(c) Registration of an aircraft noise sensitive use covenant on title;

Transcription

1 City of Richmond Report to Committee To: Planning Committee Date: December 13, 216 From: Wayne Craig File: SC Director of Development Re: Application by Grafton Enterprises Ltd. for a Strata Title Conversion at 2551 No.6 Road Staff Recommendations 1. That the application for a Strata Title Conversion by Grafton Enterprises Ltd. for the buildings located on the property at 2551 No.6 Road, as generally shown in Attachment 1, be approved on fulfilment of the following conditions: (a) Payment of all City utility charges and property taxes up to and including the year 217; (b) Registration of a flood indemnity covenant on title identifying a minimum habitable elevation of2.9 m GSC; (c) Registration of an aircraft noise sensitive use covenant on title; (d) Submission of appropriate plans and documents for execution by the Approving Officer within 18 days of the date of this resolution; (e) Submission of a Landscape Plan, prepared by a Registered Landscape Architect, to the satisfaction of the Director of Development, and deposit of a Landscaping Security based on 1 % of the cost estimate provided by the Landscape Architect, including installation costs and a 1% contingency. 2. That the City, as the Approving Authority, delegate to the Approving Officer the authority to execute the strata conversion plan on behalf of the City, as the Approving Authority, on the basis that the cditions set out in Recommendation 1 have been satisfied. ),/ ty>vl q,/' Wq:yneCrmg', Directbr of DevelQpment,,,-) WC:jr Att. 5 REPORT CONCURRENCE CNCL - 125

2 December 13, sc Origin Staff Report Grafton Enterprises Ltd. has applied to the City of Richmond for permission to convert three (3) existing industrial buildings at 2551 No. 6 Road from multi-tenant rental buildings into thirteen (13) strata title lots. Findings of Fact The subject property is located in an established business park and industrial area in the Bridgeport planning area (Attachment 1). Development immediately surrounding the subject property is as follows: To the north, a lot oned "Light ndustrial (L)," with vehicle access from No. 6 Road. To the south, a lot oned "Light ndustrial Limited Office (Z8)- Bridgeport Road Area," with vehicle access from No.6 Road and Bridgeport Road. To the east, across No.6 Road, lots oned "Agriculture (AG1)." To the west, across a rail right-of-way, lots oned "Light ndustrial (L)," with vehicle access from Viking Place and Viking Way. There are three (3) existing buildings on the subject site, referred to as Buildings 1, 2, and 3 in the proposed strata plan (Attachment 2). Building 1 is located near the east lot line and is accessed directly from No.6 Road. The building was renovated in 215 as a multi-tenant building to accommodate eleven (11) industrial units; which are all currently occupied by tenants. This proposal would convert the building into eleven (11) strata lots. Required parking for the building is provided in the front and rear yards. Buildings 2 and 3 are newly constructed and are currently occupied by tenants. The buildings are located at the west lot line, with Building 2 in the northwest corner and Building 3 in the southwest corner of the subject site. The buildings are accessed via an internal drive aisle circling the property. The proposal would convert each of these buildings into a strata lot, for a total of two (2) strata lots. Required parking for the buildings is provided in the rear yard. There is no on-site landscaping between the parking area and the No.6 Road frontage. Richmond Zoning Bylaw 85 requires a minimum 3. m wide landscaped area along the property line abutting a public road. To address the lack of landscaping within the existing parking area, the applicant has agreed to install a 4.5 m wide landscaped area in the City owned boulevard, between the concrete sidewalk and the property line. The applicant has submitted a Landscape Plan, showing the proposed works (Attachment 3). The applicant will remove and replace any existing street trees in poor condition, install three (3) new trees where none previously existed, and install shrubs and groundcover. The City Parks Department has reviewed the Landscape Plan and supports the proposed planting. Prior to approval of the Strata Title Conversion, the applicant must provide a revised Landscape Plan, to the satisfaction of the Director of Development, showing additional landscaping within 3. m of the property frontage and improved pedestrian access to No.6 Road; and submit to the CNCL - 126

