POLICY REPORT
BUILDING AND DEVELOPMENT
Date: 15 July 1997
Dept. File No. JH
CC File No. 5051
TO: Vancouver City Council
FROM: Director of CityPlans for Land Use and Development
SUBJECT: Eligibility for Heritage Density Bonus - 440 Cambie
RECOMMENDATION
THAT the "B" listed heritage building at 440 Cambie Street be
eligible for a heritage density bonus.
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 density bonus provision as
permitted in the Downtown Official Development Plan. Category "A"
buildings on the Vancouver Heritage Register are automatically eligible
for consideration of a density bonus for heritage preservation.
Categories "B" and "C" buildings may be eligible for consideration, but
must first be approved by Council.
PURPOSE
This report seeks Council's approval to consider a heritage density
bonus for the "B" listed heritage building at 440 Cambie Street. Staff
will report back at a future date with a recommended bonus amount and a
method for the protection of the building.
BACKGROUND
The building at 440 Cambie Street, located at the north east corner of
Cambie and West Pender, flanking Victory Square, has a site area of just
over 1 100 m2 (12,000 sq. ft.), as shown on the following map. It has
been recently purchased in a joint venture with other parties in
association with the Architectural Institute of B.C. (AIBC), for the
purpose of establishing a new office for the AIBC, as well as
strata-titled offices. At the same time as a development application
was submitted for the change of use and building alterations, the
applicant initiated discussions with staff about a heritage density
bonus. Normally, this would be reported to Council prior to submission
of a development application. In this case, staff agreed to process the
development permit separately, in order to meet the applicant's
construction schedule, on the understanding that the subsequent
processing of the request for bonus density would occur as quickly as
possible thereafter. The building permit for the project has been
issued and construction is now underway. The owner is proceeding with
the project knowing the risk that the density bonus may not be approved.
DISCUSSION
Building Background: The building addressed as 440 Cambie Street is
historically known as the Edgett Building, and was built in 1909-1910,
as a grocery store. In 1916, the Vancouver Province, then located in
the Carter-Cotton Building immediately to the north, built a two storey
arched bridge over the lane and used the Edgett Building to house its
printing presses. The building is a good example of the Edwardian
commercial style and with adjacent buildings, forms a backdrop to
Victory Square.
MAP HERE
Proposed Rehabilitation: Development Application 402046 has been issued
with conditions. This permit will allow the change of use of this
building from clothing manufacturing to office on the first, second and
third floors, and to change basement storage space to provide 30 parking
spaces. In addition to the necessary interior alterations, the permit
also allows the addition of a new entrance on Cambie Street,
contemporary glass canopies over ground floor windows facing Cambie and
sunshade canopies over ground floor windows facing Pender Street, as
well as on all windows on the second and third floors. The proposal
also includes seismic upgrading of the building. The rehabilitation
will also include features that promote natural heating and ventilation.
Victory Square Plan: This project meets an important goal of the draft
Victory Square Plan, which is the retention of heritage buildings.
Council's interim policy for Victory Square limits the density to 3.0
FSR. The emerging final version of the draft plan recommends that the
base density for this site should be 3.0 FSR, with bonuses available for
social housing and heritage retention. The FSR of the subject building,
as per the recently approved Development Permit is 3.99. (Existing
approximately 4.33 FSR.) The rehabilitation of this building, and its
use by the AIBC are considered to be helpful in achieving the
revitalization of the Victory Square area.
Transfer of Density: Council will consider today a companion report
recommending that heritage density bonuses could be achieved either
through a rezoning (as initially provided), or through a Heritage
Revitalization Agreement (HRA), as is now possible through recent
Charter changes. Should Council decide that the Edgett Building is
eligible for a heritage density bonus, the applicant will be asked to
enter into negotiations to establish the amount of bonus, secure the
protection of the building, and enter into an HRA with the City.
Council would receive a subsequent report and the opportunity, at Public
Hearing, to decide on specifics of the building's protection, bonus
amount and HRA. The bonus density would be held on site in a
Development Limitation Covenant, until such time as it is used
elsewhere.
Vancouver Heritage Commission: At its meeting on May 5th, 1997 the
majority of members eligible to vote agreed to recommend that 440 Cambie
be eligible for a heritage density bonus.
CONCLUSION
Staff believe that the Edgett Building is an important heritage building
and that its rehabilitation will significantly assist not only the urban
quality around Victory Square Park, but assist with revitalization
efforts in the general area. It is therefore recommended that it be
considered eligible for consideration of a heritage density bonus, in
exchange for the rehabilitation and preservation of the building.
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