Heritage Conservation Program Information
Municipal Heritage Designation
Historic buildings and sites bring Vancouver’s history into our
daily lives. Past economic, social, architectural and cultural development
is embodied in these structures and sites which serve as important measures
of our progress. The style and construction of a building provides an
excellent mirror which reflects the values and circumstances that shaped
it. Designation of heritage buildings as protected heritage property
is a legislative tool which ensures they remain a legacy for future generations.
City Council’s policy on heritage designation reads:
- The City's long term goal is to protect, through voluntary
designation, as many resources on the Vancouver Heritage Register as
possible.
- Legal designation will be a prerequisite to an owner
accepting certain bonuses and incentives.
- The City may initiate designation of buildings of
extraordinary merit. Prior to proceeding with designation, the City
will address the question of a compensation package to the owner.
Municipally Designated
Buildings in Vancouver.
[part of the heritage bylaw]
Check here to see which Vancouver buildings
are protected.
The Vancouver Heritage Register
[pdf], is a listing of all buildings, structures monuments and other
features that are identified as having heritage value, whether architectural,
historical or cultural. While this identifies buildings that are protected
by designation and other legal agreements, on its own it is a means
of identification, not a means of protection. Further information on
the difference between the Heritage Register and heritage designation
can be found here.
Heritage By-laws
Until 1973, protection of heritage resources within the City of Vancouver
was governed by provincial legislation, the Archaeological and Historic
Sites Protection Act. In 1974, the Province, recognizing the need to put
conservation into a more urban context, amended the Vancouver Charter
to enable the City to designate buildings, structures and lands, and to
regulate alterations to them.
In 1994, new heritage legislation was passed
by the Province which amended the Vancouver Charter to provide the
City with more tools for the protection and management of Vancouver's
heritage
resources (See Heritage Revitalization Agreements.).
The definition of heritage resources was also expanded to include heritage
landscapes and features and fixtures of heritage interiors.
The City of Vancouver's Heritage
By-law No. 4837 states in part that:
"No person shall demolish...any building or structure so designated...nor
shall any person alter...the facade or exterior of any building or structure
which has been so designated, unless such alteration or other action
is authorized by a Heritage Alteration Permit."
Heritage By-law No. 4837 provides for two types of municipally designated
heritage buildings. Schedule “A” designations include buildings
where the exterior can be fully protected from inappropriate alteration.
Designation under Schedule “B” of the By-law includes protection
for specific features or portions of a building.
In January 2003, all of the provincially designated heritage properties
in Gastown and Chinatown were municipally designated as protected heritage
property under Vancouver
Charter. Heritage By-law No. 4837 was then amended to include
Schedule “A”, Part 2, which lists all such protected
heritage properties in Gastown and Chinatown.
As of February 2003, City Council no longer adds protected heritage
properties to the schedules of Heritage By-law No. 4837. Instead, Council
enacts a separate by-law for each property that it designates under the
Vancouver Charter.
The Designation Process
The Vancouver Charter details the process of designation. This includes
the provision that property owners must be compensated if designation
of their property results in a decrease in market value of that property
at the time of designation. Compensation can be either monetary or in
some other form. Compensation can also be waived by the owner.
Designation involves negotiations with the property owner and consultation
with the public. Buildings, interiors, or landscapes that merit designation
are recommended to City Council by the Director of Planning with the
advice of the Heritage Commission. Designation requires that the owner
be sent a notification letter, advertisements be placed in local newspapers,
and a Public Hearing be held. A majority vote of Council is required
to pass the by-law designating a building, any portion of its interior,
or a landscape. Designation is noted on the property title.
Alterations to a Municipally Designated Building
The purpose of designation is to protect a heritage building from unsympathetic
alteration and subsequent loss of character or value. A designated landscape
can be protected from unsympathetic construction or excavation. However,
some alterations may be required for the ongoing use of a designated
building, interior, or landscape. Careful review of the changes is required
in order to maintain the integrity of the building, the interior, or
the landscape. Changes required to upgrade buildings to meet Building
By-law standards are often successfully integrated without affecting
the integrity of the building exterior.
