1215 Bidwell, Alan To Vancouver City Council, 10 Dec 2009

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Presentation of citizen Alan to Vancouver City Council in Public Hearing on rezoning of 1215 Bidwell Street (Maxine's Hideaway) in the West End to build a 20-storey tower.

Presentation of citizen Alan to Vancouver City Council in Public Hearing on rezoning of 1215 Bidwell Street (Maxine's Hideaway) in the West End to build a 20-storey tower.

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  • B.T. Rogers is around man second from left
  • View animation in Slide Show to see: (1) complete Bidwell heritage property; (2) 1905 original historic Edwardian house that will be removed (where all the history is from); (3) part from 1930’s that will have only façade retained; and (4) complete Bidwell heritage property. 1905 Edwardian house is one of oldest remaining properties in the West End after 1886 Great Vancouver Fire left only the Hasting Mill Store in the West End.
  • View animation in Slide Show to see: (1) complete Bidwell heritage property; (2) 1905 original historic Edwardian house that will be removed (where all the history is from); (3) part from 1930’s that will have only façade retained; and (4) complete Bidwell heritage property. 1905 Edwardian house is one of oldest remaining properties in the West End after 1886 Great Vancouver Fire left only the Hasting Mill Store in the West End.
  • View animation in Slide Show to see: (1) complete Bidwell heritage property; (2) 1905 original historic Edwardian house that will be removed (where all the history is from); (3) part from 1930’s that will have only façade retained; and (4) complete Bidwell heritage property. 1905 Edwardian house is one of oldest remaining properties in the West End after 1886 Great Vancouver Fire left only the Hasting Mill Store in the West End.
  • View animation in Slide Show to see 3 progressive views; (1) 1930’s photo; (2) 2009 photo; and (3) what it will look like if 20-storey tower built as proposed. Shows that requests by West End residents in Report to Council summary of comments from 2 Open Houses are being ignored.
  • View animation in Slide Show to see 3 progressive views; (1) 1930’s photo; (2) 2009 photo; and (3) what it will look like if 20-storey tower built as proposed. Shows that requests by West End residents in Report to Council summary of comments from 2 Open Houses are being ignored.
  • View animation in Slide Show to see 3 progressive views; (1) 1930’s photo; (2) 2009 photo; and (3) what it will look like if 20-storey tower built as proposed. Shows that requests by West End residents in Report to Council summary of comments from 2 Open Houses are being ignored.
  • Lot size proposed for rezoning at Maxine’s on Bidwell is the same as lot size at 1188 Cardero St. beside Gabriola heritage property. 1188 Cardero St. illustrates that lot size can be profitably developed within existing zoning restrictions, with building heights no higher than heritage building, preserving views and maintaining openness.
  • 1188 Cardero St. condo built in 1989 with similar architecture and no higher than Gabriola heritage property visible on right.
  • View animation in Slide Show to see: (1) 1188 Cardero St. beside Gabriola heritage property (identified by red arrow in slide show) and condos behind Gabriola built profitably within existing zoning restrictions, with building heights no higher than heritage building, preserving views and maintaining openness ; and (2) if Gabriola heritage property developed like Maxine’s heritage property, with a high tower, how it would remove openness & views and make heritage property façade insignificant, losing heritage associated with Vancouver’s earliest buildings.
  • View animation in Slide Show to see: (1) 1188 Cardero St. beside Gabriola heritage property (identified by red arrow in slide show) and condos behind Gabriola built profitably within existing zoning restrictions, with building heights no higher than heritage building, preserving views and maintaining openness ; and (2) if Gabriola heritage property developed like Maxine’s heritage property, with a high tower, how it would remove openness & views and make heritage property façade insignificant, losing heritage associated with Vancouver’s earliest buildings.
  • Demonstrates rezoning and comprehensive redevelopment of heritage property Maxine’s is NOT a isolated case. What’s next? Rezoning and redevelopment of Gabriola?
  • View animation in Slide Show for sad humour: (1) Benefit of tower is ghost of Madame Maxine will be chased away; because (2) She wouldn’t be caught dead in this tower being portrayed as her heritage property.
