City of Vancouver

POLICY REPORT

BUILDING AND DEVELOPMENT

TO: Vancouver City Council
FROM: Director of Community Planning on Behalf of Land Use & Development
SUBJECT: Heritage Revitalization Agreement and Designation -

Morrisette Farmhouse, 5503 Blenheim Street
 

RECOMMENDATION

GENERAL MANAGER'S COMMENTS

COUNCIL POLICY

Council policy on heritage designation states, in part, that:

PURPOSE

This report seeks Council's support for the Heritage Revitalization Agreement (HRA), designation and a related registered agreement to secure the protection of the Morrisette Farmhouse and to assist the owner with the hardship of rehabilitating and protecting it by varying certain land use bylaws.

BACKGROUND and SUMMARY

The Morrisette Farmhouse, located at 5503 Blenheim Street in the Dunbar district, currently straddles two RS-5 parcels (see map below). A new dwelling could be developed on each parcel without requiring subdivision, if the heritage house was demolished. During the past several years the owner, Victoria Zabolotny, and her architect, Rick Balfour, have explored options to economically preserve this heritage building and its historic setting. Their preliminary subdivision plan and development application DE216859 have both been supported by staff subject to Council approval of the requisite HRA and designation, among other conditions.

The preliminary subdivision application proposes to re-subdivide the two existing parcels to allow the Morrisette Farmhouse to reside on its own parcel and free up a second parcel for development of a new single family dwelling. Following re-subdivision of the site, the historic farmhouse would be rehabilitated, upgraded to conform to building bylaw regulations and converted to three dwelling units, as proposed in development application DE216859.

In response to concerns of the surrounding neighbours, changes were made to the development application and conditions of approval were set to: increase on-site parking; enclose parking and garbage areas; reduce the amount of raised deck area and privacy overlook; and secure the prompt rehabilitation of the heritage building.

(map)

DISCUSSION

Heritage Value: The Morrisette Farmhouse, listed in the `B' evaluation category on the Vancouver Heritage Register is a valuable heritage resource for several reasons. Built in 1914 for the Morrisette family on what was then a ten-acre parcel of land, it is a rare example of a historic farmhouse in the Dunbar area. Surrounded by streets on three sides, it remains prominent in the landscape and is a local neighbourhood landmark. It is a good example of the classic box style farmhouse, featuring a generous verandah that wraps around the south and east facades, and a random-cut granite ashlar foundation. A perimeter garden wall, also in granite, is a strong feature of the landscape.

Compatibility with Community Planning Objectives: This site is located in the Dunbar area and is zoned RS-5. The intent of the RS-5 District Schedule is to:

The proposed form of development fully meets the intent of the schedule by preserving the existing house, healthy trees and other landscape features, and by proposing a new single family dwelling that is compatible with the form and design of the existing development. The farmhouse was originally constructed as a single family dwelling and would continue to retain this appearance following its conversion into three units.

Subdivision Variances: The site currently consists of two parcels having north-south orientation fronting onto West 39th Avenue and backing onto Mayfair Avenue. The heritage house straddles the two parcels. The proposed subdivision (see site plan Appendix A) would re-orient the parcels in a east-west direction.

This re-subdivision cannot be approved without an HRA for the following reasons: the proposed south parcel (for the new house) would not comply with the minimum parcel area standards in the Subdivision By-law specified for this area; and the subdivision would create a number of zoning non-conformities when the heritage house is considered in the context of the proposed north parcel. The Subdivision Approving Officer has granted preliminary approval subject to the requisite HRA being approved, among other conditions.

Zoning Variances: The most substantive zoning variance is the increase in the number of dwelling units in the farmhouse from one to three. This increase serves to help offset the financial hardship of retaining, rehabilitating, upgrading and protecting the heritage house.

The total floor space calculations are described below:

  Conditional Permitted Proposed* Usable**
Heritage Farmhouse 441.8 m¾

(4755.26 sq. ft).

 518.1 m¾

(5576.63 sq. ft.)

 454.0 m¾

(4887. 38 sq. ft.)
  0.70 FSR*** 0.82 0.72
New Single Family Dwelling 334.5 m ¾

(3600.60 sq. ft.)

 382.4 m¾

(4116.25 sq. ft.)

 305.4 m¾

(3287.15 sq. ft )
  0.70 FSR*** 0.80 0.64

* The existing floorspace of the farmhouse is 476.9 m¾ (5,134 sq.ft.).

**Although the gross floor space relaxations are large, the actual net usable floor space for the new dwelling is under the maximum permitted, while the farmhouse is marginally over. The distinction between the gross and usable floor space is made to acknowledge that a large portion of the floor space overage in this project yields little resale value. It is comprised of wrap-around veranda area that exceeds the porch area exemptions permitted by the zoning, as well as attached garage areas that would not be counted if they were detached from the dwelling units. However, technically both areas must be counted as floorspace. The wrap around veranda is an important heritage feature and has been repeated on the new dwelling to make it compatible in appearance to the farmhouse. Parking has been located within houses, because free standing garages cannot be reasonably accommodated on the site.

