Narrative Appraisal of
Stanley Hotel
Located at
36 Blood Alley Square, Vancouver, BC
Prepared For
PHS Community Services Society
As at
October 19, 2012
Appraised by
Simon Poon, AACI, P. App, B.Comm
Our Reference Number
500484-12
December 3, 2012
Reference # 500484-12
PHS Community Services Society
20 W Hastings Street
Vancouver BC
Dear PHS Community Services Society:
Re:
In response to your recent instruction and authorization, Campbell & Pound Ltd have
appraised the referenced properties with the objective of estimating the current market
value of the fee simple interest. The data, information, and calculations leading to the
value conclusion are incorporated in the Narrative report following this letter. The
report, in its entirety, including all assumptions and limiting conditions, is an integral part
of and inseparable from this letter.
As a result of our investigation and analyses, our final opinion of value as at October 19,
2012, subject to all assumptions and limiting conditions contained herein, is as follows:
$9,510,000
(Nine Million Five Hundred Ten Thousand Dollars)
The analyses, opinions and conclusions prepared in this report were developed in
conformance with our interpretation of the guidelines and recommendations set forth in
the Canadian Uniform Standards of Professional Appraisal Practice (CUSPAP 2003
edition) and the requirements of the Code of Professional Ethics and Standards of
Professional Appraisal Practice of the Appraisal Institute of Canada. This appraisal
report has been prepared exclusively for PHS Community Services Society. If any
questions arise by reason of this report, please contact the undersigned at your
convenience.
Respectfully submitted,
CAMPBELL & POUND, LTD.
per:
_________________________________
Simon Poon, AACI, P.App, B.Comm
INTRODUCTION
TABLE OF CONTENTS
Letter of Transmittal
TABLE OF CONTENTS ...................................................................................................... 3
INTRODUCTION............................................................................................................. 4
TERMS OF REFERENCE ..................................................................................................... 8
ASSUMPTIONS AND LIMITING CONDITIONS .................................................................... 10
FACTUAL DATA ........................................................................................................... 13
AREA DATA ................................................................................................................... 16
SITE DESCRIPTION ......................................................................................................... 18
LAND USE INFORMATION............................................................................................... 21
DESCRIPTION OF IMPROVEMENTS .................................................................................. 22
ANALYSIS AND CONCLUSIONS .............................................................................. 25
HIGHEST AND BEST USE ................................................................................................ 26
METHODS OF VALUATION.............................................................................................. 29
INCOME APPROACH ....................................................................................................... 30
DIRECT COMPARISON APPROACH .................................................................................. 40
COMPARISON APPROACH LAND .................................................................................. 61
LAND SALES ANALYSIS ................................................................................................. 62
RECONCILIATION ........................................................................................................... 67
EXPOSURE TIME............................................................................................................. 68
FINAL ESTIMATE OF VALUE ........................................................................................... 68
CERTIFICATION .............................................................................................................. 69
EXHIBITS AND ADDENDA ........................................................................................ 70
(A) DEFINITION OF TERMS
(B) TITLE SEARCH
(C) EXCERPTS FROM ZONING BY-LAW
(D) QUALIFICATIONS OF APPRAISER
(E) ADDITIONAL PHOTOS
INTRODUCTION
INTRODUCTION
INTRODUCTION
INTRODUCTION
Aerial Photo
INTRODUCTION
EXECUTIVE SUMMARY
Property
Property Address
Legal Description
PID
Zoning
Site Area
+/- 30 years
Land:
Improvements:
Total:
$5287.07
Neighbourhood Description
Capitalization Rate
6.50%
Valuation
Income Approach:
Direct Comparison Approach
(As Improved):
(As Development Land )
$8,490,000
$9,510,000
$9,530,000
$9,510,000
$1,352,001
$422,001
$1,774,002
INTRODUCTION
TERMS OF REFERENCE
Purpose and Function of the Report
The purpose of this report is to estimate the Market Value of the Fee Simple interest in
the properties legally described herein as of October 1, 2012. The function of this report
is to determine fair market value for security in first mortgage financing
This appraisal report has been prepared exclusively for PHS Community Services Society
to determine fair market value for security in first mortgage financing. Liability to others
or for any other uses is expressly denied.
The properties have been appraised free and clear of all encumbrances, financing, liens,
easements and restrictions, except for those encumbrances required to permit
development, subject to any leasehold interest, and as otherwise noted herein.
SCOPE OF APPRAISAL
1) This report constitutes a self-contained, fully documented narrative appraisal,
which has been prepared in accordance with the Canadian Uniform Standards
of Professional Appraisal Practice as adopted by the Appraisal Institute of
Canada to date. In the preparation of this appraisal we have conducted a
complete market analysis including the following steps which were taken in
the preparation of this appraisal:
2) Inspected the property on October 19, 2012.
3) Surveyed the surrounding neighbourhood and documented existing land uses,
access and traffic patterns, development trends and competitive facilities.
4) Reviewed the electronically obtained title search & tax assessment data for
verification of ownership, property taxes and assessments.
5) Reviewed municipal zoning and land use data. Note however, no consultation
was made with City of Vancouver Planners at this time.
6) Reviewed the general market with emphasis on similar land uses in the area,
including existing inventory, potential new construction, and market rental
rates.
7) From an analysis of the site, existing improvements, land use trends and
financial data, determined the probable highest and best use of the property.
8) Analyzed sales of comparable properties in the competitive market area, and
where deemed appropriate, we interviewed market participants for analytical
purposes.
