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1215 Bidwell, Alan To Vancouver City Council, 10 Dec 2009
- 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
- 4. Madame Maxine McGillvary Maxine College of Beauty
- 5. Benjamin Tingley Rogers Rogers Sugar Co.
- 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.
- 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
- 21. 1916 Prohibition
- 26. Report Card re Heritage Conservation
- 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.”
- 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
- 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
- 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 )
- 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.
- 51. Heritage Building Plaque & Lasting Legacy
Editor's Notes
- 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.