POLICY REPORT
DEVELOPMENT AND BUILDING
Date: July 12, 1996
Dept. File No. 96014 LC
TO: Vancouver City Council
FROM: Director of Land Use and Development
SUBJECT: Proposed Rezoning of 2750 Granville Street
(Stanley Theatre)
RECOMMENDATIONS
A. THAT the application by the Stanley Theatre Society to rezone
the site at 2750 Granville Street [Lots 3-5, Block 391, DL
526, Plan 991] from C-3A Commercial District to CD-1
Comprehensive Development District to provide a heritage
density bonus available for a density transfer for the
retention of the existing Stanley Theatre be referred to a
Public Hearing, together with:
(i) plans received July 12, 1996;
(ii) draft CD-1 By-law provisions, generally as contained in
Appendix A; and
(iii) the recommendation of the Director of Land Use and
Development to approve the application, subject to
conditions contained in Appendix B;
B. THAT a by-law to designate the Stanley Theatre building (2750
Granville Street) as protected heritage property, and provide
for its addition to Schedule "A" of the Heritage By-law, be
referred to a Public Hearing; and
C. FURTHER THAT the Director of Legal Services be instructed to
prepare the necessary by-laws for consideration at the Public
Hearing, including a consequential amendment to the Sign
By-law to establish sign regulations for this CD-1 in
accordance with Schedule "B" (C-3A) and an amendment to
Schedule "A" of the Heritage By-law.
GENERAL MANAGER'S COMMENTS
The General Manager of Community Services RECOMMENDS approval of the
foregoing.
COUNCIL POLICY
Relevant Council policies for this site include:
Transfer of Density Policy and Procedure (adopted January 25, 1985)
makes provision for the transfer of density from heritage sites to
aid in their preservation.
Heritage Policies and Guidelines (adopted May 13th and September 23,
1986) require that legal designation be a prerequisite to accepting
certain bonuses and incentives.
- On January 19, 1995, Council approved that:
(a) the heritage bonus provisions of the Heritage Policies and
Guidelines be extended to the Stanley Theatre site at 2750
Granville Street;
(b) approval of any heritage bonus for the Stanley Theatre be
contingent upon the designation of the building as protected
heritage property, noting that preservation of certain features
of the interior of the building are eligible for bonusing if
they are restored, visible and listed as part of the
designation; and
(c) the Arts Club of Vancouver Society and Vancouver TheatreSports
League be advised to submit a rezoning application for the
Stanley Theatre site for the purposes of:
preserving the building as a theatre venue; and seeking a
transfer of density to other sites, consistent with the
Transfer of Density Policy and Procedure, of an amount of
density not to exceed 4 087.6 m2 (44,000 sq. ft.).
PURPOSE AND SUMMARY
This rezoning application is a consequence of a proposal to preserve,
restore and designate the Stanley Theatre at 2750 Granville Street (see
map next page). The proposed rezoning would preserve the building,
which is listed as an 'A' category building on the Vancouver Heritage
Register, as a venue for two live theatres and would permit a density of
4.53 FSR (3.00 FSR permitted under C-3A and 1.53 FSR heritage bonus
density), providing 4 087.6 m2 (44,000 sq. ft.) of allowable density
avail- able for future sale and transfer. This approach is similar to
that used for the former B.C. Hydro building at 970 Burrard Street and
the former Vancouver Public Library Main Branch building at 750 Burrard
Street.
Staff support this application as the proposed rezoning would promote
the preservation and re-use of a landmark building which has been highly
rated for its architectural merit and its cultural value as one of the
last big screen movie houses in the City, and would retain the building
as a cultural and entertainment resource. Staff recommend that the
application be referred to a Public Hearing, with a recommendation that
it be approved subject to conditions.
MAP GOES HERE
DISCUSSION
Transfer of Density: This rezoning is proposed to allow a transfer of
density which would assist in the preservation and restoration of the
Stanley Theatre. The application is unusual as a result of the low
floor space ratio (FSR) of the Stanley Theatre relative to the high cost
of the land, combined with the high cost of restoration of the building
for cultural use. Real Estate Services has determined that for the
project to be economically viable all of the density otherwise permitted
under C-3A zoning (3.00 FSR) plus an additional 1.53 FSR should be made
available for sale for transfer away from the site.
