LATE DISTRIBUTION
FOR COUNCIL, MARCH 25, 1997
P3
POLICY REPORT
DEVELOPMENT AND BUILDING
Date: March 10, 1997
Dept. File No. JOB
C.C. File: 5304-1
TO: Vancouver City Council
FROM: Director of Central Area Planning
SUBJECT: Proposed Rezoning of 1410 Granville Street
RECOMMENDATION
THAT the application by Architectura Waisman Dewar Grout Carter
Inc., in association with Arthur Erickson, to rezone 1410 Granville
Street (Lot 2, Blk 123, DL 541) from BC Place/Expo District (BCPED)
to CD-1 Comprehensive Development District be referred to a Public
Hearing, together with:
(i) plans received August 16, 1996;
(ii) draft CD-1 by-law provisions generally as contained in
Appendix A; and
(iii) the recommendation of the Director of Central Area
Planning to approve the application,
subject to conditions of approval contained in Appendix B;
and
FURTHER THAT the application by the Director of Land Use and
Development to amend the Sign By-law to establish regulations for
this CD-1 in accordance with Schedule "B" (DD) also be referred to
Public Hearing along with the recommendation of the Director of
Planning to approve the application;
AND FURTHER THAT the Director of Legal Services be instructed to
prepare the necessary by-laws for consideration at Public Hearing
including consequential amendments to the False Creek North
Official Development Plan (FCN ODP), generally as presented in
Appendix C.
GENERAL MANAGER'S COMMENTS
The General Manager of Community Services RECOMMENDS approval of
the foregoing.
COUNCIL POLICY
In March 1996 Council approved the following:
"THAT a City-owned site at the corner of Pacific and Granville
Streets be withheld from disposal or alternate use for a period of
up to three years, and subject to the Dance Foundation (Vancouver
Dance Centre) fulfilling the conditions outlined in the
Administrative Report dated March 21, 1996, to the satisfaction of
the City Manager, Council approve in principle a lease of the
subject site to the Dance Foundation and recommend to the Council
of the day that this lease be provided for a term of 60 years at a
nominal rate ($1)."
PURPOSE AND SUMMARY
This report assesses a rezoning application by Architectura Waisman
Dewar Grout Carter Inc., in association with Arthur Erickson, for 1410
Granville Street to rezone the site from BCPED (BC Place/Expo District)
to CD-1 (Comprehensive Development District).
The proposed rezoning would permit construction of a dance centre
offering collective rehearsal and administrative space for Vancouver s
dance companies. The proposed three-storey building includes six
rehearsal studios, administration, support facilities, coffee shop and
retail store. Occasional public performances are also proposed.
Staff support this rezoning because the proposed uses and form of
development are considered appropriate for this site, and recommend that
the application be referred to Public Hearing, with a recommendation
that it be approved subject to conditions.
MAP
DISCUSSION
Land Use
There are three principal factors that make the proposed land uses
(production or rehearsal studio, theatre, retail store, restaurant-class
1) appropriate for this site.
Access: The Centre will have a wide variety of people (employees,
dancers, choreographers, visitors, etc.) needing good quality access.
The site is at a major crossroads in the downtown peninsula; Granville
Street and Pacific Street. This location has good existing transit
access for bus routes along Granville Street and the future should
provide additional routes along Pacific Street. In addition to the
normal street/sidewalk system, the site is also served by access for
pedestrians and bicycles along the False Creek shoreline routes and
ferry systems.
Visibility: Cultural facilities need high visibility to help generate
the support in the wider community. This site has both a major street
frontage on Pacific Street and lower Granville Street as well as the
potential for high visibility from pedestrian, bicyclists and motorists
using Granville Bridge if the proposed form of development is approved.
Adjacent Land Use: In November 1989, Council approved the Granville
Slopes Neighbourhood Concept Plan that addressed the future of the area
immediately west of the subject site. For the site under the Granville
Bridge on-ramp, which is across from and equivalent in size and shape to
the subject site, the Plan recommended, among other things, a density
of 1.50 FSR and commercial, auto and marine oriented service uses. The
undeveloped Concord lands to the south and east will be a fully
integrated high density residential neighbourhood.
