ADMINISTRATIVE REPORT
Date: June 23, 1997
Dept. File No. MD A
TO: Vancouver City Council
FROM: Director of Community Planning on behalf of the Director of
Land Use and Development
SUBJECT: Heritage Designation of 2855 West 6th Avenue
RECOMMENDATIONS
A. THAT the building located at 2855 West 6th Avenue, listed on
the Vancouver Heritage Register in the 'B' evaluation
category, be designated as a Protected Heritage Property; and
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's 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 approval of the designation of the building at
2855 West 6th Avenue, as a protected heritage property.
BACKGROUND
The owners of this property have made a combined Development and
Building Application DB404190, to change the use of this one-family
dwelling to convert two bedrooms to Bed and Breakfast Accommodation,
which requires a parking relaxation of two parking spaces. The Director
of Community Planning on behalf of the Director of Land Use and
Development and is prepared to approve the application and parking
relaxation subject to the designation of the heritage building on this
site.
[SITE MAP]
DISCUSSION
Heritage Value
This building was built in 1912 and is a very good example of the
Craftsman style. Some of the building s more notable design features
include a second storey porch with a shed roof, elaborate stained glass
windows, and large brackets (see photo, Appendix A). The building is
listed in the 'B' evaluation category on the Vancouver Heritage
Register.
Compatibility of Conservation with Community Planning Objectives
The house is located in the Kitsilano neighbourhood and is zoned RT-7.
The intent of the RT-7 District Schedule ".. is to encourage the
retention and renovation of existing buildings which maintain an
architectural style and building form consistent with the historical
character of the area". The proposed conversion to Bed and Breakfast
Accommodation would retain the existing heritage building which is
consistent with the architectural character of Kitsilano.
Compatibility of Conservation with Lawful Uses of the Property and
Adjoining Lands
The proposed Bed and Breakfast Accommodation is permitted as a
conditional use in the RT-7 Zoning District Schedule. Parking
requirements for the Bed and Breakfast use call for two off-street
spaces to be provided. Under the provisions of section 3.2.1 (e) of the
Parking By-law, the Director of Planning is able to relax parking
requirements and may require heritage designation as a condition for
such a relaxation. There is no back lane on this block, therefore, no
parking can be provided at the rear of the site. One parking space, for
the use of the owner, is provided in front of the house on the property.
This application includes a request for relaxation of the off-street
parking requirements from 3 required to 1 provided. The Director of
Community Planning, on behalf of the Director of Land Use and
Development, is prepared to approve this relaxation subject to heritage
designation.
Condition and Economic Viability
The building is in good condition. There are no changes proposed to the
building as part of this application.
The applicant has determined that the retention of the building would be
economically viable if the proposed change in use and parking relaxation
are approved.
Support Required to Enable Conservation
The property owner has submitted a letter accepting the relaxation to
the off-street parking requirements to be granted under Development and
Building Application DB404190 as just and fair compensation for the
heritage designation of 2855 West 6th Avenue and waiving any future
compensation demands. Therefore, no further support to achieve
appropriate conservation of this building will be required.
Notification
The Director of Legal Services has prepared the necessary Heritage
By-law amendments and the requirements for notification, as specified by
the Vancouver Charter have been met.
Neighbourhood notification has also been completed as part of the
application process. Twenty-three neighbouring property owners were
notified of the proposed change in use and parking relaxation. One
objection was received by telephone and no written objections were
received. The concern raised was based on parking problems in the area.
The decision to relax two parking stalls will not set a precedent for
the area because it is a heritage site. Furthermore, the relaxation in
itself will not significantly impact the area's parking. This site is
located across from a school which can accommodate additional parking
during off-school hours, week-ends and summer vacations when guests
would most frequently be using the Bed and Breakfast.
Comments of the Vancouver Heritage Commission
The Vancouver Heritage Commission reviewed this application on May 5,
1997 and indicated support for the proposed change in use and parking
relaxation,in return for the heritage designation of the house at 2855
West 6th Avenue.
CONCLUSION
Council's long term goal is to protect heritage resources through
designation. The proposed development at 2855 West 6th Avenue is
compatible with community planning objectives and the zoning for the
site. The relaxation of off-street parking requirements, as permitted in
the Parking By-law, will ensure that the development is economically
viable and the owners have agreed that this is fair compensation for
designation. The designation of this building will ensure that it is
protected from inappropriate alterations or demolition in the future.
Therefore, it is recommended that Council amend Schedule A of the
Heritage By-law to designate 2855 West 6th Avenue, as a protected
heritage property.
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