Alterations require issuance of a Heritage Alteration Permit (HAP).
Council has delegated the authority to issue HAPs to the Director of
Planning who makes a decision on the application based on the recommendations
of staff and of the Heritage Commission. An applicant or owner of a property
whose application for a HAP has been refused by the Director of Planning,
may apply to the City Clerk for a reconsideration of the matter by City
Council.
Heritage Interiors
Heritage legislation introduced in 1994 includes a provision to designate “affixed
interior fixtures and features” of buildings. Prior to this there
was no authority to regulate and conserve aspects of the interiors of
heritage buildings. Nonetheless, the City is blessed with many important
interior spaces in landmark buildings, which indicates the value of looking
at a building in its entirety. As a first step to managing interiors,
the City undertook the Heritage Interiors Project in 1996 to identify
important interiors in the city.
In the fall of 1996, City Council approved the first designations to
include interior features: the Stanley Theatre (parts of the lobby and
auditorium) and the Grauer House (entrance hall and staircase) in Mount
Pleasant. Since then, City Council has designated additional interiors,
including:
- 801 W. Georgia St. (Hotel Georgia)
- 400-404 W. Hastings
St. (Royal Bank)
- 3338 Granville St. (Brydon – Jack House)
- 345 Water St. (Greenshields
Building)
- 690 Burrard St. (Christ Church)
- 626 W. Pender St. (London Building)
- 640 W. Pender St. (Bank of Montreal)
- 906 Main St. (Bank of Montreal)
- 1160 W. Georgia St. (1st Church
of Christ, Scientist)
- 1380 Hornby St. (Leslie House)
- 1895 Venables St. (Vancouver East
Cultural Centre)
- 6821 Laurel St. (Dodek House)
- 1498 Laurier St. (Dumoine Lodge)
- 5707 Balacava St. (Crofton House)
- 736 Granville St. (Vancouver Block)
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Provincial Heritage Designation
In 1971, in response to a growing concern for the preservation of two
areas of Vancouver's early development faced with destruction, the Province
designated 230 individual properties located within Gastown and Chinatown.
These properties were designated under the Provincial Archaeological and
Historic Sites Protection Act of 1960. The designation included all buildings
of heritage value as well as intervening properties which were vacant
or occupied by contemporary structures. The result was a contiguous protected
heritage area. This was the only time the Act was used to protect an entire
historic district in an urban environment.
In January 2003, all provincially designated heritage sites in Gastown
and Chinatown were transfered to municipally designated sites. This was
by and large an administrative formality, as the Province had delegated
authority to issue ministerial permits for changes and alterations to
provincially designated properties to the Director of Planning in 1981.
However, it marked the final step to integrate fully all designated heritage
sites and buildings into the same process.
This leaves only one site protected by provincial heritage designation
in Vancouver: the CPR Round House in Yaletown, built in 1888 and later,
including the turntable and courtyard.
Historic Areas: Chinatown, Gastown, Yaletown
Chinatown is roughly bounded by Hastings, Union, Gore and Carrall Streets,
with the historic core found along Pender Street, both west and east of
Main Street. Gastown, the birthplace of Vancouver, is located approximately
north of Hastings Street between Richards and Main Streets. In 1974, the
City created new zoning schedules for Chinatown (HA-1) and Gastown (HA-2)
[pdf]. The zoning boundaries were larger than the areas created by the
provincial designation.
In 1994, Chinatown was rezoned to allow for 2 separate zoning schedules
(HA-1) and (HA-1A)
[pdf]. The Chinatown Historic Area District Schedule (HA-1) corresponds
to the provincially designated site boundary, and the HA-1A Schedule includes
the remainder of Chinatown. The three schedules for Chinatown and Gastown
include regulations and companion design guidelines to preserve and protect
the historic fabric of Chinatown (guidelines
for designated buildings) [pdf] and non-designated
buildings [pdf] and Gastown
[pdf] and to ensure that new development is compatible with the areas'
character.
