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.
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