While the proposed uses are not the same as the adjacent uses, they are
complementary. The minor noise concerns that may be generated by the
proposed dance activities can be remediated in the building design. The
complementary characteristics are highlighted by the smaller proposed
uses such as retail and coffee shop which will add to the vitality and
variety in the neighbourhood. The existing site environment limits the
use of the site to non-residential and makes the proposed overall
cultural use appropriate.
Form of Development
The proposed form of development is generally 2-3 storeys in height with
two higher elements and site coverage is almost 100%.
The proposed building projects above the Granville Street Bridge in two
places. First, the overall roof form is angled so that the northerly
corner projects approximately 3.0 m (10 ft.) above the Bridge deck.
Second, there is a centrally located skylight that projects
approximately 7.0 m (23 ft.) above the Bridge deck.
These two building elements are consistent with an urban design theme
emerging from the Bridgehead study which would limit the height of
buildings which are adjacent to bridge structures to below bridge deck
height but allow projection adjacent to bridges on and off ramps.
The building can be designed so that neither of these building
components project above the Bridge deck. However, the applicant
believes that these two components provide a strong identity for the
Dance Centre in the larger cityscape and also enhance the visual
experience of moving across the Bridge. They are very modest additions
and designed to be viewed as positive elements.
The Urban Design Panel unanimously supported the form of development and
indeed, recommended a height increase. Staff consider the building an
appropriate response to the context and site configuration and strongly
support the form of development. (refer to Plans: Appendix E)
Traffic and Parking
One-way vehicular access is proposed from Granville Street and egress
via Pacific Street. Staff recommended access be made two-way. The
application proposed 25 surface parking spaces under the Seymour Street
off-ramp. Staff requested a parking demand study which indicated that
during larger public events at the Dance Centre, there will be a
shortfall of parking, and impact to adjacent streets. Therefore, staff
recommend that parking be provided at a minimum rate of 1 stall per 100
m2 gross floor area, which generates 32 stalls. Also, that even if the
density decreases during development a minimum of 32 stalls must be
provided. The additional 7 stalls can be accommodated at the southerly
end of the site.
Lot 4
To the east of the proposed CD-1 site is another City-owned lot, Lot 4.
In preliminary discussions with Cultural Affairs staff the applicant
proposed a building program of 38,000 sq. ft. which they subsequently
revised to 33,000 sq. ft. (January 1995). The current proposal has
achieved their full program requirements of 34,5000 sq. ft. on Lot 2.
The Dance Foundation are proposing to use Lot 4 in the short term for
open space and in the long term for future building expansion. Staff
believe that this lot is not necessary to the success of the Dance
Centre and have two concerns. First, the cost of providing Lot 4 from
the City s social service and cultural capital budget for the Dance
Centre s future needs must be weighed against the current needs of other
funding requests. Second, there are conceptual plans developed in
conjunction with Concord s future Beach Neighbourhood Area 1A rezoning
that would use most, if not all, of this lot for non-market residential.
Therefore staff do not support the request that Lot 4 be leased to the
Dance Centre.
Main Entry Stairs
The Dance Centre is designed with the main entry stairs located
immediately adjacent to the Seymour off-ramp. This location is within a
required ramp. This location is within a required 3 m setback that is
considered critical to the on-going maintenance of the off-ramp.
The applicant submits that it would be difficult to redesign the stairs.
Staff acknowledge a redesign would not be easy but believe the long term
maintenance integrity of the off-ramp has a higher priority.
CONCLUSION
Staff support the proposed rezoning of 1410 Granville Street from BCPED
to CD-1 to permit the Dance Centre because the land use and density is
appropriate in this developing neighbourhood, the built form enhances
the existing physical context and it introduces and makes accessible an
important cultural facility in the downtown peninsula. Staff recommend
that the application be referred to a Public Hearing with a
recommendation from the Director of Central Area Planning that it be
approved, subject to draft CD-1 By-law provisions generally as shown in
Appendix A and to proposed conditions of approval presented in Appendix
B.
