WESTERN FRONT BUILDING

Rezoning Application

PLANNING & DEVELOPMENT SERVICES (REZONING CENTRE)

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1. Name, address, phone and fax numbers and e-mail address j .\..-· ~: :: :;.:.;: 3 . .0.3 ... 5..&S.7 ... <9.?:H. . J9VEAJli£ ! ~ • '• ' I ~ ~ " ' • • o ' '• • • O ' ' • • • • ' 'o o ' o 0 ' o o o • • • ' • •" ' '• " 0 0 o • o o o I o .. •' o ' • •

The building is owned by four tenants in common: l R·-' ~ e:- ~ · ; ·:- j : ..... .. ... .. .. .. .... ..... ... .. ... ... .. .. .. .. .... .. .... ... .

Hank Bull, Peter Bingham, Jane Ellison and Eric Metcalfe. ·~ ----- ----·---·-- ·- -------- - -

Contact telephone for Hank Bull: home 604-876-1548 eel 604-788-5280 email: hank@hankbull.ca

2. Properly address and legal description

Property address: 303 East 8th Avenue, Vancouver, V5T 1 S1

Legal description: LOT 16 BLOCK 42 PLAN 197 DISTRICT LOT 200A

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3. Brief description of the current use and development of the site and its surroundings

Current use: The building has functioned as a visual and performing arts centre since 1973. It operates at the edge of a residential neighbourhood and close to the intersection of Kingsway, Broadway and Main Street. It is half a black away from the new community centre and public library at #1 Kingsway.

Proposed project: The intention of this rezoning request is to legitimize the arts and cultural uses of the property and to secure this public benefit for the future . While no new construction or renovation is proposed at present, a planned renovation would include heritage restoration, new foundations with poured concrete basement, and improvements to the public and domestic spaces.

4. Brief Description of Proposal

• History The building is listed as Heritage Class B. The original owners were the Knights of Pythias, who constructed the building in 1922 as a lodge hall and social club. The Knights sold the property to the current owners in 1972. Since then it has been used as a visual and performing arts centre. It also houses apartments that are the principle residence of two of the owners. Many of the original interior fixtures remain as they were in the days of the Knights of Pythias.

• Physical characteristics The building is three stories high, of high quality wood frame construction. It is well maintained. Site area is 5,978 square feet. Total net floor area is 10,233 square feet. This amounts to a density FSR of 1.71.

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• Program and function The building has two tenants :

The Western Front Society, a multi-disciplinary artist-run centre, registered as a non-profit society and charity in 1973

EDAM Experimental Dance and Music, a non-profit society established in 1982

Each tenant signed a 1 0-year lease in 2004 with right to renew for a further 10 years, or until 2024. The leases are triple net and held at extremely faourable rates. Basic rent is currently $3.15 per square foot. Current operating costs are $3.30 per square foot.

Spaces open to the public include an art gallery (600 sf), a dance studio with beautiful maple floor (1800 sf) and a carpeted ballroom with a vaulted ceiling, which is used as a space for live performance, meetings and social events (1800 sf). These spaces are supported by offices, a kitchen, laundry, storage, and bathrooms.

In addition to the tenants, two of the four owners maintain their principle residences in the building and oversee its operation and maintenance.

Building Uses by the Tenants

Since 1973, the building has been used and continues to be used by the tenants for the following purposes:

Dance Studio • Classes in contemporary dance, fitness, yoga, meditation, tango and salsa • Rehearsals by the resident dance company, EDAM (Experimental Dance &

Music) Studio performances by EDAM and its guest artists

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Art Gallery • Exhibitions of visual arts • Receptions for the opening of exhibitions

Performance and Assembly Hall Concerts of jazz, acoustic music, experimental electronic music

• Lectures, including symposia, poetry readings, book launches • Meetings, including staff, board, planning and community meetings • Receptions, including celebrations, wakes and weddings

Workshops in singing, music performance, new media production Recordings of music, video, photography and sound

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Capital Flow

Some activities of the tenants are available to the public free of charge. Admission is frequently charged by the tenants for events, such as concerts, screenings, lectures and dance performances. From time to time, the tenants may rent out their spaces to third parties for events such as weddings, record and book launches, etc. Any income from admissions and space-rental is collected by the tenants and used to cover their operational expenses. Both tenants receive annual operating grants from the Office of Cultural Affairs of the City of Vancouver.

Ongoing Maintenance and Planning

1994 Heritage restoration planning with Barry McGinn Architects 2002 Arts renovation planning with Birmingham & Wood Architects 2000 New rooves 2000 Repainting and carpeting of ballroom 2004 Repair and complete repainting of the building exterior 2005 Restoration of heritage vents on roof 2008 Replumbing of cold and hot water system 2010 New floors in common areas, upgrade to heating system 2011 Electrical upgrade to meet current human safety code, approved 2012 Refurbish main hall with heritage restoration of original windows

5. Brief description of applicable plans, policies and guidelines for the site

• _How does your proposal vary from existing zoning, policies and guidelines?

The current uses of the building do not fit the zoning, which is residential. Even if the property were regarded as a club, many of the functions of the building would not be allowed under this designation.

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Library and archives • A significant collection of books, video and audio recordings, ephemera and

works of art

Multi-media Production Studios • Computer-based editing of audio and video

Offices • Administrative offices to support the work of the tenants

Kitchen The original kitchen of the Knights of Pythias serves staff and occasional social events

Building Uses by the Owners

The building is used by the owners for the following purposes:

Residential Apartments • Two apartments, each used by one of the four owners as the personal and

principle residence of that owner

One apartment located on the third floor, has been in use since the building was constructed in 1922 and is shown on the original plans. The second apartment, located on the ground floor, has been in continuous use as an owner's apartment since 1973.