3 December 13, sc City a Landscape Security for 1% of the total cost of installation, including a 1% contingency, to ensure the landscaping is installed. Analysis City of Richmond Policy 531 (Strata Title Conversion Applications- Commercial and ndustrial) outlines Council's policy in determining how staff process strata title conversion applications for three (3) or more proposed strata lots (Attachment 4). The applicant has submitted all of the necessary information required by City staff, including a Building Condition Assessment, and a Building Code Compliance report. nterior and exterior alterations to Building 1 in 214 required a Building Permit. The renovated building received Final nspection on November 5, 215. The two (2) new buildings have received Final nspection from the City's Building Approvals Division. Building 2 received Final nspection on March 9, 216; and Building 3 received Final nspection on December 1, 215. A Strata Title Conversion report provided by Grafton Enterprises Ltd. and reviewed by Weiler Engineering Ltd. dated May 16, 216 indicates that the life expectancy of Building 1 is at least 5 years, and the life expectancy of Buildings 2 and 3 is at least 75 years. The author of the Building Condition Assessment expects no increase in maintenance, repair, or replacement costs within the next 1 to 2 years. The author of the Building Code Compliance report confirms that the existing buildings are substantially in compliance with the BC Building Code. Building 1 was upgraded to be substantially compliant with the BC Building Code 1998; Buildings 2 and 3 are substantially compliant with the BC Building Code 212. Building Approvals confirmed that the proposed strata title conversion of the existing building has no building code implications. All three (3) buildings are currently occupied by tenants. The applicant has submitted signed letters from each of the existing tenants, stating that they are aware of and take no issue with this application (Attachment 5). The owner's intention is to retain sole ownership of the Lands and to lease the units after the strata title conversion is completed. The existing tenants will continue to occupy the premises with no changes to the terms of the existing leases, other than modifications to reflect the strata title conversion. No physical or structural upgrading of the buildings will take place, and no changes affecting open space, landscaping, common facilities, off-street parking, or loading spaces are being proposed. All on-site parking and loading areas will be designated as limited common property for the exclusive use of the designated thirteen (13) strata lots. As part of a business license, each business will need to verify that they have access to the Bylaw-required parking. The subject property is located within Aircraft Noise Area 4. All aircraft noise sensitive land uses are considered in this area. A restrictive covenant must be registered on title, the purpose of which is to address public awareness and ensure aircraft noise mitigation is incorporated into the design and construction of buildings and additions as required CNCL - 127

4 December 13, sc n light of this, staff support the proposed strata title conversion subject to: 1. Payment of all City utility charges and property taxes up to and including the year Registration of a flood indemnity covenant on title identifying a minimum habitable elevation of2.9 m GSC. 3. Registration of an aircraft noise sensitive use covenant on title. 4. Submission of appropriate plans and documents (i.e., Strata Plan Surveyor's Certificate, Application to Deposit, Form V and Form W, etc.) for execution by the Approving Officer within 18 days of the date of this resolution. 5. Submission of a Landscape Plan, prepared by a Registered Landscape Architect, to the satisfaction of the Director of Development, and deposit of a Landscaping Security based on 1% of the cost estimate provided by the Landscape Architect, including installation costs and a 1% contingency. Financial mpact None. Conclusion Grafton Enterprises Ltd. has applied to convert three (3) existing industrial buildings at 2551 No.6 Road into thirteen (13) strata title lots. The proposal is straightforward. Staffhave no objection to this application and recommend approval of the strata title conversion application. Jordan Rockerbie Planning Technician ( ) JR:rg Attachment 1 : Location Map and Aerial Photo Attachment 2: Draft Strata Plan Attachment 3: Proposed Landscape Plan Attachment 4: Policy 531: Strata Title Conversion Applications- Commercial and ndustrial Attachment 5: Letters from existing tenants (7) CNCL - 128

5 ATTACHMENT 1 City of Richmond >-:" ,, (.!) '----"-'-----" VKNG PL ' ',---..,., > c ::: CD sc CNCL Original Date: 7/11/16 Revision Date: Note: Dimensions are in METRES