* * * * *
APPENDIX A
DRAFT CD-1 BY-LAW
Uses: Production or Rehearsal Studio
Theatre
Retail Uses limited to Retail Store
Service Uses limited to Restaurant-Class 1
Accessory Uses customarily ancillary to the above uses
Floor Space Ratio: 1.60, subject to the following:
(a) floor area in retail and service uses combined shall not
exceed 800 m2 (8,611 sq. ft.).
Height: 20.0 m (66 ft.)
Parking: Off-street parking requirement of a minimum of 1 stall per 100
m2 must be provided except that a minimum of 32 parking spaces
must be provided.
Loading: Based on Parking By-law requirements except that a minimum of
1 loading space must be provided.
PROPOSED CONDITIONS OF APPROVAL
FORM OF (a) THAT the proposed form of development be
DEVELOPMENT approved by Council in principle, generally as
prepared by Architectura Waisman Dewar Grout Carter
Inc. in association with Arthur Erickson and
stamped Received, City of Vancouver Planning
Department, August 16, 1996 , providing that the
Development Permit Board may allow alterations to
this form of development when approving the
detailed scheme of development as outlined in (b)
and (c) below;
DEVELOPMENT (b) THAT, prior to the final approval by Council
APPLICATIONS of the form of development, the applicant shall
obtain approval of a development application by the
Director of Planning who shall have particular
regard to the following:
(Planning)
(i) provision for a fully detailed landscape
plan.
(Crime Prevention Through Environmental Design
([CPTED])
(ii) design development to improve surveillance of
the surrounding streets and reduce
opportunities for graffiti on blank exposed
walls by encouraging increased window area
and articulated surfaces carried down to the
sidewalk level.
(Engineering)
(iii) provision of a minimum of 1 parking stall per
100 m2 gross floor area, except that a
minimum of 32 parking stalls must be provided
to the satisfaction of the City Engineer;
(iv) dedication as road, a 3.0 m wide strip along
the north side of lot 2, and dedication of
the portions of lot 4 north of the
continuation of this line into lot 4;
(v) dedication as road lot 1 and lot 3 to the
satisfaction of the City Engineer;
(vi) form of development not to encroach onto the
sewer ROW at the northwest corner of the
site, except for non-structural overhead
architectural elements to the satisfaction of
the City Engineer;
(vii) provision of on-site garbage and recycling
facilities to the satisfaction of the City
Engineer;
(viii) design development to make allowance
for the future stair link to the Granville
Bridge, the location to be determined by the
City Engineer;
(ix) the stairs on Lot 3 (below the Seymour Street
off-ramp) are to be deleted; (x) entry stairs adjacent Granville Street are
not to encroach over the property line;
(xi) the private lane on Lot 3 is to be configured
with two-way traffic, with the north end to
meet Pacific Street at 75 degrees;
(xii) provision of street trees and concrete
sidewalks around the perimeter of the site to
the satisfaction of the City Engineer;
(xiii) all new utility services are to be
underground within the site from the closest
suitable point at the applicant s expense.
AGREEMENTS (d) THAT, prior to the enactment of the CD-1 By-law, the
registered owner shall, at no cost to the City:
(i) execute a Bridge Nuisance covenant,
satisfactory to the City Engineer and the
Director of Legal Services, to ensure that
the City is not responsible for any noise,
falling objects or other disturbances
associated with the proximity of the building
to the bridge;
(ii) the applicant will cause lot 1 and 3 to be
established as street. Arrangements to be
made to the satisfaction of the City Engineer
and Director of Legal Services to close, stop
up, and lease back lot 1 and lot 3 to the
Dance Centre;
(iii) execute an agreement satisfactory to the City
Engineer, Director of Legal Services, Manager
of Real Estate Services, to provide for
vehicular manoeuvring area on lot 4, adjacent
to lot 3, concurrently with a development of
the rezoned lands;
(iv) execute an agreement satisfactory to the City
Engineer and the Director of Legal Services
to provide for the upgrading of the sidewalks
adjacent to the site concurrent with any
development;
Where the Directors 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 215 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, warrantees, equitable charges, letters of credit and
withholding of permits, as deemed necessary by and in a form
satisfactory to the Director of Legal Services.