On January 19, 1995, Council resolved that the building is eligible for
a heritage density bonus and could seek a transfer of density of up to 4
087.6 m2 (44,000 sq. ft.), which is the total 4.53 FSR as supported by
Real Estate Services. The transferable density would be available for
transfer to one or more recipient site(s) within the Central Area,
noting that the Development Permit Board now has the authority to permit
up to a 10 percent increase in density on sites receiving heritage
density.
Planning staff note that while this is an unusual case which would
permit the transfer of all the allowable density plus a bonus from a
heritage donor site, the rezoning is nevertheless supported because the
Stanley Theatre is considered a significant and well-loved heritage
landmark and the economics require the proposed amount of transferable
density.
A condition of rezoning approval (Appendix B) is also recommended,
limiting the maximum density on the site to 1.81 FSR, in the event that
the building is destroyed.
Heritage Designation: Staff recommend the Stanley Theatre building be
designated as a condition of rezoning approval. For additional
information on heritage designation, refer to Appendix C.
CONCLUSION
Staff support the proposed rezoning of the Stanley Theatre to provide a
heritage bonus that may be transferred away from the site as it will
promote the preservation of a landmark heritage building. Staff further
recommend that the Stanley Theatre building be designated as a condition
of rezoning.
Staff recommend that the rezoning application be referred to a Public
Hearing with a recommendation from the Director of Land Use and
Development to approve it, subject to draft CD-1 By-law provisions
generally as shown in Appendix A, and to proposed conditions of approval
as listed in Appendix B.
* * * * *
APPENDIX A
DRAFT CD-1 BY-LAW PROVISIONS
2750 Granville Street
Uses
Theatre.
Restaurant - Class 1.
Accessory Uses customarily ancillary to the above uses.
Floor Space Ratio
The maximum floor space ratio will be 4.53, generally based
on the calculation provisions of the C-3A District Schedule.
Height
The maximum height will be 12.9 m (42 ft.).
Off-street Parking, Loading and Bicycle Parking
Off-street parking, loading and bicycle spaces must be
provided, developed and maintained in accordance with the
Parking By-law, except that the building existing on the
site as of (date of enactment) will not require provision of
any parking, loading or bicycle spaces.
APPENDIX B
PROPOSED CONDITIONS OF APPROVAL
(2750 Granville Street)
(a) THAT the proposed form of development for 2750 Granville
Street (Stanley Theatre) be approved by Council in
principle, generally as prepared by Waisman Dewar Grout
Carter Inc. Architects/Planners, and stamped "Received City
of Vancouver Planning Department, July 12, 1996".
(b) THAT prior to enactment of the CD-1 By-law, and at no cost
to the City, the registered owner shall:
(i) execute a legal agreement satisfactory to the
Director of Planning and the Director of Legal
Services, limiting development on the site to a
maximum of 1.81 FSR as defined in the CD-1 By-law;
(ii) execute a legal agreement satisfactory to the
Director of Legal Services, to provide that the
density bonus of 4 087.6 m2 (44,000 sq. ft.) shall
accrue entirely to the Stanley Theatre Society; and
(iii) designate the building at 2750 Granville Street
(Stanley Theatre) under Schedule 'A' of the City s
Heritage By-law, including those interior fixtures
and features as determined by the Director of
Planning and the Stanley sign and marquee.
[NOTE: Prior to enactment of the CD-1 By-law, the
registered property owner will provide a letter
waiving future compensation demands for this
designation.]
APPENDIX C
Page 1 of 3
ADDITIONAL INFORMATION
Site and Surrounding Area: The site at 2750 Granville Street
includes three legal parcels with a total area of 903 m2
(9,720 sq. ft.), and is located on the east side of Granville
Street between West 11th and 12th Avenues. The site is zoned
C-3A which permits a maximum height of 9.2 m (30 ft.) and an FSR
of 3.00. The existing building has a density of 1.57 FSR.