  • Report to Council says City Staff have negotiated that Millennium Development Corp. will generously permit the City of Vancouver to hang (at taxpayers cost) a Heritage Building plaque on new tower, identifying the tower and façade of Maxine’s as a heritage property. So I have designed a heritage building plaque explaining the lasting legacy and naming the people and companies responsible (to thank, or blame): Vancouver Mayor; City Council; Henriques Partners Architects; and Millennium Development Corp.
  • Close-up view of text on heritage building plaque, so it can be read on screen in Council Chambers. Report to Council says City Staff have negotiated that Millennium Development Corp. will generously permit the City of Vancouver to hang (at taxpayers cost) a Heritage Building plaque on new tower, identifying the tower and façade of Maxine’s as a heritage property. So I have designed a heritage building plaque explaining the lasting legacy and naming the people and companies responsible (to thank, or blame): Vancouver Mayor; City Council; Henriques Partners Architects; and Millennium Development Corp.

Transcript

  • 1. Bidwell & Davie St. Heritage Property Rezoning & Comprehensive Redevelopment Request Presentation to Vancouver City Council Recommending City Council Deny Requests for: Rezoning; Retention of Only the Façade of Heritage Property ‘Maxine’; and Replacement with a 20-storey Residential Tower by Alan K. Dec. 10, 2009
  • 2. Outline
    • Recommendations
    • History of Maxine Heritage Property
    • Project Report Card re West End Requests
  • 3. Recommendations
    • Develop a comprehensive new plan for development of the West End
    • Until new plan completed, respect current development plan & zoning, developed through consultation with West End stakeholders in the 1980’s
    • Collect fees from developers for services for new residents (including renters); $6.57 million if this project approved.
    • $6,406,127 Community Amenity Contribution ($4,530,435 for 98 condos + $1,875,692 for 49 rentals)
    • + $166,306 Development Cost Levy for rentals = $6,572,433
    • (City reducing property tax revenue by $840,000 to encourage rentals)
    • Listen to requests of majority of West End residents (2 Open Houses, Public Hearings & Media coverage)
      • Maintain current C-5 (Commercial) zoning. Do NOT rezone to C-1 (Comprehensive Development)
      • Maintain density of current zoning (2.2 FSR), especially near English Bay
      • Do NOT allow building height above current C-5 zoning max. of 60 ft, especially near English Bay
      • Lower buildings near water, higher buildings further from water, to maintain water & mountain views from street and low-rise residential
      • Do NOT allow developers to steal views from pedestrians & low-rise buildings and resell views to increase Millennium Development Corp. property value and profit
      • Maintain complete heritage building Maxine; not just façade
      • Do NOT make 2-storey heritage building insignificant, by overwhelming it with a 20-storey tower
      • Encourage rentals, within guidelines above
  • 4. Madame Maxine McGillvary Maxine College of Beauty
  • 5. Benjamin Tingley Rogers Rogers Sugar Co.
  • 6. June 13, 1886
  • 7. Only 1 Building in West End Survived Fire
    • Hastings Mill Store museum, moved to Point Grey Road, at Jericho Beach
    • Hastings Sawmill Store in West End
    • A few structures on the banks of False Creek
  • 8. Vancouver City Hall (tent) & 1st Council after 1886 fire Mayor and 10 Aldermen
  • 9. 1886: City Hall Rebuilt 1893 photo of City Hall. Left side of building with 2 chimneys is 1986 structure. Portion on right added between 1886 and 1893.
  • 10. Jan. 24, 1890: Benjamin T. Rogers arrived in Vancouver to build a sugar refinery
    • 1910 photo: Benjamin Tingley Rogers & others on his yacht
    • March 26, 1890: Rogers Sugar incorporated
    • July 8, 1890: foundation for refinery started
    • Nov. 12, 1890: first shipment of raw sugar arrived from the Philippines (250 tons)
    • 24 years old; No capital himself
    • Gets p ledges ~ $50,000 from previous employer and president & directors of the CPR (completed in 1885)
    • Got Concessions from City Hall
      • Land donated
      • Bonus of $30,000 (38% of investment)
      • No taxes for 15 years
      • Free water for 10 years
      • Councillors wanted new industry
        • first Vancouver industry not related to region’s natural resources (timber, fish & furs)
        • 12 to 15 jobs created
  • 11. 1900-01: Rogers Builds ‘Gabriola’
    • West End’s grandest home
    • 1523 Davie St. (entire block between Cardero St. & Nicola St.)