APPENDIX C
Proposed FCN ODP Amendments:
Schedule A to By-law No. 6650 would be amended by adjusting the diagrams
below to reflect this amendment:
Figure 1, ODP Boundary
Figure 3, Land Use (Boundary)
Figure 4, Residential (Boundary)
Figure 7, Phasing of Parks and Community Facilities (Boundary)
Figure 11, Sub-Areas (Boundary)
ADDITIONAL INFORMATION
SITE
There are 4 lots and one portion of road that are relevant to the
overall Dance Centre rezoning application.
Lot 1: This lot serves as exclusive access to the Cominco site to the
east and is zoned BCPED. The application requires this for access. This
lot will be dedicated as street.
Lot 2: The application proposes that this lot which is bounded by
Pacific Street, Granville Street and the west edge of the Seymour Street
off-ramp from Granville Bridge be rezoned from BCPED to CD-1. The lot is
approximately 2 090 m2 (22,500 sq. ft.) in area and currently leased to
Unitow for use as an impound lot.
Lot 3: The application proposes this lot be used primarily as surface
parking. It is currently zoned BCPED and will be dedicated as street.
Lot 4: To the east of the Seymour Street off-ramp site is a City-owned
lot of approximately 1 276 m2 (13,735 sq. ft.) zoned BCPED. The
application requests that this be leased to the Dance Centre as open
space and future expansion. There are two concerns. First, it is an
additional and unnecessary cost to the social service and cultural
capital grants budget. Second, there are conceptual plans developed in
conjunction with Concord s future Beach Neighbourhood Area 1A rezoning
that would use most, if not all, of this lot for non-market residential.
Therefore staff do not support the request that this entire lot be
leased to the Dance Centre.
However, a small westerly portion (approximately 240 m2 or 2,590 sq.
ft.) of Lot 4 is required to allow fire fighting vehicular access from
Pacific Street.
Street: In addition, there is a small portion of existing street south
of Lot 1 which will be closed and stopped up for the purpose of parking.
Surrounding Development
Across Pacific Street to the north is the City-owned Continental Hotel.
Across Granville Street immediately to the west is a variety of uses -
automotive, storage and workshops - on both City-owned and private
property. The long term planning concept for this block includes
commercial, auto and marine-oriented service uses and residential uses.
Further south and west is the high density residential area of Southeast
Granville Slopes. All the lands to the south of Pacific Street and east
of Granville Street are presently undeveloped. Future development of
these lands is guided by the False Creek North Official Development Plan
which recommends residential uses and will be the subject of the next
Concord rezoning, namely Beach Neighbourhood Area 1A.
Background
The following Council decisions guided the review of this application.
On March 28, 1996 Council approved the following recommendations by Real
Estate Services in support of a request by the Dance Foundation
(Vancouver Dance Centre):
THAT a City-owned site at the corner of Pacific and Granville
Streets be withheld from disposal or alternate use for a period of
up to three years, and subject to the Dance Foundation (Vancouver
Dance Centre) fulfilling the conditions outlined in the
Administrative Report dated March 21, 1996, to the satisfaction of
the City Manager, Council approve in principle a lease of the
subject site to the Dance Foundation and recommend to the Council
of the day that this lease be provided for a term of 60 years at a
nominal rate ($1).
THAT staff be directed to report back outlining the terms of the
lease as soon as the conditions outlined in the Administrative
Report dated March 21, 1996, have been met to the satisfaction of
the City Manager.
THAT staff be directed to reserve $900,000 from the 1994-1996
Capital Plan for a 60-year prepaid lease to the Property Endowment
Fund for the subject site as outlined in the Administrative Report
dated March 21, 1996; with the payment to occur at the time the
lease is approved by Council.