In 1996, a new Historic Area
Distric Schedule for Yaletown (HA-3) [pdf] was created. The working
class community and warehouse district tied to the earliest arrival of
the CPR railyards on the north shore of False Creek, it is bounded roughly
by Homer and Nelson Street to the north and east, and Cambie, Mainland
and Drake Street to the south and west. Its special character is created
by a compact collection of buildings constructed of heavy timber, brick
and concrete, narrow streets and covered loading docks serving as public
space. The intent of the schedule is to encourage the conversion and renovation
of these buildings, and compatible new buildings, to produce a more contemporary
mix of commercial, industrial and residential uses and encourage more
activity-oriented uses in the area.
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Heritage Revitalization Agreements
Introduction
The 1994 amendments of the Vancouver Charter included the creation of
a new heritage conservation tool, the Heritage Revitalization Agreement
(HRA). An HRA is an agreement negotiated by the City and an owner of heritage
property. An HRA outlines the duties, obligations and benefits negotiated
by both parties of the agreement.
A heritage revitalization agreement may:
- vary or supplement the provisions of a: zoning by-law;
subdivision by-law; heritage conservation by-law; development cost levies
by-law; development permit; heritage alteration permit.
- establish the timing of agreement terms; and
- include other terms or conditions agreed to by both
parties.
When do you use it?
HRA's are intended to be a powerful and flexible tool specifically written
to suit unique properties and situations. The terms of the agreement supercede
land use regulations and may vary use, density and siting regulations. If
use or density is to be varied, a Public Hearing is required. What's in
it for me?
A heritage revitalization agreement between the City and a property owner
is mutually beneficial. The following examples will show how a property
owner can benefit from such an agreement.
Example 1
A family owns a heritage house situated on a large lot in a single family
neighbourhood. The owner wishes to subdivide their property into two legal-sized
lots, which would require the relocation or destruction of the house.
To preserve the heritage building in its present landscaped setting, the
owner and the City enter into a HRA with terms that allow for both the
subdivision of the property and the in situ retention of the house. The
agreement varies the Subdivision By-law to allow subdivision into two
lots, creating one lot narrower than permitted. In return, the owner agrees
to restore and continually protect and conserve the heritage house and
any future narrow lot development is subject to siting requirements. Because
the proposal is in keeping with the permitted use and density, a public
hearing would not normally be required. However, the protection of the
heritage building and the requirement for a HAP (Heritage Alteration Permit)
deems a Public Hearing necessary.
Example 2
In order to conserve an historic hotel and to construct a new building
beside it, a significant investment in restoration work is required and
certain variances are requested. The property owner and City staff negotiate
an HRA that describes the form of development, varies siting requirements,
permits non-conforming uses and increases the allowable density on the
site. In return, the owner agrees to restore, maintain and protect the
exterior of the building and the interior lobby, grand staircase and ballroom
and allow public access for one day per year. A Public Hearing is required
because of the use and density variances requested.
What are the steps?
- The City of Vancouver or a property owner indicates
that a Heritage Revitalization Agreement could be used in a particular
situation.
- The City Planning Department and the owner negotiate
the proposed form of development and terms of the agreement.
- The owner submits a development application and /or
subdivision application and financial analysis which are reviewed by
staff and if supported, approval is subject to Council enacting the
HRA By-law.
- The City Law Department drafts the heritage revitalization
agreement and corresponding by-law.
If the proposed use or density is beyond what is permitted by the zoning,
Council must hold a public hearing.
- Council approves, then enacts the by-law.
- Within 30 days of the by-law being enacted, the City
registers a notice on the property title in the Land Title Office, and
notifies the minister responsible for the Heritage Conservation Act.
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Heritage Conservation Principles
These principles were established by the Province to gauge the appropriateness
of changes to heritage buildings in British Columbia. They have been adopted
by City Council for use in Chinatown. They can also be used on a voluntary
basis to guide rehabilitation for buildings on the Vancouver Heritage
Register. These Principles were prepared by Robert G. Lemon Architecture
and Preservation for the B.C. Heritage Trust and the Province of British
Columbia.
