ADMINISTRATIVE REPORT
BUILDING AND DEVELOPMENT
Date: April 17, 1996
Dept. File No. GMcG
TO: Vancouver City Council
FROM: Director of Land Use and Development
SUBJECT: Heritage Designation - 632-698 Hawks Avenue
RECOMMENDATION
A. THAT the heritage site at 632-698 Hawks Avenue, containing two
heritage houses which are listed on the Vancouver Heritage
Register in the "B" evaluation category, be designated as a
Protected Heritage Property.
B. THAT the Director of Legal Services bring forward for
enactment an amendment to the Heritage By-law.
GENERAL MANAGER'S COMMENTS
The General Manager of Community Services RECOMMENDS approval of A
and B.
COUNCIL POLICY
Council policy on heritage designation states, in part, that legal
designation will be a prerequisite to accepting certain bonuses and
incentives.
PURPOSE
This report seeks Council's support for the designation of the site at
632-698 Hawks Avenue as Protected Heritage Property in exchange for a
floorspace relaxation which the Director of Land Use and Development is
able and prepared to approve.
BACKGROUND
Prior to a fire last summer, three almost identical heritage houses were
located on the site at 632-698 Hawks Avenue. The fire damaged the
centre house and the most northerly house. The centre house will be
restored. However, the northerly house at 632-636 Hawks Avenue was so
badly damaged it was ordered demolished by the City Building Inspector.
Development Application Number DE400777 was received on December 29,
1995 which proposes to replicate the destroyed house, restore the two
remaining heritage houses and upgrade the landscaping throughout the
site. The RT-3 District Schedule allows the Director of Land Use and
Development to approve relaxations to any of the RT-3 regulations,
including floorspace, for the replication of a previously existing
pre-1920s one- or two-family dwelling, provided he has regard to the
intent of the Schedule and applicable policies and guidelines adopted by
Council. Because the relaxations are significant, the Director of Land
Use and Development has made heritage designation a condition for
development application approval.
DISCUSSION
Heritage Value
This group of three houses was originally completed in 1905 and are good
examples of the Edwardian Builder style that was prevalent in Vancouver
during the first decade of the century. All three houses have similar
detailing with bell cast roofs with a deep overhang; full width front
porches; front entrances placed asymmetrically to one side; and narrow
wood siding. The Buildings are listed in the "B" evaluation category on
the Vancouver Heritage Register.
The design intent is to replace the former house at 632-636 Hawks Avenue
so that it would be visually identical in size, form, detail and
materials to the original building. Heritage staff as a rule do not
encourage or support the replication of heritage buildings. However, in
this instance, the proposed replica building serves to complete and
revitalize the cluster of three almost identical circa 1905 heritage
houses that front on McLain Park. Without this third house, the value
of the site as a heritage landmark would be greatly diminished. The
replication of the one house is seen as restoring a destroyed portion of
a larger heritage artifact.
To ensure accurate replication, the architect measured the fire damaged
house before it was torn down.
Compatibility with Community Planning Objectives
The site is zoned RT-3 (see Appendix A). The intent of the zoning is
in-part to "encourage the retention of the neighbourhood and streetscape
character, particularly through the retention, renovation and
restoration of existing character buildings. ... Emphasis is placed on
the external design of additions to existing buildings and new buildings
to encourage the preservation of the historic architectural character of
the area".
The development proposal to restore the two remaining heritage houses,
replicate the third, and upgrade the landscaping is, therefore,
compatible with the community planning objectives.
Zoning Considerations
The development proposal, which includes rebuilding the former
non-conforming house, requires the following RT-3 zoning relaxations:
- floor space relaxation from the maximum permitted of 0.75 FSR
to 1.12 FSR (from 425 m2 (4,575 sq.ft.) to approximately 636 m2
(6,846 sq.ft.));
- 4 parking spaces required, 0 provided;
- maximum site coverage;
- maximum number of principal buildings; and
- minimum site area.
The Director of Land Use and Development is able and prepared to
approve these relaxations by way of Section 5.7(b) of the RT-3
District Schedule, given that the proposed new building will
replicate a previously existing building on the site.
Condition and Economic Viability
The two remaining buildings of the site are in varying condition
and the development application, if approved, will ensure they
are restored. The proposal will also include upgrading the
buildings to conform with the City's Building By-law
requirements. The destroyed house at 632-636 Hawks Avenue will
be replicated according to its original exterior design. The
centre house at 638 Hawks Avenue, which suffered some fire
damage, will be restored. The third house at 644 Hawks Avenue,
restored in 1991 and undamaged by the fire, will receive some
minor restoration work. The development application also
proposes to modify the landscaping so that the site is:
- more open and thus more secure;
- better integrated into its surroundings;
- more visible from the adjoining park; and
- has a more unified appearance.
The owner will be compensated for the additional cost of
restoring the heritage site through the floor space relaxations
requested in the development application.
Support Required to Enable Conservation
The additional floorspace, if approved by the Director of Land
Use and Development, will enable the owner to: replicate the
destroyed house; restore and designate the two remaining heritage
houses; and upgrade the landscaping throughout the site. In a
letter, on file with the Law Department, the owner accepts the
relaxation to be granted under Development Application Number
DE400777 as just and fair compensation for the designation of
632-698 Hawks Avenue and waives any future compensation demands.
Therefore, no additional support to achieve appropriate
conservation of this site is required.
Notification
As part of the Development Application review process, 28
neighbours were notified. Four responses were received, all of
which strongly supported the development proposal. One
respondant supported the proposal, provided the replication work
will be done accurately and with quality materials.
The Director of Legal Services has prepared the necessary
Heritage By-law amendments and requirements have been met for
notification, as specified by the Vancouver Charter.
Comments of the Vancouver Heritage Commission
The Vancouver Heritage Commission reviewed this application on
January 8, 1996 and supported the requested relaxations provided
the group of buildings as a whole were designated.
CONCLUSION
Council's long-term goal is to protect heritage resources through
designation. The owner of 632-698 Hawks Avenue has agreed to
heritage designation of the site and the restoration of the
heritage buildings in return for zoning relaxations which are
necessary to enable the destroyed heritage house to be rebuilt.
The Director of Land Use and Development is able and prepared to
approve these relaxations, including an increase to the maximum
permitted floorspace, if the site is designated.
The proposed designation of 632-698 Hawks Avenue and the
development proposal are compatible with community planning
objectives and the zoning for the site. The owners have agreed
that the proposed development, with the relaxations granted, is
economically viable and will not seek any future compensation
from the City.
Designation of the site and the two existing heritage buildings
will ensure that they are protected from inappropriate
alterations or demolition in the future. Therefore, it is
recommended that Council amends Schedule A of the Heritage By-law
to designate 632-698 Hawks Avenue as a Protected Heritage
Property.
* * * * *
General Mgr/Dept. Head Report dated: April 17, 1996
Author: Gerry McGeough
Date: Phone: 7091 IRTS Number:CC
This report has been Concurring Departments
prepared in consultation Law Department - B. Porter
with the departments listed
to the right, and they
concur with its contents.
A:005-4072.COV