POLICY REPORT
DEVELOPMENT AND BUILDING

Date: October 24, 2001
Author/Local: Terry Brunette/6467

RTS No.: 02318

CC File No. 1401-38

TO:	Vancouver City Council
FROM:	Director of Current Planning in consultation with the Subdivision Approving Officer
SUBJECT:	Heritage Revitalization Agreement and Designation - 2439 Eton Street

RECOMMENDATION

A. THAT Council authorize the Director of Legal Services to enter into a Heritage Revitalization Agreement for the property at 2439 Eton Street to:

· secure the protection and on-going maintenance of this "B" category Vancouver Heritage Register building;
· vary the RS-1S District Schedule of the Zoning and Development By-law including a floor space ratio increase from 0.6 to 0.7 on the proposed east parcel, in order to enable favorable consideration of site subdivision by the Approving Officer.

B. THAT the Director of Legal Services bring forth the by-law to authorize the Heritage Revitalization Agreement; and,

C. THAT the Director of Legal Services bring forth the by-law to designate the house at 2439 Eton Street as Protected Heritage Property.

GENERAL MANAGER'S COMMENTS

The General Manager of Community Services RECOMMENDS approval of A, B, and C.

COUNCIL POLICY

Council's Heritage Policies and Guidelines state that buildings "identified in the Vancouver Heritage Register have heritage significance" and that "the City's long-termgoal is to protect through voluntary designation as many resources on the Vancouver Heritage Register as possible."

PURPOSE

The purpose of this report is to seek Council approval of a Heritage Revitalization Agreement (HRA) and designation to secure the conservation of the "B" listed house on the Vancouver Heritage Register by varying the zoning to enable subdivision to occur.

SUMMARY

Background

The site is located at 2439 Eton Street in the RS-1S District and comprises one 20.1 m
(66 ft.) wide legal parcel totalling 748.0 m² (8,052 sq.ft.). The site fronts on Eton Street, with the heritage house located on the easterly side. The owner, Benchmark Construction, has submitted a preliminary plan to create two parcels with the heritage house on the easterly one in its original location.

Currently, the subdivision cannot be approved because the Approving Officer may not create parcels which result in zoning non-conformities where an existing building is to be retained. The owner has therefore requested to enter into the recommended HRA with the City to vary the zoning so that subdivision can occur.
DISCUSSION

Heritage Value

The heritage house at 2439 Eton Street is a fine example of the "Craftsman" Style, makes a significant contribution to the architectural context of the area, and is listed in the "B" category of the Vancouver Heritage Register. It was built in 1912 and has remained in the builder's family until sold within the past year. Under this continuous family ownership it has been maintained in exceptional condition with all the original details intact.

It is a fine and representative example of the smaller " Craftsman" Style house in Vancouver. Simple, gable-end massing is enhanced with the asymmetrical placement of the bay window within the front verandah recess. Materials (horizontal siding to the basement, painted
shingle to the remainder of the house) are typical of this style. An elaborate level of detail including dentilled barge boards, decorative brackets, bay windows, stained glass, and a distinctive, curved balcony recess to the second floor, distinguishes this house from more conventional examples.

Development Proposal & Compatibility With Land Use Regulations:

The preliminary subdivision application received on December 4, 2000, proposes to subdivide the existing 20.1 m (66.0 ft.) wide parcel into two parcels: a larger (east) parcel to contain the existing heritage dwelling and a (west) parcel for redevelopment in accordance with the regulations of the RS-1S (Zoning) District. As proposed, the east parcel would have a width of approximately 10.46 m (34.32 ft.). The west parcel would have a width of approximately 9.66 m (31.68 ft.). The proposed parcels meet the minimum width and area requirements of Subdivision By-law No. 5208 and are generally consistent with the established parcel pattern in the immediate vicinity.

A Heritage Revitalization Agreement (HRA) is proposed between the City and the owner of this site, Benchmark Construction Co. Ltd. The HRA would vary RS-1S (Zoning) District Schedule regulations so that non-conformities are not created by the subdivision of the property. The house is not being relocated on the property and is not being enlarged or altered. The following variances result from the "existing" size and location of the house in the context of a new smaller lot.

RS-1S District Schedule Variances for Existing Heritage House On Proposed East Parcel

	Permitted	Proposed
Height +	9.2 m (30.18 ft.)	9.5 m (31.2 ft.)
Front Yard +	7.4 m (24.4 ft.)	5.9 m (19.3 ft.)
East Side Yard +	1.0 m (3.43 ft.)	0.67 m (2.17 ft.)
Area	233.4 m² (2512.0 sq. ft.)	270.5 m² (2912.0 sq. ft.)
Floor Space Ratio	0.60	0.70
Floor Space Ratio (Above Grade)	207.8 m² (2,237 sq. ft.) 0.20 + 1400 sq. ft.	270.5 m² (2,912 sq. ft.) 0.36 + 1400 sq. ft.
Number of Storeys +	2.5 + Bsmnt.	3.0

+ These non-conforming conditions already exist and are included in the HRA to enable the heritage house to be repaired or replicated if damaged in the future.

Compatibility of Conservation with Community Planning Objectives:

The site is located in the RS-1S Zone. The intent of the RS-1S District Schedule is, in part, to:

"...maintain the single-family residential character of the RS-1 District...and encourage new development that is similar in character to development in the RS-1 District. Emphasis is placed on encouraging neighbourly development by preserving outdoor space and views. Neighbourhood amenity is enhanced through the maintenance of healthy trees and planting which reflects the established streetscape.

This proposal meets the intent of the zoning by-law by maintaining the character of the area and streetscape by preserving the heritage house and retaining as much of the existing landscaping and trees as possible. The HRA and designation will require subsequent changes to the building to be subject to a Heritage Alteration Permit (HAP), and will also require replication of the heritage house in the event of damage or destruction.

Condition of the Property & Economic Viability of the Conservation:

The heritage house has been maintained in good condition with significant original materials, details and finishing. Only minor maintenance is required to maintain the house in its present condition. The present owner is committed to residing in and maintaining the condition and character of the heritage house. The proposed subdivision will ensure that the conservation of the heritage building is economically viable.

Support to Enable Conservation:

The Manager of Real Estate Services advises that the proposed subdivision, and retention of the heritage house on its existing site, including all variances previously described, would not provide the applicant with an extraordinary profit based on an analysis of this proposal. The owner is committed to enter into the Heritage Revitalization Agreement and designation with the City and waive future claims to compensation.

COMMENTS OF THE VANCOUVER HERITAGE COMMISSION

The Vancouver Heritage Commission reviewed and supported the concept of subdivision, and the requisite HRA on July 23, 2001.

NEIGHBOURHOOD NOTIFICATION

Notification letters were sent to 28 residences in the neighbourhood. One response was received. Concern was expressed over what could be allowed on the newly created vacantparcel. The respondent's concerns were addressed when staff followed up and assured the respondent that any new construction on the vacant parcel would be in conformity with the RS-1S District Schedule of the Zoning and Development By-law.

CONCLUSION

The conservation of this heritage building will be achieved by the proposal to subdivide the site retaining the heritage house on its original foundations on a new easterly parcel. The recommended Heritage Revitalization Agreement and designation will secure the long-term protection and conservation of this "B" listed Vancouver Heritage Register house.

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(c) 1998 City of Vancouver