    Photo c. 190- “ Gabriola ” B.T. Rogers Residence
  • 12. Maxine Beauty School
  • 13. Maxine Beauty School 1905 Edwardian House + 1936 & 1940 ‘Hollywood-Style’ Mission Revival Additions
  • 14. Maxine Beauty School Started with 1905 Edwardian Houses
  • 15. Maxine Beauty School 1936 & 1940 ‘Hollywood-Style’ Mission Revival Additions
  • 16. 1905: 2 Edwardian Houses built at 1201 - 1215 Bidwell St.
  • 17. Maxine Beauty School & Boarding House
  • 18. Maxine Beauty School, Boarding House & Brothel
  • 19. History & Folklore Madame Maxine Discreet re Famous Clientele
    • Tunnel Southeast 1 block under Davie St. to Rogers Mansion ‘Gabriola’
    • for discreet access and egress
  • 20. 1916 BC Referendum
    • Women get right to vote
    • Prohibition
  • 21. 1916 Prohibition
  • 22. History & Folklore Tunnel to English Bay Boathouse
    • Tunnel Southwest 1 block to Simpsons boathouse on English Bay
    • for rum running
    • Tunnel Southeast 1 block under Davie St. to Rogers Mansion ‘Gabriola’
    • for discreet access and egress
  • 23. History & Folklore Gangster Hideout J. Edgar Hoover FBI Director 1924 – 1972
    • 2 of FBI most wanted sought refuge at Maxine’s
    • 1 captured there by J. Edgar Hoover (FBI Director) himself
  • 24. History & Folklore Maxine’s Discreet re Famous Clientele
    • Cover-up that actor Errol Flynn died at Maxine’s in company of a 14-year old girl (date)
    Born: Errol Leslie Flynn June 20, 1909 Died: Vancouver, BC October 14, 1959 (age 50)
  • 25. History & Folklore Ghosts of Madame Maxine & a Man
    • Madame Maxine McGillvary, who died in building
    • Man who died in building, seen holding knife
    • Frequent visits by Vancouver paranormal team
    • Recent sightings by Maxine’s Hideaway staff
  • 26. Report Card re Heritage Conservation
  • 27. Report to Council Summary of Comments “ Inadequate heritage preservation”
    • “ Concerns that restoring only the façade of the heritage building is not enough in terms of heritage preservation or preserving the character of the building:
    • “ facadism” is not heritage preservation.
    • Suggestions that the entire building be retained.
    • … there was some concern that a modern glass tower behind the heritage façade contradicts the West End character.”
  • 28. New Heritage Property ‘Maxine’ 1930’s Mission Revival Architecture Report to Council Summary of Comments: “ Inadequate heritage preservation : Concerns that restoring only the façade of the heritage building is not enough in terms of heritage preservation or preserving the character of the building: “ facadism” is not heritage preservation. Suggestions that the entire building be retained. … there was some concern that a modern glass tower behind the heritage façade contradicts the West End character.”
  • 29. Report to Council Summary of Comments Building too tall
    • “ Concern that the building is too tall for the area and there are enough 10 to 30 storey buildings already.
    • There were comments that the West End is becoming a concrete jungle and should not become another Yaletown or Coal Harbour.
    • Also that buildings in the West End should be limited to between four and eight storeys and that 20 storey buildings should be located in Vancouver’s core.”
