ADMINISTRATIVE REPORT

Date: September 24, 1997

Dept. File No. AMH

C.C. File No. 5311

TO: Vancouver City Council

FROM:Director of Land Use and Development

SUBJECT:Strata Title Conversion - 1118 Homer Street

RECOMMENDATION

THAT the application to convert the previously-occupied building at 1118 Homer Street (Lot 5, Block 76, D.L. 541, Plan 3469) to strata title ownership be approved, 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 this approval:

Completion of all work authorized under Development Permit No. DE401787 and Building Permit Nos. BU405609 and BU407067, and issuance of an Occupancy Permit, all to the satisfaction of the City Building Inspector and at no cost to the City, in order for this building to substantially comply with all relevant City 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 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 1118 Homer Street (Lot 5, Block 76, D.L. 541, Plan 3469) to strata title ownership.

BACKGROUND

The site is zoned HA-3 and is developed with a three-storey mixed-use commercial building, which previously contained retail, office, wholesale and warehouse uses. Development and Building permits have recently been issued, permitting extensive interior and exterior alterations and additions to this building, and permitting the conversion of the building to restaurant use on the ground floor, retail and office use on the second floor and office use on the third floor. The renovation work is currently underway. The applicant proposes to create 66 commercial strata lots.

The building was purchased by the current owner on January 31, 1997 on the basis of "vacant possession". Previously, commercial tenants occupied the building. The building has never been used for habitable accommodation.

The location of the building is shown on figure No. 1, below.

Figure 1

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. The City Engineer advises, however, that the building encroaches onto Homer, Helmcken and Hamilton Streets. Registration of a volumetric easement to contain the encroachments will be required prior to the strata plan being registered in the Land Title Office. This requirement will be addressed in a subsequent report to City Council from the City Engineer. The City Engineer has indicated support for the volumetric easements.

The City Building Inspector reports that once all of the work now underway has been completed in accordance with the approved plans and permits, and an Occupancy Permit has been issued, this building will substantially comply with all relevant City by-laws.

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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(c) 1997 City of Vancouver