq. (54,129 sq. (54,129 sq
FSR ft.) ft.) ft.)
of
exis
t.bl
dg.
The Director of Land Use and Development is able to relax the
residential floor space regulation by way of Section 3.2.6 of the Zoning
and Development By-law after obtaining Council approval. Planning staff
recommend the approval of the residential floor space increase for the
following reasons:
- all of the residential floor area will be accommodated within the
existing building;
- no new floorspace is being added to the existing building;
- the maximum permitted FSR for this site is not being exceeded;
- there is no physical impact on the surrounding neighbours; and
- the proposed increase will secure the rehabilitation, designation and
long-term protection of the heritage building.
The proposed development also requires a relaxation to the Parking
By-Law to allow garage access from Davie Street. The Director of Land
Use and Development is able and prepared to grant this relaxation.
The Vancouver Heritage Commission reviewed the proposal on August 21 and
on September 18, 1995 and supported the residential floor space increase
in exchange for the designation of the building.
Condition and Economic Viability
The rehabilitation work proposed includes: repairing and cleaning the
three facades; replacing the existing windows with windows that will
increase the liveability of the proposed residential units;
and upgrading the building to conform to the Building By-law (e.g.
seismic upgrading). The existing Mainland Street dock paving will be
retained and refurbished and a new dock canopy will be constructed in
keeping with historic canopies in the district.
The applicant is satisfied that the retention, rehabilitation and
designation of the building would be economically viable if the proposed
relaxations are approved. (Note: A formal economic analysis by staff
has not been done. See General Manager's Comments on Page 1).
Support Required to Enable Conservation
The applicant has submitted a letter (on file with the Law Department)
accepting the relaxation to be granted under Development Application
DE400266 as just and fair compensation for the designation of 1200 Homer
Street and waiving any future compensation demands. Therefore, no
further support to achieve appropriate conservation of this building
will be required.
Notification
The Director of Legal Services has prepared the necessary Heritage
By-law amendments and the requirements for notification, as specified by
the Vancouver Charter, have been met.
CONCLUSION
The proposed redevelopment of 1200 Homer Street offers an opportunity to
retain, rehabilitate and designate a heritage building in exchange for a
residential floor space increase. The designation of the building will
ensure that it is protected from inappropriate alterations or demolition
in the future. Therefore, staff recommend that Council amend Schedule A
of the Heritage By-law to designate 1200 Homer Street as a protected
heritage property and support the requested residential floor space
increase.
* * *
General Manager Report dated:April 25, 1996
Author:
Date: Phone: IRTS Number
This report has been Concurring Departments
prepared in consultation
with the departments listed Law Department - B. Porter to
the right, and they
concur with its contents.
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