***0.6 FSR is the outright permitted density permitted in the RS-5 zone. 0.70 FSR can be conditionally earned through design compatible with surrounding development.

Other zoning variances are required and are specified in detail in the draft HRA. The above-grade floorspace for both parcels requires relaxation for the same reasons mentioned above. A relaxation to the maximum number of front and side doors is necessary to retain the french doors opening onto the veranda of the heritage house, and to repeat this feature on the new dwelling. Lastly, to retain important views of the farmhouse's south facade the new single family dwelling has been designed as a wide, low structure in the landscape and would be located towards the west end of the site, necessitating rear and side yard relaxations.

Condition and Economic Viability: Most of the original exterior features of the farmhouse are still intact, but are in need of restoration. The Manager of Real Estate Services concludes that if this scheme is developed as proposed the applicant will not make an extraordinary profit. The owner has agreed that these variances are adequate compensation for the obligations incurred under the HRA and designation, and is prepared to enter into the Agreement. Enactment of the designation by-law will occur after subdivision.

Notification and Neighbourhood Issues: The neighbourhood, through the Dunbar Residents' Association, has been aware of this proposal from the beginning and has supported the owner's efforts to find an economically viable way to retain the existing building. A total of 95 neighbouring property owners were notified as part of the development application review process. Five letters of non-support were received. In response, staff met with these individuals to clarify their issues and to develop solutions with the applicant. The proposed conversion of the heritage house into three units was viewed by all as a significant, but necessary, trade-off to enable the owner to preserve the farmhouse. It was supported by surrounding neighbours on the condition that several changes be made to the scheme to minimize potential impacts on the surrounding properties and neighbourhood.

The neighbours' concerns included:

… increasing the amount of on-site parking, given the current parking situation in the neighbourhood;

… potential overlook, privacy and noise impacts from existing upper level decks on the heritage house;

… unenclosed parking proposed at the rear of the heritage building;

… absence of any garbage enclosure proposed for the heritage house, which will contain three dwelling units;

… deterioration of the heritage house and site; and

… getting a decision on the application as soon as possible.

The neighbours' request for a quick conclusion to the planning process has not been adhered to. The complexity of the planning and legal issues, the rezoning of the neighbourhood to RS-5, delays in receiving applicant's response to conditions, and limited staff resources have made this a lengthy process.

On the remaining issues, a number of changes have already been made by the applicant. One additional on-site parking space has been provided (the additional space is being provided within the new single-family house, the future owners of which are likely to have two vehicles). The upper floor deck areas have been reduced by approximately 50%, and the exterior stairs connecting the two decks have been eliminated. The parking within the heritage building has been completely enclosed.

Staff therefore feel that the applicant has addressed most of the neighbours' concerns. With regard to the work scheduling and maintenance issues, staff have put forth RECOMMENDATION 'C' and have included a standard clause in the draft HRA requiring the ongoing maintenance of the new and existing buildings.

Additional changes to the drawings not yet addressed by the applicant, but required as conditions of permit issuance include: provision of an exterior garbage storage and pick-up enclosure for the Heritage house; restoration of the original pathway from the Blenheim Street stone gate to the existing porch corner stairs; and a description of the specific restoration work and colour scheme proposed.

In summary, staff believe that the majority of both the Heritage and neighbourhood issues have been resolved, in a way that improves the character of the proposal and lessens its impact on surrounding properties. Staff recognise that this has been a difficult process for both the owner of the property and the surrounding neighbours, and recognise the compromises that all parties have made.

Vancouver Heritage Commission: At its August 12, 1996 meeting, the Vancouver Heritage Commission gave its support for the Subdivision and Zoning by-law relaxations requested by the applicant, including the subdivision re-orientation and conversion of the farmhouse into three dwelling units. It recommended further design modifications and encouraged the applicant to work with the neighbours to address their concerns.

HRA, Designation and Registered Agreement The proposed HRA and designation would achieve the following: secure the ongoing maintenance and long term protection of the exterior of the heritage building; vary the Subdivision By-law to permit the reorientation of the two existing parcels; vary the RS-5 District Schedule to permit the conversion of the farmhouse into three units, the construction of a new single family dwelling on the second parcel, and an increase the permitted floor space on both parcels; require a Heritage Alteration Permit for future alterations to the exterior of the heritage building and new dwelling; require replication of the houses' exteriors if destroyed; and permit the City to install a heritage plaque on the heritage building. The registered agreement, RECOMMENDATION C, will ensure heritage house is rehabilitated in a timely manner.

CONCLUSION

The Morrisette Farmhouse is an important neighbourhood landmark that provides a sense of place and history to this part of the Dunbar neighbourhood. The proposal was supported by the surrounding neighbours subject to a number of changes that have since been addressed. Staff therefore recommend Council support the HRA and designation to protect this important heritage resource and facilitate its rehabilitation through certain subdivision and zoning variances.

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Last modified: January 28, 1998
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