6 City of Richmond sc Original Date: 7/11/16 Revision Date: Note: Dimensions are in METRES CNCL - 13

7 STRATA PLAN OF PARCEL "73".:;:"CTON 2 BLOCK 5 NORTH RANGE 5 WEST NWD REFERENCE\ _AN BCGS 92G.15 PARCEL DENTFER (PD): CTY OF RCHMOND SCALE 1:1 2o2o._._._4o ALL DSTANCES ARE N METRES THE NTENDED PLOT SZE OF THS PLAN S 432mm N WDTH BY 56mm N HEGHT (C-SZE) WHEN PLOTTED AT THE SCALE NDCATED. CVC ADDRESS #2551 NO. 6 ROAD, RCHMOND, BC, V6V 1P3 LEGEND: NDCATES CONTROL MONUMENT FOUND e NDCATES STANDARD RON POST FOUND NDCATES STANDARD RON POST PLACED NDCATES LEAD PLUG FOUND NDCATES LEAD PLUG PLACED S.L. NDCATES STRATA LOT C.P. NDCATES COMMON PROPERTY LCP MON NDCATES LMTED COMMON PROPERTY NDCATES MONUMENT ELEC NDCATES ELECTRCAL ::1QES;_ UNDER SECTlON 68 OF THE STRATA PROPERTY ACT, STRATA LOT BOUNDARES ARE DEFNED AS: {1) THE OUTSDE FACE OF EXTEROR WALLS. (2) THE CENTRELNE OF WALLS BETWEEN ADJACENT STRATA LOTS, ALL STRATA LOT AND LCP ANGLES ARE 9' UNLESS SHOWN OTHERWSE. AREAS OF LMTED COMMON PROPERTY ARE FOR llie USE OF llie STRATA LOT NDCATED. (EG' LCP-2) 78H8459 UTM ZONE 1 COORDNA ies DATUM: NADB3(CSRS)4...BC.1.GVRD UTM NORlliiNG: 5,448, UTM EASTNG: 494, PONT COMBNED FACTOR: ESTMATED HORZONTAL POSTONAL ACCURACY :.12m 15 p LAN PLAN 3777 b-5- " vi * " Zl :51 "- ;< l'l "' u l';... <L bl <L "' (!) o -o go 5 <D f--- THS PLAN LES WTHN THE JURSDCTON OF THE APPROVNG OFFCER FOR THE CTY OF RCHMOND 9' "',_ f'arcel "73" g Ref PLAN }442? g SRW PLAN ybbbbo 8" - (!) 8 55 Oo :!n Y---- ::>'jl, o'o_.-:'/pq"'q\\ - Q " PLAN 4498 <D v- Y'" '(. - /- _c",v _)-,_(' 8 PLAN BCP45835.,.. PLAN Rem 17 Sec 2 Bk5N :3 R5W -,., Rem 31 PLAN DB' 44" L l / - /' / 7BH8459-.J\r-OJ..Q@ ' 57' 19" 9' DB' - / r-- < < < < < EXSTNG BULDNG < #1 - / - / - / 17" - - /.,. 4. ;;; 9 "8'33" ' - ' -o ::! \(J\.;..\_ >- "'.., lw. c < ::: c:i 78HB "' :ll o ATTACHMENT 2 SHEET 1 OF 5 SHEETS STRATA PLAN EPS321 78H8482 UlM ZONE 1 COORDNATES DATUM: NAD83(CSRS)4...8C.1.GVRD U1M NORTHNG: 5,449, UlM EASTNG: 494, PONT COMBNED FACTOR: ESTMATED HORZONTAL POSTONAL ACCURACY :.16m 35 PLAN 4257 <D i 57 PLAN Rem 59 PLAN MATSON PECK & TOPUSS SURVEYORS &: ENGNEERS # HORSESHOE WAY RCHMOND, B.C., V?A 5H7 PH: FAX: CADFLE: FNAL SlRATA.DWG R SilRATA NOTES: NTEGRATED SURVEY AREA NO. 18, CTY OF RCHMOND, NA83(CSRS) 4...BC.1.GVRO. GRD BEARNGS ARE DERVED FROM OBSERVATONS BETWEEN GEODETC CONTROL MONUMENTS 78H8482 AND 78H8459. THE UTM COORDNATES AND ESTMATED HORZONTAL POS!TONAL ACCURACY ACHEVED HAVE BEEN DERVED FROM THE MASCOT PUBUSHED COORDNATES AND STANDARD DEVATONS FOR GEODETC CONTROL MONUMENTS 78H8482 AND 78H8459, THS PLAN SHOWS HORZONTAL GROUND-LEVEL DSTANCES UNLESS OlliERWSE SPECFED. TO COMPUTE GRD DSTANCES, MULTPLY GROUND-LEVEL DSTANCES BY THE AVERAGE COMBNED FACTOR OF WHCH HAS BEEN DERVED FROM GEODETC CONTROL MONUMENTS 78H8482 AND 78H8459. OFFSET POSTS AND PLUGS ARE ON PRODUCTON OF PROPERTY UNES UNLESS NDCATED OTHERWSE. PARTS OF THS PLAN HAVE BEEN EXAGGERATED FOR CLARTY PURPOSES. CNCL EXSTNG BULDNG #1 NCLUDED N THS STRATA PLAN HAS BEEN PREVOUSLY OCCUPED. THE BULDNGS SHOWN HEREON ARE W'!THJN THE EXTERNAL BOUNDARES OF THE LAND lliat S llie SUBJECT OF THE STRATA PLAN. THS PLAN LES W'TH!N THE GREATER VANCOUVER REGONAL DSTRCT, THE FJELD SURVEY REPRESENTED BY THS PLAN WAS COMPLETED BY J, STEPHEN CAMPBELL, BCLS (#712) ON THS 24TH DAY OF NOVEMBER, 215

