ADMINISTRATIVE REPORT

Date: October 7, 1997

Dept. File No. MD’A

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 5338 Larch Street

RECOMMENDATION

A.THAT the building located at 5338 Larch Street, 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.

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 building at 5338 Larch Streetas a protected heritage property.

BACKGROUND

At a public hearing on June 26, 1997, City Council approved the rezoning of 5338-5490 Larch Street from RS-1 to CD-1 subject to a number of conditions. One of these conditions is the heritage designation of the building at 5338 Larch Street. The Vancouver Charter requires that a Public Hearing be held for any heritage building proposed to be designated.

DISCUSSION

Heritage Value

The house at 5338 Larch Street (see site plan below) was built in 1913 and is a very good example of the Craftsman style. It has several notable design features including a stone foundation, extensive leaded glass (some of which also includes stained glass crests), tuscan columns, a projecting bay on the south elevation and shingle cladding. The building is listed in the ‘B’ evaluation category on the Vancouver Heritage Register, and together with the adjacent St. Mary’s Anglican Church, forms part of a grouping of significant heritage buildings in Kerrisdale.

(SITE PLAN)

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

The subject property is located between apartment (RM-3 zoning schedule) and single-family (RS-1) forms of development. A CD-1 rezoning of the site, with a density of 1.2 FSR, was approved, subject to conditions, following Public Hearing. This comprehensive development will enable the heritage building to be retained, rehabilitated and protected.

Compatibility With Community Planning Objectives

Council determined that the proposed development would achieve community planning objectives by serving as a Neighbourhood Housing Demonstration Project as it provides a new and comparatively affordable form of housing in the neighbourhood. The proposal would provide 46 ground-oriented units in Kerrisdale. The retention and rehabilitation of the house at 5338 Larch Street is consistent with the City’s long-term goal to protect as many heritage resources listed on the Vancouver Heritage Register as possible.

Condition and Economic Viability

The building is in good condition and will be rehabilitated as part of the site’s redevelopment. The proposed development was reviewed by the Manager of Real Estate as part of the rezoning process. It was concluded that there would not be a windfall profit for the developer.

Support Required to Enable Conservation

The owners have submitted a letter accepting the rezoning of 5338-5490 Larch Street from RS-1 to CD-1 as just and fair compensation for the designation of the house at 5338 Larch Street 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 requirements for notification as specified by the Vancouver Charter have been met. Neighbourhood notification was completed as part of the rezoning application and public hearing process.

Comments of the Vancouver Heritage Commission

The Vancouver Heritage Commission reviewed and supported the rezoning application on December 16, 1996, subject to some modifications of the proposed changes to the heritage building. These changes will be dealt with at the time of the development permit application at which the Commission will have another opportunity to review the proposal.

CONCLUSION

A condition for the enactment of the rezoning of the site at 5338-5490 Larch Street is that the building at 5338 Larch Street be protected through heritage designation. The owners have determined that the rehabilitation of 5338 Larch Street is economically viable and have agreed that the rezoning is fair compensation for designation. Designation of the 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 5338 Larch Street as a protected heritage property.

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(c) 1997 City of Vancouver