CoQuitlam For Council May 23. 2017 Our file: 08-3360-20/17 136175 XX/l Doc#: 2608232.V1 To: From: Subject: For: City Manager Director of Development Services Temporary Protection Order (Heritage) for a Building Located at 609 Rochester Avenue (17 136175 XX) Council Name of Applicant: City of Coquitlam Legal Description of Property: Lot 154 District Lot 3 New Westminster District 33210 Address of Property: 609 Rochester Avenue Present OCP Designation: One-Family Residential Proposed BLNP OCP Designation: Townhousing Residential Present Zoning: RS-1 One-Family Residential Requested Zoning: No change Proposed Development: Demolish Existing Home Recommendation: That Council: 1. declares that the real property situated at 609 Rochester Avenue and legally described as Parcel Identifier: 006-784-763, Lot 154, District Lot 3, New Westminster District 33210 (the "Property") is or may be heritage property; 2. hereby orders that the Property is subject to a temporary protection order under section 606 of the Local Government Act to and including July 28, 2017, being 60 days from the date of this Resolution; and 3. confirms that no alterations to the Property are permitted during the term of the temporary protection order unless the owner first applies for and receives a heritage alteration permit under section 617 of the Local Government Act. Report Purpose: This report presents a request from staff to place a Temporary Protection Order on 609 Rochester Avenue. Strategic Goal: This application supports the corporate objective of 'Strengthening Neighbourhoods'. Background: Site and Context: 609 Rochester Avenue is located west of Guilby Street, within the existing Lougheed Neighbourhood Plan (LNP) and proposed Burquitlam-Lougheed Neighbourhood Plan (BLNP).
Page 2 May 23, 2017 Background: cont'd/ Site and Context: cont'd/ The property is approximately l,930m2 (20,775 sq. ft.) and currently zoned RS-l One-Family Residential (Attachment l). While currently designated for One- Family Residential in the existing LNP, the proposed BLNP designates the property for Townhousing. The proposed BLNP additionally identifies the need to explore developing a Heritage Character Area for the 500 and 600 block of Rochester Avenue, due to the concentration of buildings in this area with potential heritage value. On March 21, 2017 staff met with representatives of the owners of 609 Rochester Avenue to discuss the potential heritage merits of the building located on the property and to provide a general overview of the City's Heritage Revitalization Agreement (HRA) process. On April 3, the owners made Demolition Permit application 17 137113 DM with the City. Upon receipt of this application staff offered a second meeting to determine if further assurances could be provided to the owners of the property regarding potential redevelopment options through the HRA process. On May 10, a representative of the owners confirmed that they were not interested in further meetings and wished to proceed with the issuance of the demolition permit. Staff have been informed that the potential heritage value of the building is creating difficulty with the owner's ability to sell the propertyfor a value they feel is consistent with the market. Heritage Inventory and 609 Rochester Avenue: In 1986, the Maillardville Heritage Inventory was completed by Donald Luxton & Associates, consisting of seventy five (75) buildings. Geographic boundaries of this inventory transcend existing neighbourhood plan boundaries and the inventory is comprised of three categories: Primary, Secondary, and Support buildings. The inventory was updated to be consistent with remaining buildings and adopted by Council Resolution on July 20, 2007. Today, thirty three (33) buildings remain, with only eight (8) of these being Primary Buildings, the highest ranked category. 609 Rochester is one (l) of three (3) of these eight (8) Primary Buildings that remain in private ownership without being protected by a heritage designation bylaw. Archival construction dates for the home suggest it was built between 1910 and 1920, making it one of the oldest homes on Rochester Avenue. The Maillardville Heritage Inventory notes the building to have the following character defining features (Attachment 2 & 3): combinations of Craftsman and Edwardian styles; unique notched verge-boards; pointed exposed rafter ends; diamond point triangular roof brackets; square porch pillars; projecting bay in the second floor gable; round feature windows; and double-hung wooden sash windows with gothic pointed mullions in the upper panes. File #; 08-3010-02/17 139030 XX/l Doc#: 2608232.vl
Pages May 23, 2017 Background: cont'd/ North, West, East, & South Existing Land Uses One-Family Home Zone(s) RS-l One-Family Residential Existing OCP Land Use Designation(s) One-Family Residential BLNP Proposed OCP Land Use Designations Townhousing Discussion/Analysis: Official Community Plan (OCR) The existing LNP One-Family Residential land use designation would facilitate redevelopment options for the site, limited to subdivision of potentially three (3) one-family lots under the existing RS-1 zoning. The site is within the shoulder area of the Evergreen Line and the BLNP, if adopted, would designate it Townhousing. The BLNP also encourages the use of Heritage Revitalization Agreements (HRAs) on sites with heritage buildings, to provide market-driven incentives to developers, in exchange for preservation and rehabilitation. Proposed Demolition: The owner of 609 Rochester Avenue has been attempting to sell the property and has made an application for Demolition Permit (17 137113 DM). It would appear that the certainty of a site clear of heritage implications is considered more desirable for the owner and / or potential purchasers at this time. Temporary Protection Order Section 606 of the Local Government Act enab\es a local government to temporarily protect a property for up to sixty (60) days without owner consent, as follows: (1) A local government may order