8 -BULDNG LOCATONS SCALE 1: ALL DSTANCES ARE N METRES PLAN 3677 ' C...'(!; r--: '31 OCDO O.O }L-- BLDG CLEAR Rem 31 PLAN ' 8' 44" SHEET 2 OF 5 SHEETS STRATA PLAN EPS t r g,..: '" "' " ::1 24 PLAN 3777 SRW PLAN SRW PLAN g&'o-+---'1"'' "''4, CLEAR <( ' ") 1-..J SRW --, PLAN.r 6688 J 1.77 EXSTNG BULDNG #1,;o t:.7..1, <.t>e , <t>. : <t>. :'9.. <t>. 6'., <t>. :o <t>. :'9 -.t>6'., <t>... :' '.,.. c.. < 6'.p <t>. 6'., <t>. 6'., <t>. <t>. m \; ::: <t> ( : <t;, :'9 <t;, :'9.. <t;, 6'., <t>... 6'., 2.7,.,.,"5S'.Js.. g[b',.o-l-----:-14:-c.,:c4:-----, CLEAR 55 PLAN o (.!) -o o SQ. CD "' OUTSDE FACE OF BULDNG MATSON PECK & TOPUSS SURVEYORS & ENGNEERS # HORSESHOE WAY RCHMOND, B.C., VlA 5H7 PH: FAX: CADFLE: FlNAL STRATA.DWG R R1-S'TRATA ill'o-- 1 'i _J CLEAR 1 e,o:: r::s 9' 8' 17" d Offid Rem 59 NOTES: CNCL PLAN ALL BULDNG ANGLES ARE 9' UNLESS SHOWN OTHERWSE. - BLDG CLEAR NDCATES THE BULDNG S CLEAR OF THE PROPERTY LNE BY THE OFFSET DMENSON SHOWN J. STEPHEN CAMPBELL, BCLS (#712) THS 24TH DAY OF NOVEMBER, 215