  • 30. Report to Council Summary of Comments View Impacts & Building Height
    • Preserve & Protect Views
    • Maintain Openness
    • “ building too tall”
    This is current view over 2-storey Maxine Heritage Building
  • 31. Maxine Beauty School
    • Preserve & Protect Views
    • Maintain Openness
  • 32. 2009 Maxine Heritage Property
    • Preserve & Protect Views
    • Maintain Openness
  • 33. Maxine Façade on 20-storey Tower
    • “ Inadequate heritage preservation”
    • Does NOT Preserve & Protect Views
    • Does NOT Maintain Openness
    • “ building too tall”
  • 34. City will Protect Views from Millennium Olympic Village
    • But allow Millennium to steal and resell views in the Bidwell and other projects
    • Increases value of Millennium properties
    • Lowers value of existing properties
    • Henriques Partners Architects want the city to set a new policy allowing unrestricted building into other view corridors, as long as developers provide amenities to the city
    • Globe and Mail, Dec. 7 and 9, 2009
      • More than three-quarters of Vancouverites think “downtown development is contributing to the loss of important views” and “stronger action should be taken to protect remaining views.”
      • Vancouver Director of Planning, Brent Toderian acknowledged recent public surveys show Vancouver residents still cling fiercely to protecting views of the mountains
      • Two decades ago Vancouver created two dozen “view corridors” to preserve views
      • The City will create one new view corridor to protect views of the mountains to the north from the Millennium Development Corp. Olympic Village.
      • But Henriques Partners Architects want the city to set a new policy allowing unrestricted building into other view corridors, as long as developers provided amenities to the city
      • “ I think the whole exercise has missed the point entirely,” says architect Richard Henriquez. He said the study had originally been aimed at figuring out how to increase building capacity in the downtown, in order for the city to trade density for community benefits.
      • Mr. Toderian's report will go to council in late January, where the public can respond directly to his proposal and where councillors will make the final decision.
  • 35. Report to Council Summary of Comments Not enough of a public benefit
    • “ In many cases, while heritage retention and/or
    • the provision of rental housing was supported, they were not seen to be a sufficient public benefit to justify the proposed density or a 20-storey tower”
    • “ the addition of rental units is a feeble ruse to make density increase palatable” and “does not benefit the community as a whole.”
  • 36. Report to Council Summary of Comments No increase in Density
    • “ General concerns regarding additional density in West End and opposition to any changes in the zoning or to increase density.”
    • 55% of Open House respondents (excluding unsure) do NOT want density increase to achieve proposed heritage & rental housing
  • 37. Misconception T rading Building Height for C ommunity Benefits
    • 62% of Open House respondents (excluding unsure) do NOT want 20-storey building
    • Majority of Public Hearing speakers do NOT want building height above C-5 max. of 60 ft.
    • What are benefits to West End community?
    • West End losing 7.4 million for services for new residents that City has offered to forgo
      • $6,406,127 Community Amenity Contribution
          • ($4,530,435 for 98 condos + $1,875,692 for 49 rentals)
      • + $166,306 Development Cost Levy for rentals = $6,572,433
      • + $840,000 lost property tax revenue due to rental apartments
    • Existing West End property owners & renters will pay increased taxes to provide services for new residents
  • 38. Misconception Rezoning & Density Increase Needed to Profitably Develop
    • Potential Profit to Develop with Existing C-5 Commercial Zoning :
      • If $400 /ft ² x 38,047 ft ² - $12 million for land = $3 million
      • If $1,400 /ft ² x 38,047 ft ² - $12 million for land = $53 million
    • Construction Costs:
      • If $200/ft ² x 108,444 ft ² = $22 million
      • If $300/ft ² x 108,444 ft ² = $33 million
    • Land Value:
      • If $700/ ft ² x 17,294 ft ² = $12 million
        • Corner Beach Ave. & Bute Ave. $2,888,000/4,051 ft ² = $713/ ft ² ( zoned RM-5A)
    • Building Value:
      • Range $700 /ft ² to $1,600 /ft ²
        • Adjacent O2 building condos for sale ( 1762 Davie Street)
          • Apt. 502 $650,000/ 686 ft ² = $948 /ft ²
          • Apt. 702 $3,350,000/2,083 ft ² = $1,608 /ft ²
          • Average $4,000,000/2,769 ft ² = $1,445 /ft ²
    • Building Size Permitted with existing C-5 Commercial Zoning:
      • 2.2 FSR x 17,294 ft ² = 38,047 ft ²
  • 39. Millennium Benefit from Rezoning 2.6 to 10 2.8 Increase (C-1/C-5) 15 Increase (C-1/Current) 31 to 140 108,406 6.27 C-1 Comprehensive Development 5.3 Increase (C-5/Current) 3 to 53 38,047 2.2 C-5 Commercial 7,115 0.41 Current Buildings (approx.) Potential Profit Range ($ millions) ft ² FSR Zoning
  • 40. Should West End Forgo $6.6 million for Services?