In May 1996 Council approved the following:
THAT the draft terms of reference for a consultant study on the
Central Area Bridgeheads, attached as Appendix A , be approved in
principle, subject to refinements made during the consultant
selection process.
In November 1989 Council approved the following:
THAT Council endorse the Granville Slopes Neighbourhood Concept
Plan, including the ramp, park, recommended built form and
principle of differentiated density, as described in the Manager s
Report dated November 8, 1989, including a mid-rise approach for
the Howe ramp site.
Proposed Development
The new Dance Centre facility would be a collective rehearsal and
administrative space for the principal professional dance companies of
Vancouver. The building also would include office space for the Dance
Centre itself: the umbrella organization that represents the interests
of these companies and the broader dance community.
The proposal calls for 3 200 m2 (34,446 sq. ft.)of space. This includes
six rehearsal studios. The largest at 15.2 x 19.8 m (50 x 65 ft.), which
is the size of the Queen Elizabeth stage, will also be used for video
production and occasional public showings with an audience of up to 120
people. Administrative office space would total 470 m2 (5,060 sq. ft.).
The building would also include a small retail component and a coffee
shop, and the various support facilities such as change rooms, technical
booths and storage. There is also an additional studio complete with its
own offices and change rooms for non-professional groups.
Density
The current BCPED zoning and FCN Official Development Plan do not
specify density or floor area for this site.
The adjacent westerly area is zoned FCCDD (False Creek Comprehensive
Development District) and has no specified density although the
Granville Slopes Policies, which Council adopted in 1989, recommended
densities of 1.50 to 4.00 FSR. Adjacent southerly and easterly sites
which have not been rezoned to date are anticipated to support densities
of approximately 1.50 to 3.00 FSR. With this context in mind staff
support the proposed density of 1.60 FSR.
Soils
In the Council Report of March 21, 1996, the Manager of Real Estate
Services estimated the market value of the subject site based on a
density of 1.00 FSR as proposed by Planning, to be $1.2 million, or
$900,000 for a 60 year prepaid lease, less the cost of soils
remediation. The Manager of Real Estate Services noted that the site had
not been tested for soils contamination and the cost of remediation
would reduce the market value accordingly.
The Phase I historical study indicated the potential for soil
contamination on the subject site. The Phase II study confirmed a
limited amount of contaminated soil above level B, however, the ground
water meets current criteria. Total cost of soil remediation is
estimated to be less than $100,000.
The owner (Property Endowment Fund) is responsible for removing the
contaminated soils. This will be done in a timely manner and should not
hold up the construction schedule of the Dance Centre.
Social and Environmental Implication
At the local scale a discrete cultural facility such as the Dance Centre
further enhances the existing mixture of uses, expands the amenities
available and meets the desire of building a diverse
and varied neighbourhood.
In the larger downtown peninsula context the Dance Centre is an
important artistic focus which will enrich and expand the cultural life
of Vancouver.
The proximity of the Dance Centre to the existing and future high
density residential neighbourhoods of the West End, Downtown South,
Concord Lands and Southeast Granville Slopes will reduce the potential
need of building users and visitors to drive to this facility. Also
being on a significant transit route such as Granville Street will
encourage transit use with future routes along Pacific Street enhancing
that aspect.
Noise
The proposed dance uses require the support of amplified music. There
were some concerns from staff and neighbours that this facility would
impact existing and future residential uses. An acoustic consultant
prepared a noise impact statement that determined acoustic criteria for
the Dance Centre which will meet the quantitative and qualitative
standards of the Vancouver Noise Control By-law.
Bridge Stair
The application included the concept for a public stair that linked
Granville Bridge down to Granville Street. This will be addressed in a
separate City process as it will be constructed on City property and at
City cost. This concept has been previously embraced by Planning and
Engineering and will be pursued later in 1997. Engineering will be
performing a pedestrian study to determine the best location for the
stair.
Impound Lot
The site is currently used by Engineering as an impound lot for by-law
infractions. This important function requires that the impound lot be in
a central location within the downtown peninsula. It is required from an
operational standpoint to effectively deal with the majority of the
infractions and to minimize public inconvenience when they are
retrieving vehicles.