9 -MAN FLOOR SCALE 1:5 SHEET 3 OF 5 SHEETS STRATA PLAN EPS321 ALL DSTANCES ARE N METRES 15 PLAN PLAN SRW PLAN SRW PLAN N "'... <...J n. <{ ") " 1- _J ill "t; BULDNG #2 PART S.L.12 1,138.3m 2 TOTAL 1,253.8m 2.. N "! LCP-12 :" 5.3 N oo "'" <rl ;t.. LCP-13 "! :" <a.: 21.9 a; "' L:: DRVE ASLE CP \:.6 "' LCP-1 LCP "' N 2 LCP-2 :::: ':f "' S.L.1 2,12.5m S.L.2 );9 1,24.7m 2 VESllBULE LCP & LCP-3 -= LCP-3 9 S.L m :" S.L.4 LCP-4 8.6m :;; ::! LCP-5 " EXSTNG ::! S.L.5. 24\ BULDNG 1,239.9m 2. 5"!9.14;!: # :2 LCP : : LCP LCP "'" N w.77 : w S.L m S.L m 2 S.L.8 1,136.7m S.L m Rem 31 PLAN E,.,o... J<') tri al SPRNKLE 2. ROOM C.P. 2.9,.: 2.65-= -<::,6<t<-t>6' ')."!)\.-> t l - -.,]" q,._ >6' o... r:::, os...t.>: fl,,....,...>. <>" <>" d'... 'l-. cl;, '$>.. >..Too.!'>. Xro'te& -()... OJ' -.>. }..,.'?o?<3'.>.,; fbo 6'sr..(;Y too q.._ '><'-.t>... t l qo..,... 1 o coo.>_, B ro q.._ \1.>... co() :'l o_,st< <-?'.>. w "' "'. r::::,-?ctel. <>". b<'j:>.. 'bo q_,o.. t.. J' "'.> "Cb 6'6' -8 o t.< 6l,...:>: J?' 'bo 15.31Q-'-?-... b<...:>: O)Q-6'6' <teb4'<_/i?-;...,.'?o :sr. LCP- tri lli v C c:i 49.2.ELEC Rl 1.15ROOM N C.P. LCP -6 };;' en r-- LCP-6 r--.,;.,; J;] ::: "' < "'.., :: "' to :8 55 PLAN 4498 BULDNG #3 g g PART S.L m : LCP LCP-11 : S.L m S.L.11 1,57.5m :2,..,.: d COMATON C.P. "' MATSON PECK & TOPUSS SURVEYORS & ENGNEERS # HORSESHOE WAY RCHMOND, B.C., V?A 5H7 PH: FAX: CADFLE: FNAL STRATA.DWG R SRATA TOTAL 1,26.m LCP ,573 9' 8' 17" Rem 59 PLAN CNCL DRVE ASLE C.P. ALL STRATA LOT AND LCP ANGLES ARE 9' UNLESS SHOWN OTHERW1SE LCP ll J. STEPHEN CAMPBELL, BCLS (#712) THS 24TH DAY OF NOVEMBER, 215

10 MEZZANNE SCALE -- 1:5.. to s o 1 ALL DSTANCES ARE N ME1RES 2 SHEET 4 OF 5 SHEETS STRATA PLAN EPS PLAN PLAN 3777 SRW PLAN SRW PLAN PLAN 4498 MATSON PECK & TOPUSS SURVEYORS & ENGNEERS # HORSESHOE WAY RCHMOND, B.C., V7A 5H7 PH: FAX: CADFLE: FNAL STRATA.DWG R SlRATA :5vl o. 4-,in o '- Rem 31 :t: 9" DB' 44" i-r PLAN r' ;:; "' PART,... :5 a. <( 1' t<') 1-..J BULDNG! #2 i l e:::c;j je<n o:: ffi : "-"- "-i j SRW } J , ls l g l r : "-1 BULDNGJ #3 i J S.L m 2 PART : S.L ""'14"'.9., ;t m ;..:1 r , r i, ) / ( ' ) / A, ) / : ( ) / : ( ) / l , ) / : ( ) l : t-fil ) : / : <.,) (! / , ) / ( l ) / ESTNG ' i j BULDNG > -----T , i i #1 / L ', ) / A, ) / / ( l ) / r , ) f / : r l : g l : g l li:ti r r L" L ,573 9' 8' 17" Rem 59 PLAN CNCL l )1 c <( ::: ( d J. STEPHEN CAMPBELL, BCLS (#712) THS 24TH DAY OF NOVEMBER, 215

11 'SECTONS SCALE 1:5 ;1, ALL DSTANCES ARE N METRES SHEET 5 OF 5 SHEETS STRATA PLAN EPS321 wl e:::j Zl OJ : : g PROPERTY LNE: : ::: <C o_-! (f) (.!) _J 5 D f-('.1 ::: <( o..-! (f) _j ui 1-- ('.! _j ui c "' _j ui "---- D D f= () w (f).: ::!,1 "" <( <( f- (.) w (f) _j g ui (.!) s: ' Z"!!. [;;(.!) - x j wo _J ui 5 f----- D _j ui f----- "' co _j ui r----- "-- Ol _j ui "---- _j ui "---- MATSON PECK & TOPUSS SURVEYORS & ENGNEERS # HORSESHOE WAY RCHMOND, B.C., V7A 5H7 PH: FAX: CADF!LE: FNAL STRATA.DWG R STRATA (.!) _J 5 D PROPERTY LNE ') f- :::. h g,, 1 l.,, "' "' CNCL Jg5 C/)o : :;;' ;r 'l!s!a.: d L PROPERTY LNE J, STEPHEN CAMPBELL, BCLS (#712) THS 24TH DAY OF NOVEMBER, 215