    • Millenium Potential Profit if Rezoned :
      • $31 million to $140 million
    • Yet City Staff recommend the West End forgo fees developer should pay so City can provide West End with services for new residents (including renters).
      • $6.6 million if project approved
      • $6,406,127 Community Amenity Contribution
            • ($4,530,435 for 98 condos + $1,875,692 for 49 rentals)
      • + $166,306 Development Cost Levy for rentals
      • = $6,572,433
  • 41. Maxine Lot Size the same as 1188 Cardero St. Gabriola Maxine’s
  • 42. 1188 Cardero St. Build Profitably with C-5 Zoning beside Gabriola
  • 43. Rogers Gabriola
    • Properties around Gabriola compliment Heritage Property
    • Built profitably within current West End plan, C-5 Zoning & Density
    • Maintain Openness & Views
    • Lower height than heritage property
  • 44. Rogers Gabriola with Tower
    • Properties around Gabriola compliment Heritage Property
    • Built profitably within current West End plan, C-5 Zoning & Density
    • Maintain Openness & Views
    • Lower height than heritage property
  • 45. 1913 - 1925: Rogers 2 nd Mansion ‘Shannon’ Heritage Property: 7255 Granville St., Shaughnessy
    • SHANNON - at Shannon Mews 1913 (completed 1925)
    • Vancouver Heritage Register “A” List: Beaux Arts Style
    • Sept. 8, 2009 City Council approved report recommending developer hold Open House then submit Rezoning request
  • 46. Misconception Small Size Makes Market Condos & Rent Affordable 1,800 1,100 980 2.50 706 435 390 1 BR Average Studio 1 BR Average Studio Market Rent ($/month) Rental Apt. Size (ft ² ) 1,600,000 880,000 580,000 1400 800,000 440,000 290,000 700 1,140 628 412 2 BR Average Studio 2 BR Average Studio Condo Market Price ($) $/ft ² Condo Size (ft ² )
  • 47. Misconception 49 Rental Apartments for Life of Building
    • Report to Council APPENDIX F, PAGE 3 OF 9, last paragraph”
      • “ The Managing Director of Social Development supports this rezoning, subject to securing the following considerations: ….
        • • Allowance for stratification of the units, subject to provision that they be sold only in a single block of 49 units ”
    • Can Millennium propose 49 rentals to:
      • almost double density from 3.39 FSR (58,659 ft ²) to 6.27 FSR (108,444 ft ²)
      • Save $2,041,998 by:
        • Avoiding $1,875,692 in Community Amenity Contribution payments for 49 rental apartments
        • Avoiding $166,306 in Development Cost Levy for 49 rental apartments
      • then sell 49 rental apartments to a subsidiary company and convert rentals to condos to increase property value and profits?
  • 48. Benefit of New Heritage Property ‘Maxine’ Report to Council Summary of Comments: “ Inadequate heritage preservation : Concerns that restoring only the façade of the heritage building is not enough in terms of heritage preservation or preserving the character of the building: “ facadism” is not heritage preservation. Suggestions that the entire building be retained. … there was some concern that a modern glass tower behind the heritage façade contradicts the West End character.”
  • 49. New Heritage Property ‘Maxine’ will rid property of the Ghost of Madame Maxine She wouldn’t be caught dead in this tower being portrayed as her heritage property.
  • 50.  
  • 51. Heritage Building Plaque & Lasting Legacy