1. Recording and Documentation: Is the Building Understood?
A thorough knowledge of the building and site is an essential part of
a rehabilitation project. The condition of the building and site should
be thoroughly recorded prior to rehabilitation through research, drawings
and photographs. Changes made during the course of the project should
be properly documented. Maintaining a record of conservation work is good
practice.
2. Character and Integrity: What Makes the Building Distinctive?
The important and distinguishing characteristics of the building should
be clearly defined. A statement of the building's historic, technological,
cultural, contextual and architectural significance is also required.
Examples of skilled craftsmanship, use of local (or unusual materials,
or distinctive stylistic features that contribute to the building's character
should be retained and treated with care and respect. The appearance and
surface characteristics of building materials acquire a patina through
age that often contributes to the building's importance. Where a material's
patina is part of the building's character statement, it should be protected
by appropriate conservation measures.
3. Site, Context and Archeology: Has the Setting Been Respected?
Essential components in determining a building's historic value are its
site and context, including surrounding buildings, vegetation, street
furnishings and archaeological resources. Every effort should be made
to retain the building in its original location and setting. Understanding
the character and detailing of neighbouring buildings can help in making
decisions about rehabilitation. Every reasonable effort should be made
to protect and preserve archaeological resources affected by rehabilitation
work. Any work that may affect an archaeological site requires consultation
with the provincial heritage Conservation Branch.
4. Authenticity and Evolution: Does the Rehabilitation Respect the
History of the Building?
All changes that have taken place in the course of a building's evolution
are evidence of its history and development. Where these changes have
acquired their own significance, thus contributing to a building's character,
they should be retained and conserved. Alterations that destroy historic
fabric or give a false (or conjectural) impression of the building's history
should be avoided, especially changes that attempt to make a building
appear older than it is.
5. Utility and Minimal Intervention: Is the Building Being Put to Its
Best Use With Minimal Change?
The new use to which a building is put should respect the importance
of the original spatial, formal and symbolic characteristics. A compatible
new use will minimize the amount of destructive intervention on historic
fabric. The interior spaces of a building should be thoroughly assessed
for their potential use in the project, as they can contribute to the
value and utility of an historic building.
6. Cleaning: Is It Necessary?
Surface cleaning can damage historic material and should only be done
after a careful review of its purpose. Cleaning methods should utilize
the gentlest means possible; methods which erode surface material, such
as sandblasting of brick, metal or wood, are not recommended.
7. Repair: Can It Be Repaired Rather Than Replaced?
Historic building materials, even if in a deteriorated condition, contribute
to a building's character. Repairing this material rather than removing
or replacing it, is an important conservation goal. Where replacement
is necessary, new material should be compatible with historic material
in appearance, texture, colour and form, yet be distinguishable from historic
fabric.
8. Distinguishibility: Is the New Work Distinct From the Old?
The integrity of the historic material is enhanced by distinguishing
the new work from the old, which may include conservation measures and/or
contemporary additions. The latter should be done through the use of new
additions and materials compatible in mass, scale proportion, material,
detailing and colour. Care shall be taken to avoid damage to significant
historic, architectural or cultural material in the course of adding to
or altering a building.
9. Reversibility: Can the New Work Be Removed?
At some time in the future, it may be necessary to alter or remove the
rehabilitation work for historic, aesthetic or functional reasons. New
work should, in spirit and material, be designed so that it may be removed
leaving the essential form and integrity of the building intact.
10. Cyclical Maintenance: Has the Building's Future Been Planned?
Many conservation measures are necessary because building maintenance
was formerly inadequate. A cyclical maintenance plan should be established
to protect the building and the conservation work for the future.
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Heritage Plaque Program
The City of Vancouver plaque program applies to buildings protected
by municipal heritage designation or other legal agreements. It is an
important acknowledgement of the value of Vancouver's heritage resources.