12 ' r') t-< ::r: u ex. 1 - TYPCAL SECTON THROUGH BOULEVARD SCALE: 112" = 1 '-" ' 1 1' 1()' L.1 SHEET NUMBER EXSTNG SDEWALK CHECKED R.D. November22,216 DRAWN R.D. NQ?. 6 ROAD EXSTNG PARKNG LANDSCAPE PLAN NEW SODDED BOULEVARD OVER 6" DEPTH NEW GROWNG MEDUM SHEET TTLE PROVSON Of AN AUTOMATED DRP RRGATON RRGATON SYSTEM FOR HEDGE S RECOMMENDED {BY DESGN/BULD). ALL PLANT MATERAL TO COME FROM A CERTFED DSEASE-FREE NURSERY. PROVDE CERTFCATON UPON REQUEST No. 6 ROAD RCHMOND. B.C. PROPOSED HEDGE N 18" DEEP GROWNG MEDUM TRENCH EXSTNG CREATE LOCAL DEPRESSON WTH ROUND SAUCER AND LP AT EACH TREE PROJECT SHRUBS: 111"depthcontinuoustrench TREES-Min. 2' N ALL DRECTONS FROM ROOT BALLS. Min. 1 m3 PER TREE. AND REPLACEMENT BOULEVARD TREES SHRUBS Prunusi.'Olloluyken' OUoluykenlaurel #2.Con1.,3'-".C. NOTES: All WORK & MATERALS TO CONFORM TO THE LATEST EDTON OF THE BC LANDSCAPE STANDARD AND N ACCORDANCE \MTH THE DSTRCT OF CTY OF RCHMOND STANDARDS, UNLESS OTHER\MSE NOTED. PROVDE FERTLTY & PARTCLE SZE ANALYSS TEST FOR GROWNG MEDUM PROR TO STARTNG lfo/ork GROWNG MEDUM TO BE WEED FREE AND COMPOSTED, CONFORMNG TO 8CNTA STANDARD FOR 'LEVEL 2 SOLS'. PROVDE TOPSOL DEPTHS AS FOLLOWS: CNCL Acerplalanoides'Giobosurn' Globe Maple 6cmcai.,B&B... REVSONS 1 [, : r1 1 1 PARKNG REPLACEMENT TREES,-, 6 EXSTNG TREES, DEAD OR { N POOR CONDTON TO BE '--" REMOVED & REPLACED REMOVE ENTRE TREE NCLUDNG ROOT BALL EXSTNG TREES N GOOD CONDTON TO REMAN REMOVE GRAVEL N ROOT ZONE -TOP UP WTH GROWNG MEDUM -DO NOT DSTURB ROOTS -DO NOT CHANGE GRADE AT TRUNK OF TREE -DO NOT USE MACHNERY WTHN CRTCAL ROOT ZONE BOULEVARD LAWN AREAS EXCAVATE GRAVEL TO 6" DEPTH. REPLACE WTH 6" APPROVED GROWNG MEDUM AND SOD._ EXSTNG DRVEWAY LETDOWN TO BE REMOVED & REPLACED WTH CONCRETE CURB & SDEWALK iij E\i.F.E,ii!'!:"llliii."' i!st:a E -!Jr;;-::" F1Wtf;m

13 City of Richmond ATTACHMENT 4 Policy Manual Page 1 of 1 Adopted by Council: Feb. 13/95 POLCY 531 Amended b Council: Mar. 27, 1995; Jul 27, 215 File Ref: 415- STRATA TTLE CONVERSON APPLCATONS- COMMERCAL AND NDUSTRAL POLCY 531: t is Council policy that: The following matters shall be considered before deciding on any commercial or industrial strata title conversion applications involving three or more strata lots: 1. The life expectancy of the building and any projected major increases in maintenance costs due to the condition of the building. This information shall be supplied by the applicant in the form of a written report in an acceptable form prepared by a registered architect, engineer or similarly qualified professional. The report shall review the building's age, quality, general condition and measure of compliance with current building codes and City bylaws. 2. The impact of the proposal on the existing tenants in terms of their existing leases and their ability to offer to purchase the units they occupy or to relocate in comparable and suitable rental premises if unable to purchase their existing units. 3. The views of the affected tenants as established by a formal canvass by the City Staff or agents of the City. A standard form available frm the City's Planning and Development Division may be used for this purpose. 4. Any proposals involving upgrading of the buildings or changes affecting open space, landscaping, common facilities, off-street parking and loading spaces. The ownership and management of the off-street parking and loading facilities should be specifically addressed. 5. Any other conditions peculiar to the circumstances of the conversion proposal and requiring special measures to be taken as a condition of approval. 6. All commercial or industrial strata conversion applications must be compatible with the City's bylaws regulating the use and development of the land and the servicing standards appropriate to the site. (Planning and Development Division) CNCL - 137

