City of Vancouver

POLICY REPORT

BUILDING AND DEVELOPMENT

TO: Vancouver City Council
FROM: Director of Central Area Planning on behalf of Land Use and Development
SUBJECT: Heritage Revitalization Agreement and Designation -

Hotel Georgia, 801 West Georgia Street
 

RECOMMENDATION

GENERAL MANAGER'S COMMENTS

COUNCIL POLICY

Council policy on heritage designation states, in part, that:

PURPOSE

This report seeks Council's support for a Heritage Revitalization Agreement (HRA), heritage density bonus, a related registered agreement and designation to secure the preservation of the Hotel Georgia.

BACKGROUND

The Hotel Georgia, located at 801 West Georgia Street, stands prominently at the northwest corner of Howe and West Georgia Streets (see Appendix A and B). It is a 12-storey building with a Howe Street frontage of 45.7 m (150 ft.). There is an ancillary 4-storey parking/retail structure to the north with a frontage of 30.5 m (100 ft.). A Preliminary Development Application DE402550, received on July 3, 1997, proposes to preserve the Hotel Georgia. It also proposes to demolish the existing parking structure to accommodate a new hotel tower and hotel drop-off, loading and parking. This new structure would utilize both the unused density on site and the requested heritage bonus density.

On December 9, 1997, Council approved the building's eligibility for a heritage bonus. The bonus amount has been determined and the preliminary application was approved by the Development Permit Board on December 1, 1997, subject to conditions, including: Council approval of the designation, the HRA and the 5.81 FSR of density bonus.

DISCUSSION

BUILDING BACKGROUND: Built in 1926-27, during a period of rising prosperity, the Hotel Georgia has continued to operate as a first-class hotel under a succession of owners. Known over the years as both the Hotel Georgia and Georgia Hotel, the building has an interesting history. It has achieved an important niche in Vancouver's commercial and architectural fabric, and is a very good example of the Georgian Revival architecture style, both on its interior and exterior. Together with the Hotel Vancouver and the former Court House, they form an important grouping of heritage buildings that enclose the Court House Square on three sides. It is listed in the "B" evaluation category on the Vancouver Heritage Register.

PROPOSED REVITALIZATION PROGRAM: The density bonus requested in the application is in consideration for a comprehensive heritage revitalization program that encompasses rehabilitating both the exterior and interior of the building and seismic upgrading. Exterior work includes repairing, stabilizing and cleaning the brick facade; repairing and selective replacing of wood windows; and restoring the sidewalk canopy.

When the Provincial Government amended the heritage conservation sections of the Vancouver Charter in 1994, it gave Council authority to designate heritage interiors and landscapes. The scope of the proposed interior rehabilitation work spans from retaining and restoring existing original interior surfaces and features in the majority of the public rooms to removing later, inconsistent additions and recreating the spirit of lost original features based on archival plans and photos. The interior designations identified in the by-law and preservation work proposed exemplifies the property owner's commitment to a high standard of preservation and a good application of the Heritage Interiors Legislation.

Seismic and other code upgrading of the building to meet City requirements will improve life safety and will also help protect it from seismic forces. The proposed upgrading is a delicate balance between introducing structural shear walls and reducing disruption to original interior heritage features and spaces. However, some alterations will be required. Certain original decorative wall mouldings and cornices need to be methodically recorded, removed and reinstalled on top of new structural walls. Conversely, some shear walls will not be continued to the main and conference floors because their intrusion into the heritage space will be excessive.

HERITAGE DENSITY BONUS. The bonus of 5.81 FSR (16 192.5 m¾/ 174,300 sq.ft.) is to compensate the owner for the cost of retaining, restoring, seismically upgrading and protecting the heritage building and its interiors (see FSR calculations, Appendix C). The Manager of Real Estate Services reviewed the applicant's financial analysis and concluded that the bonus amount is justified. The owner, Mr. Peter Eng of Reunion Properties Inc., has agreed that the heritage bonus requested is adequate compensation. He is prepared to enter into a Heritage Revitalization Agreement and to designate the building.

ZONING AND URBAN DESIGN. The heritage density bonus, if approved, will allow for the development of a new 45-storey hotel tower on the parkade site to the north of the Hotel Georgia. For the overall development, including 15% hotel bonus, the resultant density will be 16.41 FSR (see Appendix D). While the tower is positioned by the north property line and the Metropolitan Hotel, the slim floor plate is configured and generous setbacks are provided on Howe Street to minimize impact on private views and sunlight access to the neighbouring hotel units. Shadowing analysis shows that additional shadowing impact on public space and sidewalks from the proposed tower is minimal. The proposed tower does not encroach on any Council-approved view corridors. Planning staff feel the tall, slim tower proposed is appropriate for this site and best maintains the integrity of the Hotel Georgia as a significant heritage building at the city's centre, reinforcing the special character of the area.

HRA and DESIGNATION. Designation and the requisite HRA would together achieve the following: secure protection of the building's exterior and interiors identified in the Draft Heritage By-law amendment, ensure continued maintenance and execution of certain rehabilitation and seismic upgrading work; establish a bonus density of 5.81 FSR for use on site; require reproduction of the street facades if the building is destroyed; permit annual public access one day per year for interpretative purposes; and permit the City to install a heritage plaque on the building.

NOTIFICATION. As part of the formal application review process, Planning staff sent notification letters to the surrounding neighbours. A letter of objection was received from the Metropolitan Hotel. Its concerns relate to the amount of density proposed, parking and loading congestion in the lane. The Development Permit Board required further design development to improve the interface with the neighbouring Metropolitan Hotel.

VANCOUVER HERITAGE COMMISSION. At its meetings on October 14 and December 1, 1997, the Commission supported the proposed rehabilitation program and the requested bonus of 5.81 FSR. It also noted that the relative value of this heritage building has increased in the last ten years due to the loss of major heritage buildings in the immediate vicinity. It recommended a review of the building's classification on the Vancouver Heritage Register when the proposed restorations are complete. Staff will report back on this matter.

CONCLUSION

The Hotel Georgia is a significant heritage building in the city and its retention is critical. The proposed Heritage Revitalization Agreement and designation would enable the exterior and certain interior features and fixtures of the Hotel Georgia to be rehabilitated and afforded long term protection in exchange for heritage density bonus.

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Last modified: January 28, 1998
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