A companion report will outline alternate sites for the relocation of
the Impound Lot, and request approval of funds for the relocation costs.
Sign By-Law
As of February 25, 1997, Sign By-law amendments require a Sign By-law
application form to be completed by the rezoning applicant and the
relevant application fee paid as set out in Section 13.6 of the Sign
By-law. However, as this application was in process prior to this new
policy being established, staff consider it would be inappropriate to
retroactively charge fees and consequently the application will be made
by the Director of Land Use and Development.
Form of Development - 1410 Granville Street
COMMENTS FROM THE PUBLIC, REVIEWING AGENCIES
AND THE APPLICANT
Public Input
Signs erected on site: October 22, 1996
Approximately 700 notification letters mailed in October 1996
No letters were received and 5 telephone calls were received regarding
more information or expressing concern about the Black Top taxi function
located on Beach Avenue to the west of Granville Bridge.
A public information meeting was held in the neighbourhood on November
26, 1996. It was advertised in the local newspaper. Approximately, 16
people attended. The following quote summarizes the majority of public
comments:
I think the proposal puts the site in good use. It
serves its function - dance, the arts, very well. Some
retail space adds to community amenity. The design is
unobtrusive and blends in with the bridge and ramp
situation.
There was one concern regarding the adequacy of parking on the
site and in the area.
Office of Cultural Affairs Comments
Since Council s direction in 1991, staff has worked with
Vancouver s professional dance community to identify a suitable
site for a dance centre facility. In March, 1996, Council
approved in principle a 60-year lease of the City-owned site at
Granville and Pacific to the Dance Foundation at a nominal rate,
subject to the Dance Foundation having:
- secured the funds necessary to complete the construction and
fit-out of the facility;
- demonstrated reasonable expectation of sufficient funds
through leasing commitments, grants and/or an endowment fund
satisfactory to operate the facility without debt;
- developed a five-year governance and long range operating
plan to the satisfaction of the Director of the Office of
Cultural Affairs; and
- secured the necessary development approvals and permits.
While this Council report deals only with the site s rezoning,
staff note for Council s information that the Dance Foundation
has not yet met all of these conditions. We have been advised
that they have achieved considerable success with their capital
fund raising campaign. However, they have not yet secured the
balance of the funds required to complete the capital or
operating endowment campaigns. Once these conditions have been
met, staff will report to Council in more detail with the terms
of a proposed lease. Approval of this rezoning does not imply
Council s acceptance that the conditions have been met or
approval of the lease.
Police Department Comments This site is located in a medium to
high crime impact environment. Environmental design should reduce
opportunities for theft from auto, bicycle theft, break and enter
and mischief such as graffiti and skateboarding. Design that
makes places feel safer should also be considered.
Generally, the issue is the lack of active uses on the street and
the abundance of blank walls at the lower levels, and the Police
are also concerned about lighting on the surface parking area to
ensure good visibility at night.
Crime Prevention Through Environmental Design (CPTED)
Conditions to be satisfied prior to approve of a development
application are included in Appendix B.
Urban Design Panel On October 23, 1996, the Urban Design Panel
reviewed the application. The Panel commented as follows:
The Panel unanimously supported this application. There was
strong support for the use and the material selection. The
proposal is a very appropriate in this location and will be an
asset to the neighbourhood and the city.
There were some comments about the resolution of the corner and
the projection above the level of the bridge deck. It is not high
enough to look like a deliberate statement. It might be better to
either make it higher, or some other solution that does not
destroy the overall roof concept which the Panel strongly
supported.
If at all possible, the Engineering Department should have this
architect incorporate its stair into this proposal.
The Panel hoped the quality of the landscape plan at the next
stage will match the high standard of the architecture.
Applicant s Comments
The Dance Foundation is deeply grateful to Council for its
support of the Dance Centre project, expressed by its Resolution
of March 1996. That support has been crucial to the credibility
of our fundraising effort, which has now raised our full
construction budget and a further $500,000 toward the endowment
fund that will subsidize user occupancy costs.
