NOTICE OF MEETING VANCOUVER HERITAGE COMMISSION A G E N D A

Transcription

1 NOTICE OF MEETING VANCOUVER HERITAGE COMMISSION A G E N D A DATE: Monday, TIME: PLACE: 11:00 am Business Centre Meeting Room 2 nd Floor, City Hall (453 West 12 th Avenue) PLEASE NOTE: Agendas and Minutes are available on the City of Vancouver Civic Agencies' website at If you are unable to attend the meeting please call Bonnie Kennett at or at bonnie.kennett@vancouver.ca. Adoption of Minutes 11:00-11:05 am Minutes of the June 25, 2012, meeting to be approved. 1. Business Arising from the Minutes 11:05-11:10 am 2. Conservation Review (a) 3308 Ash Street The Prefontaine Residence 11:10-11:35 am VHR B DE# The Prefontaine Residence was built in 1902 and is one of the earliest houses constructed in what is now called the Rile Park/ South Cambie neighbourhood. The 1902 portion is very small, and an east side addition was constructed in the 1920s to make the house more comfortable. The house was further modified in the 1940s most likely, when cement shingles were added to the exterior of the building. The house retains many original features. A larger house once existed at the front of the property, as can be seen in the 1912 fire insurance map. It was demolished (or destroyed, the reason is not known) between 1913 to 1914, perhaps to allow for new construction which was never realized due to the collapse of the Edwardian housing boom and subsequent recessions. The large vacant portion of the front of the lot has remained as a legacy of the development history of that time. The application proposes to rehabilitate the heritage building and rehabilitate it. The site is proposed to be subdivided into two parcels and a new duplex (Two-Family Dwelling) constructed on the new northern parcel. The Zoning is RS-7. The main zoning and parking items are noted below.

2 Vancouver Heritage Commission Agenda 2 Heritage Parcel Proposed Site Area: 2,462 sq. ft. Item Existing Permitted or Required Proposed Overall Floor Space Ratio 2,101 sq. ft FSR maximum (1,846 sq. ft.) 0.85 FSR (2,101 sq. ft.) (FSR) Off-street parking spaces none None (no change) none New Duplex Parcel Proposed Site Area: 4,131 sq. ft. Item Existing Permitted or Required Proposed Overall Floor Space Ratio FSR maximum (2,892 sq. ft.) 1.08 FSR (4,498 sq. ft.) (FSR) Off-street parking spaces none 2 per unit 2 Total Site Existing Site Area: 6,597 sq. ft. Item Existing Permitted or Required Proposed Overall Floor Space Ratio (FSR) 0.32 FSR (2,101 sq. ft.) Up to 0.75 FSR maximum (4,948 sq. ft.) Off-street parking spaces none 2 minimum FSR (6,599 sq. ft.) Conservation Plan; and Overall scheme and compatibility of new development Klaus Budde, Design Consultant Megan Faulkner, Donald Luxton & Associates R.J. McCulloch, Donald Luxton & Associates SOS, Conservation Plan, and drawings James Boldt, Heritage Planner (b) Homer Street The Barber-Ellis Building 11:35-12:00 pm Vancouver Heritage Register Nomination The Barber-Ellis Building is a three storey plus basement concrete warehouse building constructed in two phases- a 1931 block and a 1965 block constructed in the same style. It is a rare example of inter-war warehousing in the City, as well as rare example of a surviving Art-Deco industrial building. The original block was designed by the important firm of Townley Matheson, the architects of Vancouver City Hall, VHG, and the Vancouver Stock Exchange. Barber-Ellis was the largest envelope manufacturer in Canada at the time and the building served as the company s Vancouver headquarters until A Register Evaluation has been prepared by staff (attached). It is proposed

3 Vancouver Heritage Commission Agenda 3 that the building be eligible for addition to the Vancouver Heritage Register in the B evaluation category. Megan Faulkner, Donald Luxton & Associates R.J. McCulloch, Donald Luxton & Associates SOS and Register Evaluation James Boldt, Heritage Planner (c) Kitsilano Secondary School 12:00-12:20 pm Review of Preliminary Draft Conservation Plan The draft Conservation Plan for the seismic rehabilitation, Design-Build project at Kitsilano Secondary School will be presented by the heritage consultant. This is a preapplication review to seek the Commissions comments on preliminary items of the Plan. The form of development, which involves the retention of three facades (north, east, and west) has already been concluded upon and will not change. Staff are seeking specific comments on the Plan only, not the overall proposal. The purpose of the review is to gather additional comments to finalize the Conservation Plan which is to be included with the Indicative design as part of the Design-Build process. (iii) Overall Conservation Plan Documentation on windows and window retention strategies Integration of new development with the facades Attachment: Sara Theuerkauf, McGinn Engineering & Preservation Ltd. Anne Lee, Vancouver School Board Jim Meschino, Vancouver School Board Draft Conservation Plan James Boldt, Heritage Planner (d) 1017 Keefer Street Bates House 12:20-12:45 pm VHR B; Streetscape A (RT-3 Guidelines) DE The Bates House at 1017 Keefer Street in Strathcona was built in It is a good example of early vernacular workers housing found at the east end of this neighbourhood. The historical and architectural importance of this house is summarized in the attached Statement of Significance. When it was added to the Heritage Register in 1986, its character was still intact. Since then, it underwent numerous additions and extensions, and certain components such as the front porch had deteriorated due to neglect. By 2010 the house was uninhabitable and to some degree its structural integrity was compromised.

