ADMINISTRATIVE REPORT
Date: January 13, 2004 Author/Local: G.McGeough/7091
RTS No. 03899
CC File No. 1401-63
Meeting Date: January 29, 2004
TO: |
Vancouver City Council |
FROM: |
Director of Current Planning |
SUBJECT: |
977 West 8th Avenue - Designation and Heritage Revitalization Agreement |
RECOMMENDATION
A. THAT Council authorize the City to enter into a Heritage Revitalization Agreement for the site at 977 West 8th Avenue to secure the rehabilitation of the "Taylor House" and to vary the:
· FM-1 District Schedule of the Zoning and Development By-law to permit a floor space ratio increase from the conditionally permitted 1.5 to 1.71; to vary the height as indicated under Development Application DE407827;and to make the five unit dwelling an outright rather than conditional use; and
· Development Cost Levy By-law to set the rate at $26.91 per m².
B. THAT the "Taylor House" heritage building at 977 West 8th Avenue, listed in the "B" category on the Vancouver Heritage Register, be designated as Protected Heritage Property.
C. FURTHER THAT Council instruct the Director of Legal Services to bring forward for enactment a by-law to authorize the Heritage Revitalization Agreement and a by-law to designate the heritage building.
GENERAL MANAGER'S COMMENTS
The Director of Community Services RECOMMENDS approval of the foregoing.
COUNCIL POLICY
Heritage Policies and Guidelines.
PURPOSE
This report seeks Council approval to designate and enter into a Heritage Revitalization Agreement (HRA) with the owners to secure the conservation and protection of the Taylor House at 977 West 8th Avenue.
BACKGROUND AND SUMMARY
The site is located in Fairview Slopes and zoned FM-1 and has a 15.24 m (50 ft.) frontage. The owners have submitted Development Application DE407827 proposing to rehabilitate and designate the heritage house as part of the redevelopment of the site and are seeking height and floorspace zoning variances and partial DCL relief to make it viable .
DISCUSSION
Heritage Value: This Edwardian Building house has heritage value in the neighbourhood and the city as a home typical of the original development of the Fairview Slopes. It was constructed in 1912, at the height of the first build-out of the area.
In 1912, Fairview Slopes comprised about 600 homes on 30 city blocks. Out of the few dozen houses that remain today surrounded by "second growth" apartment buildings, Taylor House is part of the sole remaining cluster of four consecutive heritage houses in the area. This cluster includes the only house in Vancouver that was the home of a sitting Canadian Prime Minister - the Rt. Hon. Kim Campbell's 1912 house at 963 West 8th Avenue. Taylor House is the last remaining of the four houses the Taylors built between 1900 and 1913 on their land that extended to the corner at Oak Street. It is "B" listed on the Vancouver Heritage Register.
Revitalization Program: The development application proposes to retain and move the heritage house forward on the site. The east and north facades which would be the most visible from the street would be restored and the interior renovated and expanded to create a five-unit multiple dwelling that would occupy the majority of the site.
Compatibility with Community Planning Objectives: The intent of the FM-1 District is to enhance the small-scale residential character of the Fairview Slopes neighbourhood by encouraging retention of the existing houses and permitting new low-profile residential development which may include some compatible commercial, light industrial and ancillary uses, designed to optimize the amenities inherent in the topography and location of this Central Area neighbourhood. By rehabilitating the heritage house and constructing a compatible new addition, Development Application DE407827 meets the intent of the zoning and guidelines.
Economic Viability: To make the rehabilitation of the house economically viable, the owner has requested floor space and height increases and a Development Cost Levy (DCL) By-law variance. The owners are prepared to enter into an HRA and designate the heritage house and have agreed that the variances to the Zoning and Development By-law and DCL By-law represent fair and complete compensation in exchange for the designation of the property and have waived their rights to further compensation.
The Manager of Real Estate Services analysed the project economics and determined that the trade-off between the additional floor area, DCL relief and additional heritage cost is fair and reasonable, and that the development profit is reasonable and not excessive.
Zoning Variances: The recommended HRA will vary the following provisions of the FM-1 District Schedule:
REGULATION |
PERMITTED/REQUIRED |
PROPOSED | |
Height |
- north property line |
10.7 m (35.10 ft.) |
12.6 m (41.43 ft.) |
- south property line |
7.6 m (24.93 ft.) |
11.1 m (36.48 ft.) | |
Floor Space Ratio |
0.6 outright
|
1.71 outright | |
Consistent with standard practice, it is also proposed to vary the FM-1 District Schedule to make multiple conversion dwelling and multiple dwelling outright uses rather than conditional. This is important because of the obligation to replicate the house following damage or destruction and because each strata unit will likely be separately owned. Each of the five owners (and their insurance company) will want the firm assurance that the four strata units can be rebuilt.
DCL Variance: An HRA has the ability to vary the DCL By-law as one of the incentives to assist owners with the hardship of conserving a building on the Heritage Register. This provision has been used from time to time when compensation for heritage retention can not be fully achieved through a floor space increase. Real Estate Services analysis has determined that setting the DCL rate at $26.91 per m² ($2.50 per sq.ft.) is justified to assist with economic viability of conservation.
Notification: As part of the Development Application review process, a sign was placed on site and 552 surrounding property owners were notified. Two responses were received, both opposing the requested variances. One respondent is concerned about the impact the density increase would have in generating additional vehicular congestion and parking problems in the area. The second respondent opposed the proposed height variance as he felt it would set a precedent for future development in the area resulting in his residential unit's view of the mountains being obscured.
Staff assessment is the requested 115.7 m² (1,245 sq.ft.) floor space increase is roughly equivalent to adding one dwelling unit to the site which in itself will not generate a noticeable increase to the traffic congestion in the area. It will not unduly impact street parking as the proposal provides underground parking in accordance to the parking bylaw. The requested height variance would not set a precedent for increased heights for future development in the area, because it is for the sole purpose of assisting heritage conservation and Council deals with heritage variances on case by case basis. It should also be noted that there are no Heritage Register sites in the block across the street to the north of the respondent's site. In conclusion, staff recommends the variances be supported by Council as they are necessary for preserving this heritage house and the resulting urban design impacts are negligible.
The Director of Legal Services has prepared the necessary legal agreements and the notification requirements, as specified in the Vancouver Charter, have been met.
Comments of the Vancouver Heritage Commission: On October 6, 2003 the Heritage Commission reviewed and supported the development application and zoning variances subject to minor design changes that will be addressed in the conditions of development application approval.
CONCLUSION
The house at 977 West 8th Avenue is a valuable component of the history of the area and
merits conservation. Its retention is an objective of the FM-1 zoning and is supported bythe VancouverHeritage Commission. The requested floor space, height and DCL variances represent fair compensation to the owner for the hardship of conservation. Therefore, staff recommends that Council support the requisite HRA and designate the heritage "B" house as Protected Heritage Property.
- - - - -
APPENDIX A
Site Map
* * * * *