With respect, the Policy report now purports to erode Council's
Resolution, by its clawback of Lot 4 from the dedicated site,
being the triangle immediately east of the Seymour off-ramp
alignment. This reversal was first communicated to us when the
Director of Cultural Affairs telephoned me January 31, 1997.
While Lot 4 is not included within the present rezoning
application, it has been consistently presented as a future
expansion area of the Dance Centre, to be landscaped in the
interim. This was also so in the presentation to the Urban Deign
Panel, at the Public Information Meeting held November 26, 1996
(Appendix F) and at the numerous presentations to our potential
donors and supporters. In its landscaped format Lot 4 is an
important part of the amenity mentioned throughout the Report.
The main building site is very tightly constrained, both
laterally (by the bridge ramps) and vertically (by the height of
the bridge deck). The competing functional demands of the dance
community have challenged our architects. The opportunity of
future expansion onto Lot 4 has been essential in satisfying our
critics and has become a premise of the major financial support
we have received.
The Policy Report refers to Lot 4 (Appendix D) as "an additional
and unnecessary cost to the Dance Centre" and refers to
unspecified "conceptual plans" for a competing use of "some, if
not all, of this lot for non-market residential". Reference is
also made (Appendix D) to two staff concerns with the lease of
Lot 4 as open space for the Dance Centre, but the text explaining
those concerns has been omitted from the report, and we are
unable to respond to these. Lot 4 is vital to the project, and
its cost is therefore simply part of the budget we must fund.
We do not believe Council means to renege upon its commitment of
the full site. It should not be misled in doing so by unspecified
collateral concerns raised late in the rezoning process.
Council's commitment of our Ground Lease is subject to our
completion of the endowment fund and a governance and long range
operating plan satisfactory to the Directory of Cultural Affairs
(Appendix F). The
Dance Foundation remains fully challenged to satisfy these
conditions. Our task will become much more difficult, even in
respect to our donors already committed, if the Dance Centre is
to be deprived of its expansion area. We urge Council to confirm
its intended support and to direct amendment of the present
Policy Report accordingly.
The report proposes the removal of the main entry stairs as a
condition of rezoning approval (Appendix B). As noted above, both
the Dance Foundation and the design consultants have been
proceeding on the premise that Lots 1, 2, 3, and 4 were to be
consolidated and that the building design need not be limited by
the internal demarcation between the Lots. It should be evident
from a review of the second floor plan that our building program
can only be achieved by building to the exact site limits of Lot
2. There is a change of elevation of 1.6 metres or 5.5 feet
between the parking lot and the main lobby. This transition is
made via the main entry stair that is located on Lot 3, within
the 10 feet limit of the bridge, that the City Report allocates
for bridge maintenance (Appendix B). We do not believe the
presence of the simple staircase precludes the use of this same
area for occasional bridge maintenance. If this stair had to be
moved within the lot line, the impact on the lobby, and the
building planning and design in general, would be major - it if
could be resolved at all. We therefore ask the City to reconsider
this requested deletion.
All of which is respectfully submitted.
APPENDIX G
APPLICANT, PROPERTY, AND DEVELOPMENT PROPOSAL INFORMATION
Applicant and Property Information
Street Address 1410 Granville Street
Legal Description Lot 2, Block 123, DL 541
Applicant Architectura
Consulting Architects Arthur Erickson
Property Owner City of Vancouver
Developer Dance Foundation
Site Statistics
Gross Dedications Net
Site 2 090 m2 134 m2 1 956 m2
Area (22,497 sq. ft.) (1,442 sq. ft.) (21,054 sq. ft.)
Development Statistics
Development Proposed Recommended
Permitted Under Development Development
Existing Zoning (if different
than
proposed)
Zoning BCPED (FCN ODP) CD-1
Uses Residential, Production or
Institutional, Rehearsal
Industrial, Studio, Theatre,
Commercial, Retail, Service
Commercial-Recr
eation
Maximum Floor Not defined 1.60
Space Ratio
Maximum Not defined 20.0 m (66 ft.)
Height
Parking Not defined 25 32