ADMINISTRATIVE REPORT Date: May 15, 1997 Dept. File No. AH C.C. File: 5311-1 TO: Vancouver City Council FROM: Director of Land Use and Development SUBJECT: Strata Title Conversion: 440 Cambie Street RECOMMENDATION THAT the application to convert the previously-occupied building at 440 Cambie Street (Lots 39 to 42, Block 28, DL 541, Plan 210) 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 conditions have been met within one year of this approval: (1) Issuance of the permit under Development Application No. DE402046, and issuance of a compatible Building Permit, thereby permitting alterations to this building and its conversion to office use; (2) Completion of all work as proposed and required under DE402046, and any subsequently issued Building Permit and related Trades permits, to the satisfaction of the City Building Inspector and in accordance with all approved plans and permits, and issuance of an Occupancy Permit, all at no cost to the City, in order that this building substantially complies with all relevant City by-laws; (3) Closure (blocking off and filling in) of the existing areaways under the sidewalks on Cambie Street and West Pender Street, respectively, or such other arrangements deemed appropriate to deal with the areaways, at no cost to the City and to the satisfaction of the City Engineer; and (4) Closure (filling in) of the existing service tunnel under the rear lane connecting the buildings at 198 West Hastings Street and 440 Cambie Street, or such other arrangements deemed appropriate to deal with the service tunnel, at no cost to the City, to the satisfaction of the City Engineer. 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 that Council will consider when 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 building at 440 Cambie (Lots 39 to 42, Block 28, D.L. 541, Plan 210) to strata title ownership. BACKGROUND The site is zoned DD and is developed with a municipally designated heritage building, constructed in 1909-1910, and known as the "Edgett Building". It is listed as Category 'B' on the Vancouver Heritage Register. The location of the site is shown on Figure No. 1, below. Figure No. 1 Pursuant to Development Application No. DE402046, the three-storey building is proposed to undergo extensive interior and exterior alterations to provide office use throughout, including the new offices of the Architectural Institute of B.C., and one level of underground parking to serve the building. The applicant proposes a total of 26 strata lots. The underground parking will be designated as "Limited Common Property" on the strata plan. Historically, this building was used by the Vancouver Province newspaper to house its printing presses, and more recently for clothing and garment manufacturing. It has never been used as habitable accommodation. STAFF ANALYSIS In addition to Planning Department staff, the City Engineer and the City Building Inspector have reviewed this application. Given that the building has never been used for residential accommodation, the Manager of the Housing Centre has not been asked to comment. The City Engineer reports that there are no dedication or servicing requirements for this site. However, the City Engineer reports that prior to registration of the strata plan, the "areaways" existing under the sidewalks abutting the site, will need to be blocked off and filled in, in order to eliminate them from being considered part of the structure on the strata plan and for safety considerations. The existing service tunnel under the rear lane which connects this building with the building at 198 West Hastings Street will also need to be closed (filled in) or otherwise dealt with, if it is determined that the servicing in the tunnel cannot be eliminated or relocated. The City Engineer further advises that existing cornices on two sides of the building extend over Cambie and Pender Streets, respectively. Registration of a volumetric easement to contain the encroachments will be required prior to the strata plan being registered in the Land Title Office. The existing two-storey bridge over the rear lane, also connecting this building to the one at 198 West Hastings Street, will require registration of a additional volumetric easement and establishment of a party wall, along with registration of a party wall agreement, to separate and contain the bridge. These requirements will be addressed in a subsequent report to Council from the City Engineer. The City Engineer has indicated support for the volumetric easements. The City Building Inspector notes that once all work proposed has been completed in accordance with approved plans and permits, and once an Occupancy Permit has been issued, this building will substantially comply with all relevant City by-laws. The Director of Land Use and Development reports that in all other strata title conversion applications, it is required that the appropriate permits to allow the proposed form of development be issued, prior to Council granting approval in principle. In this case, however, Development Application No. DE402046 has received approval in principle, and staff are expediting this strata title conversion application in accordance with Council's "Green Door for Heritage" policy, and to provide assurance to the applicant that strata-titling can be achieved. Therefore, it is recommended that Council grants approval in principle to the strata title conversion prior to issuance of the Development Permit. CONCLUSION Based on the foregoing, and on the applicant's compliance with the City's Strata Title and Cooperative Conversion guidelines, the Director of Land Use and Development supports this application. * * * * *