that real property is subject to temporary protection if the local government considers that: a) the property is or may be heritage property; or b) protection of the property may be necessary or desirable for the conservation of other heritage property. (2) An order under subsection (l): a) must specify the time period during which the temporary protection applies, which time period may not be longer than 60 days unless the owner of the property agrees to a longer time period, and b) must not be made more than once in a 2 year period without the agreement of the owner of the property. (3) An order under subsection (l) may do one or more of the following: a) identify landscape feature that are subject to the order; b) specify types of alterations to property that are allowed without obtaining a heritage alteration permit; or c) establish policies regarding the issuance of a heritage alteration permit in relation to the property. File#:08-3010-02/17 139030XX/l Doc#: 2608232.vl
Page 4 May 23, 2017 Discussion/Analysis: cont'd/ Temporary Protection Order cont'd/ Through the adoption of the Maillardville Heritage Inventory, the City has recognized the building located at 609 Rochester Avenue may have heritage value. If Council adopts the recommended 60 day temporary protection order, section 609 of the Local Covernment Act then prohibits anyone from altering the exterior of the building, making structural changes to it, moving the building, or altering, excavating or building on the property. During this time period staff will be commissioning a heritage consultant to provide an updated heritage assessment for the building and will provide this information in future reports on this property and will investigate opportunities to protect the building, including attempting to pair the owners with a developer interested in heritage conservation. Once staff has determined the appropriate opportunities available to seek long-term protection of the building, a follow-up report will be prepared for Council's consideration of these options. If a solution cannot be found within the 60 day time period, then staff would proceed with issuance of Demolition Permit 17 137113 DM. Financial Implications: There are no immediate financial impacts to the City with this report. Conclusion: The Maillardville Heritage Inventory, previously adopted by Council, outlines the City's consideration of potential value for the building at 609 Rochester Avenue, as heritage property. Of the three (3) categories contained within this inventory, 609 Rochester Avenue was rated as a "Primary Building" which is the highest rating. With only eight (8) remaining buildings in this category of the inventory, it would appear that based on currently available information the building at 609 Rochester Avenue has significant heritage value. Staff are requesting that Council ij^sue a Temporary Protection Order for a maximum of 60 days in order to better dialtify the future of the house. JJ/ss Attachments: 1. Ortho photo (Doc# 2609306) 2. Excerpt from Maillardville Heritage Inventory - 609 Rochester Avenue (Doc# 2608232) 3. 609 Rochester Avenue Context Photos from May 18, 2017 (Doc# 2613654) This report was prepared by Jonathan Jackson, Development Planner and reviewed by George Fujii, Director Development Services. File #: 08-3010-02/17 139030 XX/l Doc#: 2608232.V1
ATTACHMENT 1 LOCATION AND ADJACENT ZONING W N 609 Rochester Ave. Zoning Boundary Application No.: 17 139030 XX Map Date: 5/12/2017 0 15 30 (Meters Coouitlam 17-139030 ORTHO XX JC
PRIMARY BUILDING I 609 ROCHESTER AVENUE i n 22 Maillardville Heritage Inventory Ni
609 ROCHESTER AVENUE 1.0 IDENTIFICATION 2.0 3.0 Name of building: Street address: 609 Rochester Legal description: Lot: 154 Bl: DL 43 Plan: 33210 Roll number: OOI63000 Zoning: RS-1 Tax assessments: Land: $592,000 Improvement: $148,000 Present owner and address: Ann Jones 609 Rochester Avenue, Coquitlam, V3K 2V3 Evaluation class: Primary HISTORICAL SIGNIFICANCE Construction date and source: 1920 (Assessment Cards) Original owner and source: Unknown People or events of historic interest associated with the site: Unknown USAGE Original Use: Single family residence, CIHB number: 0101 Present Use: Single family residence, CIHB Number: 0101 4.0 ARCHITECTURE AND STRUCTURE Foundation Material: Concrete (Assessment Cards) Basement: 3 Excavated (Assessment Cards) Number of storeys: 1 Yz Structural Material: Wood Frame Cladding: Drop siding on main floor; shingle skirting at foundation level; stucco and wood half-timbering at 2nd floor level. Original: Assumed Windows: Double-hung wooden sash with gothic pointed mullions in the upper panes. Roof Type: Front gable with symmetrical side shed dormers; side gable bay; hipped roof over porch. Roof Cover: Duroid Original: Cedar shingles (assumed) Design Description: Unique larger home, which combines elements of the Craftsman and the Edwardian Builder styles. Wide front verandah. Unique notched vergeboards; pointed exposed rafter ends. Diamond point triangular roof brackets. Square porch pillars. Projecting bay in second floor gable; round feature windows at front. Condition: Well maintained; in good repair. Minor alterations only. Maillardville Heritage Inventory 23
5.0 CONTEXT Siting on lot: Generous setback from Rochester; on large lot. Significant Landscape Features: Mature trees in front yard; hedge at front somewhat overgrown. Adjacent Addresses Suitable for Heritage Grouping: 562 and 604 Rochester Avenue 6.0 RESEARCH INFORMATION Assessment Card Information Date of Construction: 1920 Basement: Vs Excavated Foundation: Concrete Legal Changed to Plan 33210 in 1970 Additional References Legal on Water Card: Lot: 2 Bl: 7 DL 1+16 Plan: 8655 7.0 GENERAL COMMENTS A striking older home that shows the gracious nature of some of the early development in this area. Comments and conditions as noted on October 5,1986. Surveyed by Valda Vidners and Don Luxton, Foundation Group Designs Ltd. 24 Mailiardville Heritage Inventory
ATTACHMENT 3