The area to the north, south and west of the site along Granville
Street is zoned C-3A. The majority of buildings range from one
to three storeys in height and include retail, office and service
uses. Areas to the east and west of the Granville Street
corridor are zoned RM-3 and developed with low- and high-rise
multiple dwellings.
Background: The Stanley Theatre building was constructed as a
movie theatre in 1930. In the Spring of 1991, the owner, Famous
Players (now Paramount) put the building up for sale. Shortly
thereafter the City received a proposal to convert the building
to retail use. Although Council endorsed the proposed change of
use, the proposal did not proceed and the building has been
vacant since the theatre was closed in October, 1991. Since
1993, staff have been dealing with proposals by the Arts Club
Theatre and Vancouver TheatreSports, two non-profit
organizations, to reuse the Stanley Theatre for live theatre
productions. In January 1995, Council approved incentives for
preserving the building which included a heritage density bonus,
density transfer and a capital grant of $100,000.
Proposed Development: The applicant has received a development
permit to convert the movie theatre into two live theatres and a
restaurant. The majority of the main floor space will be for the
Arts Club Theatre s Revue Theatre, with the remainder of the main
floor being used for a lobby and a coffee bar. The TheatreSports
space will be upstairs. The building s FSR will increase to 1.81
due to the addition of floor area on the mezzanine level. Parking
and loading requirements have been relaxed because the existing
building, which covers 100 percent of the site, provides no
on-site parking. A height relaxation was requested on
July 12, 1996 to allow a building height of up to 12.9 m (42 ft.)
to permit the addition of a fly tower above the existing stage.
APPENDIX C
Page 2 of 3
Heritage Designation: Staff recommend, as a condition of
rezoning approval, that the Stanley Theatre building be
designated under the City s Heritage By-law. As a result of
recently enacted provincial legislation and amendments to the
Vancouver Charter, it is now necessary to hold a Public Hearing
for any heritage building proposed to be designated. The
legislation also requires staff to include the appropriate
assessment of the building in terms of heritage value,
compatibility of conservation with lawful uses, condition and
economic viability of the property, and the need for financial and other support for conservation.
(a) Heritage Value: The Stanley Theatre was built in 1930 for
the Granville Theatre Company and is one of the City's
landmark buildings. Designed by architect H. H. Simmonds,
the Stanley is regarded as a very good example of the Art
Deco style. Although the theatre was originally built as a
neighbourhood theatre, in later years it developed into a
regional theatre, drawing patrons from throughout the
Vancouver region. It is listed in the A evaluation
category on the Vancouver Heritage Register, rating highly
for its architectural merit and its cultural value as a big
screen movie house in the city.
The building's heritage value is evident in both its
exterior and interior finishes and detailing. Evidence of
Mission and Moorish design motifs are visible in the arches
and central tower which embellish the facade. The arch
motif is repeated along the walls within the theatre and in
the foyer. Art Deco ornamentation is continued in the
illuminated ceiling dome, with incised geometric detailing,
and the gilded shells, containing recessed lights, which
extend along the walls above the arches within the theatre.
Protection of the interior features will make the Stanley
Theatre the first designated heritage interior in Vancouver.
Other notable features of the building are the vertical
"Stanley" sign added in 1940 and the addition of the current
marquee in the 1950s.
(b) Compatibility of Conservation with Lawful Uses: The
proposed uses of theatre and restaurant - Class 1 are
consistent with the uses permitted in the C-3A District and
a Development Permit (No. DP217712) has been approved for
the uses in this proposal.
APPENDIX C
Page 3 of 3
(c) Condition and Economic Viability: The building is in good
condition considering that it has been vacant for about five
years. The work approved in the Development Permit will
restore the building facade (retaining the Stanley sign
and marquee) and upgrade the building for the two-theatre
usage with related seismic, mechanical, elevator and
acoustical upgrading, while retaining many original
decorative features of the interior. The theatre use is
economically viable with the proposed density bonus, the
City s capital grant of $100,000 and a contribution of
$2.6 Million from the Canada/B.C. Infrastructure Works
Program.