14 2499 Westminster Hwy Richmond, BC V6V 1B3 GRAnon ERTERPREJ ltd. ATTACHMENT July 15th, 216 MORTON CLARKE & Co. LTD. ATTENTON: PAUL CLARKE 115, 111, 1115, No.6 RD RCHMOND, BC V6V 1P3 RE: STRATA PLAN EPS321 AT 2551 No.6 RD We are in the final stages of completing the project at the above-noted address. We would like to inform you that the title of your units will be Strata (S.L. 1, S.L. 2, S.L. 3, & S.L. 4). The reason for this is to allow separate metering for gas, electric, water, sewer, and property taxes. This will ensure that tenants will pay for their own expenses and no one else's. For those of you who do not know, this will have no ramifications with regards to your tenancy and only changes how the landlord, Grafton Enterprises Ltd., owns the property. Please sign in the space below to indicate you do not take issue with this change. Retain one copy for your records. Sincerely, vj GRAFTON ENTERPRSES LTD. Wayne Grafton AGREED TO THE ABOVE TERMS BY MORTON CLARKE & Co. LTD. SGNATURE: NAME: CNCL DATE:

15 2499 Westminster Hwy Richmond, BC V6V 1B3 GRAnon ERTERPRSES ltd July 15th, 216 ULTMATE SKATEBOARD DSTRBUTORS NC. ATTENTON: BRAD RCHMOND No.6 RD RCHMOND, BC V6V 1P3 RE: STRATA PLAN EPS321 AT 2551 No.6 RD We are in the final stages of completing the project at the above-noted address. We would like to inform you that the title of your unit will be Strata (S.L. 5). The reason for this is to allow separate metering for gas, electric, water, sewer, and property taxes. This will ensure that tenants will pay for their own expenses and no one else's. For those of you who do not know, this will have no ramifications with regards to your tenancy and only changes how the landlord, Grafton Enterprises Ltd., owns the property. Please sign in the space below to indicate you do not take issue with this change. Retain one copy for your records. Sincerely, wft-- GRAFTON ENTERPRSES LTD. Wayne Grafton AGREED TO THE ABOVE TERMS BY ULTMATE SKATEBOARD DSTRBUTORS NC. NAME: 13RAD 8fCHhtmb CNCL - 139

16 2499 Westminster Hwy Richmond, BC V6V 183 GRinOn EATERPRJEJ ltd July 15th, ONTARO NC. DBA SUPER 3 PRODUCE ATTENTON: BEN CHEN 113 & No.6 RD RCHMOND, BC V6V 1P3 RE: STRATA PLAN EPS321AT 2551 No.6 RD We are in the final stages of completing the project at the above-noted address. We would like to inform you that the title of your units will be Strata (S.L. 6 & S.L. 7). The reason for this.is to allow separate metering for gas, electric, water, sewer, and property taxes. This will ensure that tenants will pay for their own expenses and no one else's. For those of you who do not know, this will have no ramifications with regards to your tenancy and only changes how the landlord, Grafton Enterprises Ltd., owns the property. Please sign in the space below to indicate you do not take issue with this change. Retain one copy for your records. Sincerely, GRAFTON ENTERPRSES LTD. Wayne Grafton AGREED TO THE ABOVE TERMS BY ONTARO NC. DBA SUPER 3 PRODUCE SGNATURE: \ NAME: '\;1 Ct-\j CNCL - 14

