CITY OF VANCOUVER

SPECIAL COUNCIL MEETING MINUTES

April 8, 1998

A Special Meeting of the Council of the City of Vancouver was held on Wednesday, April 8, 1998, at 7:30 p.m. in the Council Chamber, Third Floor, City Hall, for the purpose of holding a Public Hearing to consider proposed amendments to the Heritage By-law and Heritage Revitalization Agreements.

PRESENT: Mayor Philip Owen

Councillor Nancy A. Chiavario
Councillor Jennifer Clarke
Councillor Alan Herbert
Councillor Lynne Kennedy
Councillor Daniel Lee
Councillor Don Lee

ABSENT: Councillor Don Bellamy

Councillor Gordon Price (Civic Business)
Councillor George Puil
Councillor Sam Sullivan (Leave of Absence)

CLERK TO THE
COUNCIL:

Gail Johnson

COMMITTEE OF THE WHOLE

MOVED by Cllr. Kennedy ,
SECONDED by Cllr. Herbert ,

THAT this Council resolve itself into Committee of the Whole, Mayor Owen in the Chair, to consider proposed amendments to the Heritage By-law and Heritage Revitalization Agreements.

- CARRIED UNANIMOUSLY

1. Heritage Designation: 285 West 17th Avenue

An application by the Slobodanka Zarich/Stuart Howard Architects was considered as follows:

The proposed Heritage By-law amendment would:

- designate the existing residential building, listed in the ‘C’ evaluation category on the Vancouver Heritage Register, as a protected heritage property;
- ensure the protection of the building from inappropriate alterations and demolition in the future; and
- be in exchange for a relaxation of the minimum site area for an infill dwelling from 929 m² (10,000 sq.ft.) Required to 632.02 m² (6,803.23 sq.ft.) Proposed and a relaxation of yard setbacks.

The Director of Community Planning recommended approval.

Staff Comments

Gerry McGeough, Planner, reviewed the application, explaining that the site is comprised of two parcels, a 33-foot wide parcel which the existing house sits on, and a flanking 16-foot wide parcel. The proposal meets the intent of the RS-2 zoning by conserving a character building, the value of which lies in its skilfully designed exterior. Designation will rejuvenate the site, which is currently in poor condition. As an incentive to restoring the house and reconfiguring the existing two units, the applicant has proposed a one-family infill dwelling at the rear of the site. Three parking spaces are proposed in the rear yard and the units are for rental accommodation, other than the unit for the owners of the heritage building. In response to the neighbourhood’s concerns, the applicant revised the proposed number of units from four to three and significantly reduced the massing of the infill house, leading to a proposal which staff believe will enhance the streetscape and single-family scale of the area.

Applicant Comments

Stuart Howard, Architect, pointed out the project has been through a number of revisions and the conclusion has received the approval of the Vancouver Heritage Commission. He believed the proposal retains the heritage style of the house which is worthy of restoration, however, it could not be justified without the infill house and relaxations to the zoning. He noted that any outright use proposal as permitted under the zoning, would have a significant negative impact on the streetscape.

Summary of Correspondence

No correspondence was received on this application.

Speakers

Mayor Owen called for speakers for and against the application.

Deborah Day spoke on behalf of the Vancouver Heritage Commission, explaining the Commission commends the applicant for the proposal. It was believed the character of the house promotes the character of the streetscape.

Lawrence Sparling explained he has lived in the area for ten years and most recently in the house next to the one under consideration. He supported the project and felt it was important to protect the character of the neighbourhood, rather than demolishing old houses.

MOVED by Cllr. Kennedy,

A. THAT the property at 285 West 17th Avenue, listed on the Vancouver Heritage Register in the “C” evaluation category, be designated as a Protected Heritage Property.

B. THAT Council instructs the Director of Legal Services to bring forward for enactment an amendment to the Heritage By-Law.

C. THAT the Director of Legal Services be directed to prepare a registered agreement to secure the prompt restoration of the heritage house.

- CARRIED UNANIMOUSLY

2. 2104 and 2110 East 19th Avenue:

Heritage Revitalization Agreement and Heritage Designation

An application by Yoav and Ilona Feller/Environmental Design Group was considered as follows:

The proposed Heritage Revitalization Agreement and Heritage By-law amendment would:

- secure the rehabilitation and protection of the existing building, listed in the ‘B’ evaluation category on the Vancouver Heritage Register; and
- vary the RS-1S Zoning District Schedule to:
- permit, on Lot 17, the relocation of the heritage house and construction of a new rear yard infill dwelling and a floor space ratio increase from 0.60 (2.24 m²/2,415 sq.ft.) permitted to 0.98 (367 m²/2,612 sq.ft.); and
- permit on Lot 18 the construction of a new one-family dwelling and a floor space ratio increase from 0.60 (224 m²/2,415 sq.ft.) Permitted to 0.65 (243 m²/2,612 sq.ft.) proposed.

