SUPPORTS ITEM NO. 1
POLICY REPORT
(BUILDING AND DEVELOPMENT)
Date: November 20, 1995
Dept. File No. MD'A
TO: Vancouver City Council
FROM: Director of Land Use and Development
SUBJECT: Heritage Designation of 2622 West 5th Avenue - Development
Application DE400250
RECOMMENDATION
A. THAT Council supports a floor space relaxation of 46.82 m2
(504 sq. ft.) from 0.75 FSR to 0.93 FSR as proposed in
development application DE400250;
B. THAT Council approves the designation of 2622 West 5th Avenue,
listed on the Vancouver Heritage Register in the "B"
evaluation category, as a protected heritage property.
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. Where a floor space increase exceeds 10% of the allowable,
Council's approval is required.
PURPOSE
This report seeks Council's support for an increase in floor space at
2622 West 5th Avenue in exchange for the conservation and heritage
designation of the building as Protected Heritage Property.
DISCUSSION
Heritage Value
This building was completed in 1914 and is a good example of a Craftsman
style house in Kitsilano. It is clad with wood shingles and has a full
front porch. The peak of the gable end contains half timber detailing
and pebbled stucco atop a square bay window on decorative consoles. The
porch gable repeats the details of the main gable. The house is listed
in the "B" evaluation category on the City of Vancouver Heritage
Register and is part of a grouping of buildings dating from the same
period with similar design features.
Compatibility with Community Planning Objectives
The house is located in the RT-8 Zoning District. The intent of the RT-
8 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 current
proposal, to retain and convert the existing house to a duplex is
consistent with Kitsilano community planning objectives as defined in
the RT-8 Zoning District Schedule.
Zoning Considerations
The building owners have submitted a development application to convert
this single-family dwelling to a two-family dwelling and to build an
addition of 26.38 m2 (284 sq. ft.) on the rear. Multiple Conversion
Dwelling with an addition is a conditional approval use in the RT-8
Zoning District. One of the conditions to be met for approval is that
"building additions shall be in keeping with the character of the
building." The Director of Land Use and Development is satisfied that
the addition is in keeping with the existing building's character.
A floor space relaxation of 46.82 m2 (504 sq. ft.) is required to assist
in the conservation of the heritage house. This relaxation is further
described in this table:
Permitted Proposed (i.e. Effective
existing (proposed area
building with less covered
new addition) porch and
deck)*
Area (m2) 190.3 237.1 212.2
Area (sq. ft.) 2,048 2,552 2,284
F.S.R. 0.75 0.93 0.84
Relaxation 24.0% 11.5%
* The "effective" FSR figures are presented to give a picture of the
amount of useable interior floor area, which is being bonused in the
proposal.
Council approval of the floor space relaxation is requested as the total
relaxation exceeds the maximum permitted on the site by more than 10%.
No other relaxations are required.
Condition and Economic Viability
The building is in good condition and has only had minor modifications
made to it. The house forms part of a grouping of buildings listed on
the Heritage Register. The owners are prepared to incur the extra cost
of excavating the basement floor to make it habitable as opposed to
raising the house. Raising the house would disrupt the streetscape and
alter the heritage character of the house. The requested floor space
relaxation is compensation for this additional cost, the minor
restoration work to be undertaken and designation of the building. Real
Estate Services have reviewed a financial analysis for this project and
support the requested floor space relaxation.
Support Required to Enable Conservation
The property owners have submitted a letter (on file with the Law
Department) accepting the increase in permitted floor space to be
granted under DE400250 as just and fair compensation for the designation
of 2622 West 5th Avenue and waiving any future compensation demands.
Therefore, no additional support to achieve appropriate conservation of
this building is required.
Notification
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 development application
on August 8, 1995 and supported the proposed increase in floor space and
the modifications and addition to the house.
CONCLUSION
Council's long term goal is to protect heritage resources through
designation. The owners of 2622 West 5th Avenue have agreed to the
heritage designation of the building in return for a relaxation to the
maximum permitted floor space. The proposed designation of 2622 West
5th Avenue is compatible with community planning objectives and the
zoning for the site. The owners have agreed the retention of the
building to be economically viable and they have agreed that they will
not seek any compensation from the City in the future. Designation of
the building will ensure that it is protected from inappropriate
alterations or demolition in the future.
Therefore, it is recommended that Council support the floor space
relaxation of 46.82 m2 (504 sq. ft.) and amend Schedule A of the
Heritage By-law to designate 2622 West 5th Avenue as a protected
heritage property.
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