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6. What is the rationale for supporting the rezoning? List your reasons why your proposal is in the public interest and should be approved.

After extensive and careful consideration by the City of Vancouver staff, working closely with the building owners and leaseholders, it has been decided that the public interest will best be served by a site-specific rezoning of the property that will describe and permit the current arts and cultural uses, under the designation of "artist-run centre" .

The owners and tenants of the building understand the rezoning within the context of a regulatory review or performing arts facilities being undertaken by City staff with a view to better accommodating arts and culture facilities within the planning and development objectives of the City of Vancouver. We are honoured that the building has been chosen as a "pilot" project in this process and excited by the opportunity to work with City staff. We are optimistic that the lessons learned in the rezoning of the Western Front Building can improve the regulatory environment for others arts groups and contribute in a positive way to the Mount Pleasant Community Plan and the Culture Plan 2008-2018.

The Mount Pleasant Community Plan, adopted by Council on November 20, 2010, identifies arts and culture as one of the keys to the future development of the neighbourhood. Citing from the document:

Overarching Principles: 3.9 Culture

Strong focus on a creative community • Retain existing- and develop new- gathering, creation, production,

presentations, and support spaces (with an emphasis on flexible use) for cultural, social and economic activities, which contribute to the neighbourhood character, reflect its wide-ranging creativity, and also mirror its multicultural identity.

• Recognize that Mount Pleasant is a valuable economic development asset to the whole of Vancouver because of its vibrant and creative community which attracts visitors and residents .

Policies: 4.10 Culture

• Address issues related to City policy respecting arts and culture, including zoning, guidelines, and other policies and enforcement practices. Review zoning for artist live-work studios and other related policy, to promote affordability and use by artists.

• Seek to provide diverse and affordable housing options for artists

The proposed rezoning of the Western Front Building falls clearly within the aims and objectives of the Mount Pleasant Community Plan.

It is in the public interest to encourage the arts sector, which, as many studies have shown, makes a significant contribution to the economy, social cohesion, safety, health and the quality of life.

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Its positive role in the community is underlined by the fact that the Western Front Building has maintained excellent relations with its neighbours throughout its existence, with virtually no opposition to its activities and only rare complaints.

7. Public Benefits

• Brief description of what community benefits will be provided.

"Artist-run centres" play a significant role in the cultural ecology of the city. They are multi-faceted laboratories where artists can explore and experiment in a non-commercial setting. They nurture new talent, generate innovative ideas and make a valuable contribution to the creative economy. They involve the public in the creative process. The Pacific Association of Artist-Run Centres (PAARC) counts sixteen members in the City of Vancouver. There are many more unofficial artist-run centres in storefronts and industrial zones throughout the city.

The Western Front Society is one of oldest artist-run centres in the country and EDAM is similarly one of Canada's premier independent dance companies. In addition to their local impact, their international reputation helps to build Vancouver's image abroad as a creative, attractive city.

The public benefit of these two organizations is proven by close to four decades of successful operation. The very concept of "artist-run centre", as well as the zoning identification of "artist live/work", the growth of Mount Pleasant as an arts and culture hub, and seminal ecological concepts such as the proposed daylighting of creeks (see Mount Pleasant Community Plan, 1984, Brewery Creek Project), can all be traced back to the Western Front Building.

As owners we have decided that the main purpose of this property should be to function as an artist-run centre in perpetuity. We propose that a zoning designation be created that combines the following existing uses: residential, artist studio, dance and recording studio, and public assembly. Both owners and tenants would be very happy if the zoning regulations for RM4 could be amended to allow this use.

In addition to securing its use as an artist-run centre, the owners would like to see the building maintained as an iconic heritage monument. With its high quality construction, its distinctive look and its long history as a the home of the Knights of Pythias (since 1922) and the Western Front (since 1973) this building speaks not only to the past but also to the future. At the same time that it bears witness to the people who built the city, it functions as a dynamic, innovative centre for artistic production and presentation.

As Mount Pleasant is transformed by the construction of new apartment and commercial buildings, the Western Front Building adds character and variety to the built environment . Virtually next door to #1 Kingsway, it is an eloquent symbol of a rich cultural history and a vibrant contemporary scene. The Western Front building provides tangible evidence of the contribution made by artists to the vitality of Mount Pleasant and the life of the city.

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8. Development Plans

Current FSR is 1.69. No increase is proposed.

The owners want to ensure the preservation and the viability of the building for many years to come. To this end, a comprehensive renovation would include the following elements:

New foundation and basement. The building currently has a partial basement (laundry room, storage and furnace room). The construction of a poured concrete foundation and basement would add approximately 4,000 square feet of below grade floor space.

New Foyer. Creation of an expanded reception area including new front doors, reception desk, improved way-finding and security.

HVAC improvements. New bathrooms, insulation, furnace, etc.

Restoration of the marquee. The original marquee hung as a canopy over the front door. It was made of cast iron and included rear lit signage panels. The marquee was removed in the late 1970s. A permit application is currently being processed for the replacement of this feature.

This re-zoning application has been prepared by Hank Bull on behalf of Peter A. Bingham, Jane Ellison and Eric Metcalfe, building owners and Western Front Scoiety and EDAM Society, leashold tenants.

Hank Bull Date

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