A large 105-year-old home in the City of North Vancouver will be demolished to make way for a new duplex following a protracted council debate.
While the building at 332 East 10th Street has some unusual features, such as scrollcut fascia and a double-height verandah, it isn't linked to any particular architect or building style. Its main claim to fame is that is was once home to one of the city's early alderman, James Pilling. The house does not have a heritage designation, but is on a draft registry the city has compiled but never formalized.
Nevertheless, the developer, Thandi Homes, explored the possibility of renovating the house, a project that would have to be paid for by building an infill home on the property. After canvassing the neighbourhood, the owners found little support for the infill option, and came to city council to request their lot be rezoned for a duplex.
Speaking on their behalf on Jan. 16, architects Joe Muego and Carman Kwan said the building had endured several clumsy alterations, including poorly built bay windows, a rear deck, non-conforming windows and exterior stairs, as well as a huge furnace vent in the rear.
"We have to keep in mind that all these items detract from the actual heritage value of the home," said Kwan.
Based on a recent engineer's inspection, Kwan continued, the house's foundation is damaged beyond repair, and there is mould and rot in the structural beams. The roof needs to be replaced, as well as the electrical wiring and interior staircases.
Kwan said a renovation could cost about $600,000, although that figure could vary as much as 20 per cent as more of the structure was revealed.
"In our opinion this house would require a great deal of work to bring it to a safe condition," Kwan said. "In our opinion it would be more economical to demolish this house and rebuild."
Nevertheless, both the city's heritage advisory commission and the North Shore Heritage Preservation Society argued forcefully to save the house.
"Enough is enough," said society president Peter Miller, a West Vancouver resident.
"Too many heritage houses have been demolished. We can't afford to lose this one. . . . With the support of council and staff, the developer should retain the existing house and build an infill house."
James Cormack lives beside the house in question and said the run-down rental building had become "a party house," generating a lot of noise and frequent police visits.
"Those who want to retain the heritage designation, of course, don't live next door to it," he said. "It's nice to be living in West Vancouver and far away from the consequences of what it will be like if it's retained."
Other neighbours said they hated to see such a venerable home knocked down, but still preferred the duplex option to an infill.
Coun. Pam Bookham was also firmly opposed to tearing down a building as old as the city itself. She pressed for the developer to explore "adaptive reuse," relocation, or financing a renovation through a secondary suite as well as an infill. She also questioned the financial figures presented comparing a renovation to a new duplex.
"Even if the cost of retaining, in some form, the existing heritage structure proves to be less profitable to the developer, that, I think, should not prevent council from supporting our heritage values," she said.
Although he has been a longtime advocate for protecting heritage buildings, Coun. Rod Clark said he saw little that was worth saving in this house. "One cannot help but be impressed with the lack of maintenance," he said, "and the lack of significance and the number of additions and the flue and the hot tub on the deck and the poor construction generally. . . . This is an old building and that's all you can say for it."
Clark said the issue was muddied by having a draft heritage list that the city hadn't ratified.
"We need to get our heritage preservation house in order. Let's get that list, let's communicate it, and let's act on it. If we take nothing more away from this attempt, let's get our house in order."
Council voted 6-1 to approve the rezoning.
