Agenda Index City of Vancouver

ADMINISTRATIVE REPORT

TO:

Vancouver City Council

FROM:

Director of Current Planning

SUBJECT:

Heritage Designation - James Shaw House (570 West 7th Avenue)

 

RECOMMENDATION

GENERAL MANAGER'S COMMENTS

COUNCIL POLICY
Council policy on heritage designation states, in part, that "legal designation will be a prerequisite to accepting certain bonuses and incentives".
Council has instructed the Development Permit Board to give special attention to the resources on the Vancouver Heritage Register when approving any conditional use or in an area zoned comprehensive development, so that whenever possible, resources on the Register are conserved.

PURPOSE
This report seeks Council approval of the designation of the Shaw House at 570 West 7th Avenue as a protected heritage property.
BACKGROUND
A development application by Cressey Development was approved by the Development Permit Board on June 2, 1997 to permit a 3.0 FSR mixed-use commercial and residential development, including the relocation, rehabilitation and designation of the James Shaw House. No public open space was provided for.
In October 1997, Council approved the designation of the James Shaw House. However, due to changing real estate market, the developer did not proceed with this approval and the Designation By-Law was not enacted. The development permit was also not issued.
Cressey Development has now submitted a new Development Application DE406035 proposing a 6-storey health care office building with retail at grade and three levels of underground parking, including the relocation, rehabilitation for office use and designation of the James Shaw House . On November 14, 2001, the Development Permit Board approved the application subject to certain conditions, including designation in exchange for the requested floor space increase approximately equal to the density contained within the heritage house.
DISCUSSION
Heritage Value
The James Shaw House was completed in 1894-95 and is one of the oldest remaining buildings in Fairview. Designed in the Queen Anne style, the house has elaborately decorated wood detailing and trim, as well as patterned shingles and decorative barge boards. The house has L-shaped plan with a two-storey bay window on the front elevation. A second storey open porch is located above the main entrance. The building is listed in the "B" evaluation category on the Vancouver Heritage Register.
Compatibility with Community Planning Objectives
The site is located in the C-3A zoning district. The proposed use of retail, office and health care office are outright uses and are appropriate for this site. A total density of 3.05 FSR, which is above the maximum permitted of 3.0, is requested in exchange for the rehabilitation and designation of the Shaw House which meets city-wide heritage objectives.

Compatibility of Conservation with the Zoning and Adjoining Land
The Development Permit Board has the authority under Zoning and Development By-law Section 3.2.5. to relax the floor space up to 10% of the otherwise permitted density where literal enforcement would result in unnecessary hardship in carrying out any restoration of a historic building. The requested floor space ratio increase is 0.05 (approximately 115.2 m² or 1,240 sq.ft.) or 1.7% over the maximum permitted of 3.0. Real Estate Services staff have determined that the requested floor space increase would not create a windfall profit for the owner. The requested increase in floor area is approximately equivalent in value to the cost of restoring the exterior of the James Shaw House.
When considering a floor space relaxation, Council heritage policy also requires the Development Permit Board to consider its impact upon livability and environmental quality of the neighbourhood and the appropriateness of requiring heritage designation as a condition of approval. Staff assessment is that the additional floor space, entirely contained in the heritage house, results in minimal negative impacts. The positive aspect of a heritage streetscape facing Ash Street and the associated corner open plaza create a notable contribution to the livability and environmental quality of the neighbourhood. The Development Permit Board supported the floor space increase subject to Council approving the designation of the heritage house.
Condition and Economic Viability
The James Shaw House has deteriorated substantially over the past few years due to lack of maintenance. The front porch and some exterior detailing have been removed but the bay window is still in adequate condition. The summer kitchen at the rear of the house is proposed to be removed and the house will be converted to office meeting areas. The prompt rehabilitation of the James Shaw House will be secured by an accompanying registered agreement.
The owner has determined that the relocation, rehabilitation and designation of the Shaw House would be economically viable if the proposed floor space relaxation is approved.
Support Required to Enable Viability
The owner has submitted a letter accepting the floor space relaxation proposed in Development Application DE406035 as just and fair compensation for the designation of the James Shaw House and waives any future compensation demands. Therefore, no additional support to achieve appropriate conservation of the house is required.

Notification
The Director of Legal Services has prepared the necessary Heritage By-law amendment. The requirements for notification, as specified by the Vancouver Charter, have been met. Once the James Shaw House is relocated to Ash Street, a by-law amendment will be forwarded to Council to reflect the change in the address and legal description of the building.
Comments from the Vancouver Heritage Commission
On September 24, 2001, the Vancouver Heritage Commission reviewed and supported the development application and floor space relaxation subject to a more compatible resolution of the exterior and window detailing and to further research on the original colour scheme of the heritage house. The owner engaged a heritage architect whose conservation specifications and drawings satisfactorily addressed these issues.
CONCLUSION
Council's long term goal is to protect heritage resources through designation. The owner of the historic James Shaw House had agreed to the designation of the building in return for the floor space relaxation supported by the Development Permit Board. The proposed rehabilitation and designation of James Shaw House are compatible with city-wide heritage and zoning objectives and will ensure its protection from deterioration, alterations and demolition in the future.

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APPENDIX A

Site Map Showing Location of the James Shaw House site
570 West 7th Avenue (2300 Ash Street)

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PH021022.htm

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