4 Vancouver Heritage Commission Agenda 4 A development permit application has been received along with a Conservation Plan. This proposes a major rehabilitation of the house, with replication and reconstruction of certain components. In exchange for rehabilitation, replication, and reconstruction, an HRA is proposed to vary density. To achieve this, the proposed form of development is to convert the single-family house to two units with a front-to-back orientation and to construct an infill dwelling at the rear. Under the RT-3 zoning for Strathcona, infill is not possible without an HRA, and at 3,055 sq.ft., the site does not meet area requirements to achieve FSR of The major variances are summarized below: Item Existing Permitted/Required Proposed Floor Area 1,669 sq.ft. 2,291 sq.ft. 2,012 sq.ft. 962 sq.ft. - infill 2,974 sq.ft. Total (Floor Space Ratio) 0.55 FSR 0.75 FSR FSR Side Yard (Infill) N/A 9 ft. 11 in. 0 ft. 8 in. (west) 3 ft. 6 in. (east) Coverage 36% 45% 54% (1,083 sq.ft.) (1,372.5 sq.ft.) (1,640 sq.ft.) 1 Under RT-3, a maximum of 0.95 FSR may be possible but the site must be at least 4,500 sq.ft.. This site does not meet the threshold based on its depth of 122 ft. the lot would need to have a frontage of 37 ft. The lane running along the side and rear affords access to the rear that would not normally be achieved on such a narrow site. There is also some historical precedent for an infill. The 1913 Fire Insurance Map shows an unspecified structure or building at the rear; the City Directories confirm that as early as 1911 and to at least 1915 there was a rear dwelling. The 1930 Fire Insurance Map illustrates that same rear building, and that it was a dwelling. The rear dwelling was removed sometime before Much of the house, including existing cladding, window openings and entries, will remain intact. Some reconstruction of the rear is necessary, including the side porch facing the lane. The front porch will be replicated and a new foundation will be created under the entire house. A high degree of retention will be anticipated and expected in exchange for the variances sought. The windows in particular will be assessed as the project proceeds, to determine whether rehabilitation or replication is necessary. One aspect of the proposal worth noting is the front windows facing the porch: the proposal to re-create three windows deviates slightly from the historic documentation that confirms these windows were set in a pair.

5 Vancouver Heritage Commission Agenda 5 (iii) (iv) (v) Statement of Significance Conservation Plan - esp. degree of retention Modification to the front windows (main floor of heritage house) Compatibility of the new portions of the heritage house esp. distinguishability - at the rear Support for the proposed infill and its compatibility with the heritage house James Burton, Birmingham and Wood Architects Statement of Significance, Conservation Plan with Colour Drawings, Site Plan, Elevations and Floor Plans Hugh McLean, Heritage Planning Analyst Marie Linehan, Development Planner (e) 611 Main Street Rezoning Application 12:45-1:40 pm LAN# The rezoning application to develop a 17 storey mix-use commercial and residential development in HA-1A area of Chinatown was initially reviewed by Vancouver Heritage Commission on January 23, The VHC passed the following resolution: THAT the Vancouver Heritage Commission reserves its support for the rezoning application for 611 Main Street - LAN# recognizing it is a prototype for the new HA-H1 Guidelines and the Rezoning Policy for Chinatown South, and asks that prior to presentation to Council: i. The application be brought back to the Chinatown Historic Area Planning Committee; and ii. Subsequent to i. above, the application be brought back to the Vancouver Heritage Commission, for review of the design details to ensure that the facades of the development reflect the Chinatown character, particularly in the lower façade at both Main and Keefer Streets, including the retail level. Staff and applicant will introduce changes to the previously presented design development and explain how the proposal responded to CHAPC s and VHS s earlier comments. Staff will provide more information about the CHAPC s second review which was conducted on July 10, 2012, as well as the community amenity contributions. Compatibility of the new development with the Chinatown historic character, design improvements to its lower facades to better reflect the Chinatown character; and Community amenity contributions.

6 Vancouver Heritage Commission Agenda 6 W.T. Leung Architects Inc. Westbank, Ian Duke, owner Reduced architectural drawings Zlatan Jankovic, Heritage Planner Dwayne Drobot, Rezoning Planner Allison Dunnet, Policy Planner, DTES Neighborhoods Group 3. Sub-Committee Reports 4. New Business Heritage Register 1:40-2:00 pm 5. Next Meeting Monday, September 10, 2012, 11:00 am Strathcona Meeting Room Subground, City Hall (453 West 12 th Avenue) * * * * *