Vancouver City Council |
ADMINISTRATIVE REPORT
DEVELOPMENT AND BUILDING
Date: January 8, 2003
Author/Local: Terry Brunette/6467
RTS No. 03162
CC File No.
TO:
Vancouver City Council
FROM:
Director of Current Planning in consultation with the Subdivision Approving Officer
SUBJECT:
Subdivision Through Heritage Revitalization Agreement and Designation - 786 East King Edward Avenue
RECOMMENDATION
A. THAT Council authorize the Director of Legal Services to enter into a Heritage Revitalization Agreement for the property at 786 East King Edward Avenue to:
· secure the protection and on-going maintenance of this "B" category Vancouver Heritage Register house;
· vary the RS-1S District Schedule of the Zoning and Development By-law including a floor space ratio increase from 0.44 to 0.69 for the existing heritage house on the proposed north parcel, so that no zoning non-conformities are created or exacerbated by the proposed subdivision; and
· vary the RS-1S District Schedule of the Zoning and Development By-law including a floor space ratio increase from 0.60 to 0.76 for the proposed south parcel, so that this parcel with its proposed house is compatible with the heritage house as well as marketable.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 786 East King Edward Avenue 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-term goal 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 heritage house by varying the zoning to enable subdivision to occur with the heritage house remaining in place and to enable a new single family dwelling on the proposed south parcel as set forth in Development Application DE 407002.
BACKGROUND & SUMMARY
The site is currently one 18.9 m by 40.8 m (62.0 ft. by 134.0 ft.) legal parcel located at the corner of East King Edward Avenue and Prince Albert Street (see Site Map, Appendix A ). The owner has submitted a preliminary plan to create two parcels retaining the heritage house on the proposed north parcel. (See Proposed Site Plan, Appendix B.)
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 be approved with the heritage house remaining in place and a new house constructed on the proposed south parcel.
This approach is consistent with heritage policy and practice and is a frequently employed means of successful heritage retention.
DISCUSSION
Heritage Value
The heritage house at 786 East King Edward Avenue is listed in the "B" category on the Vancouver Heritage Register. It is an important neighbourhood landmark informing us of the original architectural context of the area. Built in 1902, the house is larger in size than most in the immediate vicinity and has a full front and side verandah. Another distinguishing feature is the recessed upper porch balcony with an ornamental band of fretwork and distinctive curved spindles to the balustrade. This richly detailed balustrade has been repeated on the lower verandah. The drop siding to the first storey with narrow clapboard to the second is typical of this substantial builder house.
Compatibility of Conservation with Community Planning Objectives
The intent of the RS-1S District Schedule, where the site is located, 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 this intent by maintaining the character of the area and streetscape by preserving the heritage house, designing the new house to reinforce the character of the heritage house and retaining as much of the existing landscaping and trees as possible. Please refer to Appendix C for streetscape elevations.
Development Proposal & Compatibility With Land Use Regulations:
The preliminary subdivision application proposes to subdivide the existing 40.8 m (134.0 ft.) deep parcel into two parcels: a larger (north) parcel to contain the existing heritage house and a (south) parcel for the proposed new house as set forth in Development Application
DE 407002. The south parcel (fronting on Prince Albert Street) would have a depth of approximately 15.1 m (49.5 ft.). The north parcel (fronting on East King Edward Avenue) would have a depth of approximately 25.8 m (84.5 ft.). Please refer to Appendix B for Proposed Site Plan.The requisite HRA would vary the RS-1S District Schedule of the Zoning and Development By-law (as set out in the following two tables) so that non-conformities are not created by the proposed subdivision of the property and development of the proposed south parcel. The heritage house is not being relocated on the property and is not being enlarged or altered.
RS-1S District Schedule Variances for Existing Heritage House On Proposed North
Permitted
Proposed
Height *
9.2 m (30.18 ft.) max.
9.3 m (30.67 ft.) max.
Height (secondary envelope)
7.3 m (23.95 ft.) max.
8.0 m (26.10 ft.) max.
West Side Yard
2.0 m (6.51 ft.) min.
1.1 m (3.50 ft.) min.
Rear Yard *
11.7 m (38.48 ft.) min.
4.4 m (14.40 ft.) min.
Building Depth *
9.1 m (29.93 ft.) max.
14.9 m (48.75 ft.) min.
Floor Space Ratio
0.60 (295.5 m²) max.
(3180.6 ft².)0.68 (336.1 m²) max.
(3617.6 ft².)* 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.
RS-1S District Schedule Variances for New House on Proposed South Parcel
Permitted |
Proposed | |
Site Area |
334 m² (3595.3 ft²) min. |
279 m² (3007.0 ft²) max. |
Height (secondary envelope) |
9.8 m (32.15 ft.) max. |
11.9 m (39.00 ft.) max. |
Side Yard (north & south) |
1.5 m (4.85 ft.) min. |
1.4 m (4.75 ft.) min. |
Rear Yard |
8.5 m (27.90 ft.) min. |
1.2 m (4.08 ft.) min. |
Building Depth |
6.6 m (21.70 ft.) max. |
11.6 m (38.17 ft.) max. |
Floor Space Ratio * |
0.60 (167.6 m²) max.
|
0.76 (212.3 m²) max.
|
Site Coverage
|
167.6 m² (1804.2 ft²) max. |
174.6 m² (1879.4 ft²) max. |
Projections Into Required Yards |
Eaves-540 mm (1.75 ft.) max. |
Eaves-660 mm (2.17 ft.) max. |
* Note: Above grade FSR is 0.60 for proposed new dwelling.
Condition of the Property & Economic Viability of the Conservation
The present owner has maintained the heritage house in good condition and is committed to residing in and maintaining the condition and character of the heritage house. 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.
The proposed subdivision and floor space increases will ensure that the conservation of the heritage building is economically viable. The Manager of Real Estate Services advises that the proposed subdivision, retention of the heritage house on its existing site, and proposed redevelopment on the new south parcel, including all proposed variances, would not provide the applicant with an extraordinary profit. The owner is committed to enter into the Heritage Revitalization Agreement and designation with the City and waives future claims to compensation.
VANCOUVER HERITAGE COMMISSION and NEIGHBOURHOOD FEEDBACK
The Vancouver Heritage Commission reviewed and supported the subdivision scheme, proposed new house, and HRA on October 7, 2002. Notification letters were sent to 50 surrounding residences; no responses were received.
CONCLUSION
The recommended Heritage Revitalization Agreement and designation will enable subdivision and construction of a new single family dwelling on the proposed new south parcel, and will secure the long-term protection and conservation of the "B" listed Vancouver Heritage Register house. The additional floor area of the new house on the proposed south parcel is a heritage incentive which makes this conservation scheme viable.
* * * *
__________________________________________________________________________
General Mgr./Dept. Head:
______________________________________
Date:
_____________________________________
This report has been prepared in consultation with the departments listed to the right, and they concur with its contents
_____________________________________
Report dated: January 8, 2003
__________________________________________
Author: Terry Brunette
___________________________________________
Phone: 6467
___________________________________________
Concurring Departments:
Legal Services, Joe Stubbs _____________
Real Estate Services, Leigh Gayman_____________
Subdivision, Annetta Guichon ___________
___________________________________________
APPENDIX A: SITE MAP
PLEASE REFER TO HARD COPY COUNDIL REPORT FOR FULL APENDICES B & C.