Council and the Vancouver Heritage Commission endorse the plaque
program as an important part of the City's Heritage Conservation
Program. The plaque is intended to profile designated buildings and
increase
the awareness of both city residents, and visitors, of the significance
of our heritage.
The bronze plaque includes a V-shaped marker which
identifies the structure as a heritage building. The marker and the wave
motif taken
from the City Crest are highlighted in the City's official blue. The
accompanying
text describes a building's significance including date of construction,
architect or builder as well as comments on the architectural
style and any significant events or people associated with the building
including original or long-term owners.
List of municipally designated
buildings
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Heritage Commission
In 1974, Vancouver City Council adopted By-law No. 4800 to establish
the Vancouver Heritage Advisory Committee, and in 1994, adopted the
new
name of Vancouver Heritage Commission. The Commission's mandate is to
advise Council on:
- the need for preserving heritage buildings,
structures and lands which collectively represent a cross-section of
all periods and styles in the City's historic and cultural evolution;
- the costs and benefits of preservation;
- the compatibility of preservation with other lawful
uses of buildings, structures or lands;
- recommendation to Council respecting the designation
of heritage buildings, structures and lands and the demolition, preservation,
alteration or renovation of the buildings, structures and lands.
The Commission regularly reviews development inquiries and applications
involving heritage buildings. It provides advice to the Director of Planning
on issues around the protection, rehabilitation and restoration of these
buildings and sites and comments on other heritage incentives. The Commission
also hosts the annual Heritage Awards.
The 11 member Commission includes one Council member and ten members
of the community. Each year, five members are appointed by City Council
for a two year term. Commission meetings are held every three weeks on
Mondays at 11:00 a.m. at City Hall. Meetings are open to the general
public. For confirmation of meeting dates and times call the City Clerk's
office at 604.873.7276.
More Information,
agendas and meeting times
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Chinatown Historic Area Planning Committee
Membership
The Committee consists of 13 members appointed by City Council. The members
represent various groups as follows:
- two Architectural Institute of British Columbia representatives
- two Chinatown Merchants Association representatives
- two Chinatown Property Owners representatives
- one Chinese Cultural Centre representative
- one Chinese Benevolent Association representative
- one Dr. Sun Yat-Sen Garden Society representative
- one Heritage Vancouver representative
- one member-at-large
- one Planning Institute of British Columbia representative
- one S.U.C.C.E.S.S. representative
Duties
- The Committee advises the Director of Planning on
matters relating to the HA-1 and HA-1A zones.
- preserves and protects the heritage and character
of the Chinatown area.
- works with all City departments to develop and implement
area policies and programs.
Reappointment
Committee members are eligible to serve a maximum of four years on the
Committee.
Meetings
The Committee generally meets at 6:30 p.m. on the second Tuesday of each
month at a location in Chinatown.
Time Commitment
Committee meetings last approximately three hours. Members may also serve
on subcommittees which are formed from time to time. Preparation time
for all meetings is required.
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Gastown Historic Area Planning Committee
The Committee consists of 10 members appointed by the City Council. Each
year, Council appoints five members for a two-year period. Members are
drawn from individuals who live or work in the community. Members represent
elements of the Gastown area as follows:
- one community architect representative
- two community business representatives
- one community engineer representative
- one community heritage representative
- one community hospitality representative
- one community resident owner
- one community resident tenant
- two local property owners
Duties
The Committee:
- advises the Director of Planning on matters relating
to the HA-2 zone.
- preserves and protects the heritage and character
of the Gastown area
- works with all City Departments to develop and implement
area policies and programs.
Reappointment
Committee members are eligible for reappointment. There are limits on
terms.
Meetings
The committee generally meets at 4:00 p.m. on the third Wednesday of
each month at a location in Gastown.
Time Commitment
Committee meetings last approximately three hours. Members may also serve
on the Design Review Subcommittee or on another issue-related subcommittee,
requiring about three additional hours a month. Significant preparation
time is required for committee meetings.
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