ADMINISTRATIVE REPORT

Date: October 10, 1997

Dept. File No. MBR/GmcG

C.C. File: PH351

TO: Vancouver City Council

FROM:Director of Community Planning on behalf of the Director of Land Use and Development

SUBJECT: Heritage Designation of the James Shaw House - 570 West 7th Avenue

RECOMMENDATION

A.THAT the James Shaw House, at 570 West 7th 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 Policy on heritage designation states, in part, that legal designation will be a prerequisite to accepting certain bonuses and incentives.

Council has instructed the Director of Planning and the Development Permit Board to give special attention to the resources on the Vancouver Heritage Register when approving any conditional use or in an area zoned comprehensive development, so that whenever possible, resources on the Register are conserved.

PURPOSE

This report seeks Council approval of the designation of the Shaw House at 570 West 7th Avenue, as a protected heritage property.

BACKGROUND

Development Application DE401431 was supported by the Urban Design Panel and approved by the Development Permit Board on June 2, 1997, with certain conditions including the designation of the Shaw House. This application proposes the relocation and rehabilitation of the "B" category heritage house and a mixed-use commercial/residential development in a 12-storey tower with 4-5 storey podium, an F.S.R. of 3.0 and a height of 32.6 m. (107 ft.).

DISCUSSION

Heritage Value

The James Shaw House was completed in 1894-95 and is one of the oldest remaining buildings in Fairview. Designed in the Queen Anne style, the house has elaborately decorated wood detailing and trim including patterned shingles and decorative barge boards. The house has a L-shaped plan with a two-storey bay window on the front elevation. A second storey open porch is located above the main entrance. The building is listed in the "B" evaluation category on the Vancouver Heritage Register.

Compatibility with Community Planning Objectives

The site is located in the C-3A zoning district (see map below). The C-3A zone is a primarily commercial district relating to Central Broadway where residential uses can be conditionally allowed, provided they are designed to be compatible with commercial uses. Residential uses are particularly appropriate on this site, being located off Broadway and adjacent to the FM-1 residential zoning district. The proposed residential units have been designed to provide a livable environment and will integrate acoustical measures in accordance with the by-law requirements. In addition, the preservation of the Shaw House meets city-wide heritage objectives.

(site plan)

Compatibility of Conservation with Lawful Uses of the Property and Adjoining Land

The C-3A District Schedule allows an outright height of 9.2 m. (30 ft.) which can be conditionally relaxed to an unspecified maximum. The Council-adopted guidelines for this sub-area of C-3A suggest a maximum height of 27.4 m. (90 ft.) to respond to the topography which slopes down from Broadway. The basis for supporting a conditional height relaxation is the provision of appropriate massing, open space, amenity, design, views, shadowing and pedestrian needs, which are generally referred to in these guidelines.

A conditional height relaxation to 32.6 m. (107 ft.) was supported by the Development Permit Board in return for the restoration of the Shaw House, provided that the tower element would be stepped back on the top floors to minimize shadow impacts caused by the additional height. The Board is also prepared to relax public open space provision and a partial fifth floor podium in exchange for the heritage amenity.

The Development Permit Board has determined that the preservation of the Shaw House will be a valuable amenity for the community and justifies carefully controlled relaxation of the suggested height, open space and podium height.

Condition and Economic Viability

The James Shaw House, has deteriorated substantially over the past few years due to a lack of maintenance. The front porch and some exterior detailing have been removed but the bay window is still in adequate condition (See elevations attached in Appendix A). The summer kitchen at the rear of the house is proposed to be removed and the house will remain as a single residential unit. The prompt restoration of the Shaw House will be secured by a separate agreement.

This "B" listed James Shaw House is currently at 570 West 7th Avenue and is proposed to be relocated to the west side of the consolidated site. It will be next to an existing "B" listed heritage house - although the latter is not part of the development site.

The owner has determined that the relocation, rehabilitation and designation of the Shaw House would be economically viable if the proposed relaxations are approved.

Support Required to Enable Viability

Prior to enactment of the designation by-law for the house, the property owner is prepared to submit a letter accepting the relaxations proposed in Development Application DE401431 as just and fair compensation for the designation of 570 West 7th Avenue and waiving any future compensation demands. Therefore, no additional support to achieve appropriate conservation of the house is required.

Notification

The Director of Legal Services has prepared the necessary Heritage By-law amendment and requirements for notification, as specified by the Vancouver Charter, have been met. Once the Shaw House has been relocated to Ash Street another by-law amendment will be forwarded to Council to amend the address and legal description of the building.

Comments from the Vancouver Heritage Commission

The Vancouver Heritage Commission reviewed this development proposal on July 22, 1996 and on April 7, 1997. The Commission supported the proposed relocation, rehabilitation and designation of the James Shaw House. Relaxation of the permitted height and conditional floor space was also supported.

CONCLUSION

Council's long term goal is to protect heritage resources through designation. The owners of 570 West 7th Avenue have agreed to the designation of the building in return for relaxations within the C-3A district schedule. The proposed designation of 570 West 7th Avenue is compatible with city-wide heritage and zoning objectives. The owners will sign a letter prior to enactment stating that they will not seek any compensation from the City in the future. Designation of the building will ensure that it is protected from deterioration, alterations and demolition in the future.

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(c) 1997 City of Vancouver