ADMINISTRATIVE REPORT

Date: April 3, 2000
Author/Local: GLougheed/7721
RTS No. 1348
CC File No. 5311

Council: April 18, 2000

TO:	Vancouver City Council
FROM:	Subdivision and Strata Title Coordinator
SUBJECT:	Strata Title Conversion - 656 and 660 Union Street

RECOMMENDATION

THAT the application to convert the previously-occupied buildings at 656 and 660 Union Street (Lot C, Block 101, D.L. 196, Plan LMP45455) to strata title ownership be approved in principle, but that pursuant to Section 9(1) of the Condominium Act, the Certificate of Approval (Form 10) shall not be issued unless the following condition has been met within one year of the date of this approval:

Completion of all work in accordance with the approved plans and permits, and issuance of an Occupancy Permit for each building, all at no cost to the City and to the satisfaction of the City Building Inspector, in order that both of the previously-occupied buildings on this site substantially comply with all relevant by-laws.

GENERAL MANAGER'S COMMENTS

The General Manager of Community Services RECOMMENDS approval of the foregoing.

COUNCIL POLICY

Council policy is reflected in the City's Strata Title and Cooperative Conversion Guidelines, which outline factors which Council will consider in reviewing applications for converting previously-occupied buildings to strata title or cooperative ownership.

PURPOSE

Council approval is required for an application to convert the previously-occupied buildings at 656 and 660 Union Street (Lot C, Block 101, D.L. 196, Plan LMP45455) to strata titleownership.

BACKGROUND

The site is zoned RT-3 and contains two municipally-designated heritage buildings, built pre-1914, which are listed as category "B" buildings on the Vancouver Heritage Register. Extensive interior and exterior alterations and additions to the buildings are currently being performed pursuant to Development Permit No. DE404181 and Building Permit Nos. BU412718 and BU412910, to provide two dwelling units in one building and a single dwelling unit in the other. The applicant proposes to create a total of three strata lots in the two buildings. Construction on both buildings is nearing completion. The location of the site is shown below in Figure 1.

Figure 1

MAP HERE

On July 27, 1999, Council approved the recommendation to designate these two buildings as Protected Heritage Properties. In addition, Council authorized the City to enter into a Heritage Revitalization Agreement with the property owner to secure rehabilitation of the buildings and to vary provisions of the Zoning and Development By-law to achieve the form of development as approved under the above-noted development permit. In that report to Council, it was noted that the owner intended to strata title the property.

Historically, this site contained three structures: two one-family dwellings; and a grocery store. These structures were occupied by a mix of owner/proprietors and tenants. At some point in the past, one of the dwellings was demolished. The applicant, who purchased the site in March, 1999, has indicated in a notarized declaration that the buildings were vacant at the time of purchase. There is no evidence that any tenants were treated unfairly as part of the conversion process.

STAFF ANALYSIS

In addition to Planning Department staff, the City Engineer and the City Building Inspector have reviewed this application. As the site contains only three units, the Manager of the Housing Centre has not been asked for comment.

The City Engineer has no dedication or servicing requirements for the site. However, the City Engineer advises that registration of a volumetric easement to contain building encroachments onto Union Street will be required prior to the strata plan being registered inthe Land Title Office. This requirement will be addressed in a separate report to Council from the City Engineer. The City Engineer has indicated support for the volumetric easements.

The City Building Inspector reports that when all work has been completed in accordance with the approved plans and permits, and Occupancy Permits have been issued, the previously-occupied buildings will substantially comply with all relevant City by-laws.

CONCLUSION

Restoration of two heritage buildings and the extension to the life expectancy of the buildings associated with the substantial upgrading that is taking place, is clearly consistent with established Council policy aimed at preserving existing heritage stock. In addition, the Heritage Revitalization Agreement registered on the title of the property has secured the right to redevelop should these buildings be destroyed in the future.

Based on the foregoing, and on the applicant's compliance with the City's Strata Title and Cooperative Conversion Guidelines, the Subdivision and Strata Title Coordinator supports this application.

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(c) 1998 City of Vancouver