The Director of Community Planning recommended approval.

Staff Comments

Gerry McGeough, Planner, reviewed the application noting the existing heritage building is on two lots and under a standard development, the existing house would be demolished and replaced with two one-family dwellings with secondary suites. As an alternative, the applicant is proposing to revitalize this site by preserving the heritage house and moving it to the corner parcel, and adding two new houses similar in character, resulting in four units. Variances to the permitted height, yards, floor space, building depth and site coverage are required to move the heritage house onto the corner parcel. Ornamental features of the building will be retained and restored. Mr. McGeough referred to the notification process undertaken, explaining that concerns expressed by neighbours have been addressed by staff. The proposal conforms with the Parking Bylaw requirements by providing two parking stalls on each lot. Staff supported the proposed revitalization scheme believing it maximizes the potential to fit in with the surrounding streetscapes and single family character of the area and minimizes impacts on existing neighbours.

Applicant Comments

Paul Phillips spoke on behalf of the applicant, explaining that neighbourhood support to save the heritage house was enthusiastic and as much as possible of the heritage detail will be retained. He hoped Council would support the application.

Summary of Correspondence

No correspondence was received on this application.

Speakers

Mayor Owen called for speakers for and against the application.

Kwan Wai expressed his opposition to the proposed infill housing, based on concerns about increased parking in the neighbourhood.

Jay Hamburger, who lives across the street from the site in question, expressed his surprise that three dwellings would be allowed, however, he believed the proposed project was acceptable and retains the heritage character of the house. He expressed concern about noise during construction, possible closing of the street which would affect parking and the length of construction time. He encouraged the preservation of trees on the lots and adherence to the height restrictions.

Applicant’s Closing Comments

Paul Phillips clarified that noise by-law restrictions would be adhered to and he did not anticipate any unnecessary delays during construction or prolonged closing of the street.

MOVED by Cllr. Chiavario,

A. THAT Council authorize the City to enter into a Heritage Revitalization Agreement for the sites at 2104 and 2110 East 19th Avenue to: secure the preservation of the heritage building listed in the “B” category on the Vancouver Heritage Register; commemorate it with a bronze heritage plaque; and vary the RS-1S District Schedule to permit on Lot 17 the relocated heritage house, new compatible rear yard infill one-family dwelling, floor space ratio increase from 0.6 permitted to 0.98, and other variances as proposed by DE402546; and permit on Lot 18 a floor space ratio increase from 0.60 permitted to 0.65 and other variances for the construction of a new complementary house as proposed by DE402547;

AND THAT Council designate the heritage building at 2104 East 19th Avenue as Protected Heritage Property for which the HRA will fully compensate;

B. THAT the Director of Legal Services bring forward for enactment the by-law to authorize the Heritage Revitalization Agreement and an amendment to the Heritage By-law;

C. THAT the Director of Legal Services be directed to prepare a no separate transfer covenant for 2104 - 2110 East 19th Avenue to apply until the heritage house is relocated to the west parcel;

D. THAT the Director of Legal Services be directed to prepare a registered agreement to restrict both the heritage house and infill house to one-family dwelling use; and

E. THAT the Director of Legal Services be directed to prepare a registered agreement to secure the prompt restoration of the heritage house.

- CARRIED UNANIMOUSLY

3. 801 West Georgia Street - Hotel Georgia

Heritage Revitalization Agreement and Heritage Designation

An application by Reunion Properties Inc./Bing Thom Architects was considered as follows:

The proposed Heritage Revitalization Agreement and Heritage By-law amendment would:

- secure the rehabilitation and protection of the existing building, listed in the ‘B’ evaluation category on the Vancouver Heritage Register; and
- permit a heritage density bonus of 5.18 FSR (16,192.5 m²/174,300 sq.ft.) For use on the site.

The Director of Central Area Planning recommended approval.

Staff Comments

Gerry McGeough, Planner, reviewed the application, including the history of the Hotel Georgia, explaining that Bing Thom Architects has applied, on behalf of the owner, to preserve the Hotel and demolish the parking structure to the north to accommodate a new hotel tower and hotel drop-off, loading and parking. This new structure would utilize both the unused density on site and the requested heritage bonus density. The proposed Heritage Revitalization Agreement and designation would enable the exterior and certain interior features and fixtures of the Hotel to be rehabilitated and protected in exchange for the heritage density bonus. Staff believed the Hotel is a significant heritage building which is critical to retain.

Applicant Comments

Bing Thom, Bing Thom Architects, explained he was pleased to be involved with this application to preserve the Hotel Georgia and build a new tower, which he believed would be a positive attribute to Downtown Vancouver.

Robert Lemon, Bing Thom Architects, provided details on the refurbishing plans for the structure.

Summary of Correspondence

No correspondence was received on this application.