(d) Support Required to Ensure Conservation: The requested
bonus density of 4 087.6 m2 (44,000 sq. ft.) would
compensate for heritage restoration and designation of the
existing building and, according to the Manager of Real
Estate Services, can be justified by the development
economics. Staff recommend, as a condition of rezoning
approval, that the bonus density be dedicated to the Stanley
Theatre Society, who will be undertaking the restoration of
the building, instead of the property owner, Paramount
Communications. The property owner is agreeable tothis
condition, and ultimately, the property will be owned by the
Society. The owner has also agreed that, in exchange for
designation, the FSR bonus is considered to be full and fair
compensation. The letter waiving further compensation is to
be submitted to the Director of Legal Services, prior to
enactment of the CD-1 By-law, if the rezoning application is
approved at Public Hearing.
Social and Environmental Implications: There are no implications
with respect to the Vancouver Children's Policy or Statement of
Children's Entitlements. The proposed rezoning neither
contributes to nor detracts from the objective of reducing
atmospheric pollution.
APPENDIX D
COMMENTS FROM THE PUBLIC, REVIEWING AGENCIES, AND THE APPLICANT
Public Input: On May 23, 1996, staff mailed a notification
letter to 217 surrounding property owners. An information sign
was installed on the site on June 3, 1996. Residents and nearby
property owners have telephoned (2 calls), written (2 letters) or
visited (3 visitors) staff at City Hall with questions about the
application. The major question has been related to
clarification about the transfer of density, such as the where
the density may be transferred. One resident was concerned about
a loss of safety due to increased traffic, parking and street
people in the area.
General Manager of Engineering Services Comments: The General
Manager of Engineering Services has no objections to the proposed
rezoning.
Applicant's Comments:
The applicant agrees with the contents of this report.
"The Stanley Theatre Society, the applicant, is structured so
that its members will be representatives of the Arts Club and
Vancouver TheatreSports League, both not-for-profit societies.
The Arts Club, which was formed in l964, operated three stages
for approximately eight years, losing its original site on
Seymour Street in 1991 when the building was demolished for
development. The Stanley Theatre site allows the Arts Club to
again operate three stages. The Stanley stage will offer a
unique venue which will establish a high calibre "Broadway West"
ambience in Vancouver - presenting musicals, comedies, mysteries
and popular works originating on Broadway and in London's West
End, highlighted by premieres from world class Canadian talents.
The Vancouver TheatreSports League has been a prominent presence
in the theatre community since its inception in l980. The
organization is dedicated to the growth and exploration of
exceptional improv-based work for the purpose of challenging and
inspiring the community. TheatreSports activities include school
tours, workshops, benefits and corporate events, as well as
operating a theatre 52 weeks a year. Through these activities
the organization is directly exposed to over 150,000 people per
year.
The Stanley Theatre represents a very important factor to the
survival of the Vancouver TheatreSports League. After losing its
home, in the heart of the Robson Street district due to high
overhead, the Stanley Theatre will become an affordable and
unique venue, as TheatreSports' new home."
APPENDIX F
APPLICANT AND PROPERTY OWNER INFORMATION
APPLICATION BY Stanley Theatre Society
PLANS BY Waisman Dewar Grout Carter Inc.
Architects/Planners
PROPERTY OWNER Paramount Communications (Canada) Limited
DEVELOPER Stanley Theatre Society
SITE INFORMATION AND STATISTICS
STREET ADDRESS 2750 Granville Street
LEGAL DESCRIPTION Lots 3-5, Bl 391, DL 526, Pl 991
SITE AREA 903 m2 (9,720 sq.ft.)
WIDTH 24.7 m (81 ft.)
DEPTH 36.6 m (120 ft.)
DEVELOPMENT STATISTICS
DEVELOPMENT PROPOSED
PERMITTED UNDER DEVELOPMENT
EXISTING C-3A ZONING
MAXIMUM FLOOR SPACE 3.00 Stanley Theatre:
RATIO 1.81
Available for
transfer: 4.53
MAXIMUM HEIGHT 9.2 m (30 ft.) 12.9 m (42 ft.)
PARKING AND LOADING 53 parking spaces 0 spaces
and l loading space