17 2499 Westminster Hwy Richmond, BC V6V 183 GRAnon EATERPRETD July 15th, 216 BESCORP HOLDNGS NC. (DBA TAPO TEA COMPANY) ATTENTON: KEN HSU 114 & No.6 RD RCHMOND, BC V6V 1P3 RE: STRATA PLAN EPS321 AT 2551 No.6 RD We are in the final stages of completing the project at the above-noted address. We would like to inform you that the title of your units will be Strata (S.L. 8 & S.L. 9). The reason for this is to allow separate metering for gas, electric, water, sewer, and property taxes. This will ensure that tenants will pay for their own expenses and no one else's. For those of you who do not know, this will have no ramifications with regards to your tenancy and only changes how the landlord, Grafton Enterprises Ltd., owns the property. Please sign in the space below to indicate you do not take issue with this change. Retain one copy for your records. GRAFTON ENTERPRSES LTD. Wayne.Gron [l//2 AGREED TO THE ABOVE TERMS BY BESCORP HOLDNGS NC. (DBA TAPO TEA COMPANY) SGNATURE: - NAME: CNCL DATE:

18 2499 Westminster Hwy Richmond, BC V6V 1B3 GRAnon EnTERPRSES ltd July 15th, 216 THE CHEFS' WAREHOUSE PASTRY DVSON CANADA ULC ATTENTON: ED DAVS 115 & No.6 RD RCHMOND, BC V6V 1P3 RE: STRATA PLAN EPS321 AT 2551 No.6 RD We are in the final stages of completing the project at the above-noted address. We would like to inform you that the title of your units will be Strata (S.L. 1 & S.L. 11). The reason for this is to allow separate metering for gas, electric, water, sewer, and property taxes. This will ensure that tenants will pay for their own expenses and no one else's. For those of you who do not know, this will have no ramifications with regards to your tenancy and only changes how the landlord, Grafton Enterprises Ltd., owns the property. Please sign in the space below to indicate you do not take issue with this change. Retain one copy for your records. GRAFTON ENTERPRSES LTD. Wayne Grafton AGREED TO THE ABOVE TERMS BY THE CHEFS' WAREHO ASTRY DVSON CANADA ULC SGNATURE: NAME: CNCL DATE:

19 2499 Westminster Hwy Richmond, BC V6V 183 GRRnon lftterprse ltd July 15th, 216 BARROCO FNE FURNTURE LTD. ATTENTON: ROGER CHANG BLDG No.6 RD RJCHMOND 1 BC V6V 1P3 RE: STRATA PLAN EPS321 AT 2551 No.6 RD We are in the final stages of completing the project at the above-noted address. We would like to inform you that the title of your unit will be Strata (S.L. 12). The reason for this is to allow separate metering for gas, electric, water, sewer, and property taxes. This will ensure that tenants will pay for their own expenses and no one else's. For those of you who do not know, this will have no ramifications with regards to your tenancy and only changes how the landlord, Grafton Enterprises Ltd., owns the property. Please sign in the space below to indicate you do not take issue with this change. Retain one copy for your records. Sincerely, GRAFTON ENTERPRSES LTD. Wayne Grafton AGREED TO THE ABOVE TERMS BY BARROCO FNE FURNTURE LTD. SGNATURE: NAME: CNCL - 143

20 2499 Westminster Hwy Richmond, BC V6V 1B3 GRAnon EATERPRETD July 15th, 216 TEC FLOOR COVERNGS LTD. ATTENTON: LARS SOLLENUS BLDG No.6 RD RCHMOND, BC V6V 1P3 RE: STRATA PLAN EPS321 AT 2551 No.6 RD We are in the final stages of completing the project at the above-noted address. We would like to inform you that the title of your unit will be Strata (S.L. 13). The reason for this is to allow separate metering for gas, electric, water, sewer, and property taxes. This will ensure that tenants will pay for their own expenses and no one else's. For those of you who do not know, this will have no ramifications with regards to your tenancy and only changes how the landlord, Grafton Enterprises Ltd., owns the property. Please sign in the space below to indicate you do not take issue with this change. Retain one copy for your records. Sincerely, GRAFTON ENTERPRSES LTD. Wayne Grafton AGREED TO THE ABOVE TERMS BY TEC FLOOR COVERNGS LTD. SGNATURE: NAME: DATE: "'3"& {'{ 'ajl (,. CNCL - 144