Speakers

Mayor Owen called for speakers for and against the application and none were present.

MOVED by Cllr. Kennedy,

A. THAT Council authorize the City to enter into a Heritage Revitalization Agreement to secure the rehabilitation and protection of the Hotel Georgia at 801 West Georgia Street and to supplement Development Application DE402550 and the zoning, to permit a density bonus of 5.81 FSR (16 192.5 m²/ 174,300 sq.ft.) for use on the site;

AND THAT Council designate the heritage building at 801 West Georgia Street and certain heritage interiors of the main and conference level floors as Protected Heritage Property for which the HRA will fully compensate;

B. THAT the Director of Legal Services bring forward for enactment the by-law to authorize the Heritage Revitalization Agreement and an amendment to the Heritage By-law; and

C. THAT the Director of Legal Services prepare a registered agreement to secure the prompt rehabilitation of the Hotel Georgia.

- CARRIED UNANIMOUSLY

(Councillor Clarke absent for the vote)

4. 5503 Blenheim Street - Morrisette Farmhouse

Heritage Revitalization Agreement and Heritage Designation

An application by Victoria Zabolotny/Balfour and Associates Architects was considered as follows:

The proposed Heritage Revitalization Agreement and Heritage By-law amendment would:

- secure the rehabilitation and protection of the existing building, listed in the ‘B’ evaluation category on the Vancouver Heritage Register;

- vary the Subdivision By-law to permit reconfiguration of the two existing parcels; and
- vary the RS-5 Zoning District Schedule to permit:

- three units in the existing building;
- a new single-family dwelling on the second parcel; and
- a floor space ratio increase over the whole site from 0.60 (663.17 m²/7,138.58 sq.ft.) permitted to 0.81 (900.5 m²/9,693.22 sq.ft.) proposed.

The Director of Community Planning recommended approval.

Staff Comments

Gerry McGeough, Planner, provided background on the application which proposed to re-subdivide the two existing parcels that the Morrisette Farmhouse currently sits on. Following resubdivison to allow the farmhouse to reside on its own parcel, the building would be rehabilitated, upgraded to conform with building bylaw regulations, and converted to three dwelling units. The second parcel would be used for development of a new single-family dwelling. The applicant has made a number of changes in response to concerns raised by neighbours, following the notification process. Staff believed that the majority of Heritage and neighbourhood issues have been resolved in a way that improves the character of the proposal and lessens its impact on surrounding properties, and recommended support of the Heritage Revitalization Agreement and designation.

Applicant Comments

Rick Balfour, Architect, explained this proposal has been worked on for eight years, and it is only economically viable if three units are allowed to be put into the heritage house. The new house will come under RS-1 zoning and will have the potential for two suites. He requested Council’s support for the application.

Summary of Correspondence

No correspondence was received on this application.

Speakers

Mayor Owen called for speakers for and against the application.

Michael Redding explained he is opposed to the number of units proposed for the farmhouse and was surprised to learn that another suite could be included in the new house.

Norm Couttie expressed his support for the proposal, noting he has some concerns over the parking provisions, as no parking is allowed on Blenheim Street in this area.

Staff Closing Comments

Gerry McGeough clarified that there is a potential for a family-occupied suite in the new house.

MOVED by Cllr. Don Lee,

A. THAT Council authorizes the City to enter into a Heritage Revitalization Agreement for the sites at 5503 Blenheim Street to: secure the long term protection of the Morrisette Farmhouse; vary the Subdivision By-law to permit reorientation of the two existing parcels; vary the RS-5 District Schedule to permit conversion of the Farmhouse into three units, construction of a new Single Family Dwelling on the second parcel, and a floorspace ratio increase over the whole site from 0.6 permitted to 0.81.

AND THAT Council designates the Morrisette Farmhouse as Protected Heritage Property for which the HRA will fully compensate; and

B. THAT the Director of Legal Services bring forward for enactment the bylaws to authorize the Heritage Revitalization Agreement and an amendment to the Heritage By-law; and

C. THAT the Director of Legal Services prepares a registered agreement to secure the prompt rehabilitation of the Morrisette Farmhouse.

- CARRIED UNANIMOUSLY

(Councillor Clarke absent for the vote)

RISE FROM COMMITTEE OF THE WHOLE

MOVED by Cllr. Kennedy,

THAT the Committee of the Whole rise and report.

- CARRIED UNANIMOUSLY

ADOPT REPORT OF COMMITTEE OF THE WHOLE

MOVED by Cllr. Herbert,
SECONDED BY Cllr. Chiavario,

THAT the report of the Committee of the Whole be adopted, and the Director of Legal Services be instructed to prepare and bring forward the necessary by-law amendments.

- CARRIED UNANIMOUSLY

The Special Council adjourned at 9:25 p.m.

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(c) 1998 City of Vancouver