INTRODUCTION
DOCUMENTATION
For the purposes of this report, the following documents were relied upon:
The following documents were provided by the client and were relied upon.
information contained within these documents was assumed to be correct:
All
The analysis set out in this report relied on written and verbal information obtained from
a variety of sources we considered reliable. Unless otherwise stated herein, we did not
verify client-supplied information, which we assumed to be correct.
INTRODUCTION
Sources
2.
The legal description of the property appraised and the dimensions and area of
the site were obtained from several sources, including the Land Titles Office,
the local municipal jurisdiction, and BC Assessments (BCA).
Legal
3.
Visual Reference
4.
Maps or plans appearing in this report are included for the sole purpose of
visual reference and should not be construed as legal surveys, since the
appraiser has not completed a survey of the property, and assumes no
responsibility in connection with such matters.
Mineral Rights
5.
Original Signature
6.
This report is only valid if it bears the original signature of its author.
10
INTRODUCTION
8.
It is assumed that all applicable zoning, land use regulations and restrictions
have been complied with, unless non-conformity has been identified,
described, and considered in the appraisal report.
9.
10.
It is assumed that the utilization of the land and improvements is within the
boundaries or property lines of the property described and that there is no
encroachment or trespass unless noted in the report.
Hazardous Material
11.
12.
Improvements
13.
We have assumed that all heating, ventilation and electrical systems, plumbing
and other mechanical systems are in good working order. No responsibility is
assumed for any expertise or engineering knowledge required for making such
determination.
This appraisal report considers the market value of the real estate only and does
not include any business that may be carried on in this subject. Any
contribution value of Furniture, Fixtures, and Equipment(FF&E) would be
included only to the extent that such items contribute to the normal operation
of the property, and are not separable as such. No list of FF&E or other chattel
property was supplied to the appraisers.
Use
15.
This report is intended for the use of the Addressee, and shall not be
distributed, copied or reproduced in whole or in part without prior written
consent of Campbell & Pound Ltd. Further, neither all, nor any part of this
appraisal report shall be used in any marketing of financing package or in any
advertising, public relations, news, sales or other media for public or third
party communication without prior written consent from an authorized
representative of Campbell & Pound Ltd.
11
16.
INTRODUCTION
Statement of Competency
17.
The professional staff at Campbell & Pound, Ltd., and Simon Poon, AACI,
P.App, B.Comm, have experience in the valuation of similar properties. In this
regard, we have the knowledge and experience to complete this assignment and
have appraised and analyzed this type of property before.
For the purposes of this valuation, we have assumed a buildabe area of 5.0
FSR. The majority of the properties in the area show a similar density.
Sales in the area have shown some higher densities, however, these are
case by case with approval from the City. The heritage designation and
the need for discussion with the City of Vancouver means that the acutal
density will vary.
No consultation has been made with City Planners regarding the
development potential of this property. We have assumed a minimal
allowable density based on surrounding uses. The subjects heritage
designation and SRO use will restrict redevelopment.
Actual
redevelopment may involve heritage restoration and incentives from the
City. As no plans or proposals have been submitted at this time, we have
assumed an allowable density of 5.0 FSR.
12
FACTUAL DATA
FACTUAL DATA
13
FACTUAL DATA
CIVIC ADDRESS
36 Blood Alley Square, Vancouver, BC
LEGAL DESCRIPTION
Lot 14, Block 2, District Lot OGT Gastown Men's Residence Plan VAP168
PARCEL IDENTIFIER
015-713-342, 015-713-326, 015-713-334, 015-713-318
REGISTERED CHARGES
A title search revealed the following charges on title:
No further investigation has been made. A copy of the title search has been
included in the appendix. Note that this should not be construed as a legal
opinion of title. We did not obtain a legal opinion of the state of title or any of the
encumbrances, we have not read the documents registered against title. Our
appraisal therefore assumes that title is good and marketable and that
encumbrances do not affect the value of the appraised interest.
ASSESSMENT INFORMATION
BCA Roll Number:
026589172650000
$1,352,001
$422,001
$1,774,002
BC Assessed Taxes
$5287
14
FACTUAL DATA
SALES HISTORY
A search of public records indicates that the last transfer of the subject property
took place in 3/1/2003 under transfer document BV112001 for the amount of
$2,000,000. This was reported as a non-market transaction. A search on the MLS
system revealed no active listings for the subject
15
FACTUAL DATA
AREA DATA
NEIGHBOURHOOD DATA
NEIGHBORHOOD SUMMARY
The subject property is located at the edge of the Gastown Historic section of the
downtown east side of the City of Vancouver. The area which comprise the immediate
location are a collection of old factory and hotel buildings which have been converted
into stylish retail, office properties, plus numerous restaurants, and mixed
commercial/residential buildings. The entire neighborhood carries a Heritage designation
which strictly controls development in preserve the character of the neighborhood.
The streets which are considered to form the Gastown neighborhood include Abbot,
Cambie, Water, and Carrall Streets. Except for Water Street which traverses the
neighborhood, all the others are no more than two blocks long.
Water Street between the square and its end at the intersection of Cordova and Richards
Streets, is the main commercial and tourist oriented section of Gastown. Throughout the
neighborhood extensive upgrading of old factory and hotel buildings is underway.
Development is spilling out of the specific Gastown blocks onto streets south of the
16
FACTUAL DATA
17
FACTUAL DATA
21.7 9
32.8
9
2.57 m
12.401m
20.63m
20.626m
25.718m
25.721m
26.873m
31.485m
31.49m
31.19m
43
43
43
43
58.077m
52
52
52
52
25
25
38.75
55
1
38
.7
56
56
56
3
4 8 8.7
.6 1
82
m
34
34
34
34
25
25
25
52
52
52
80
80
80
80
38
.7
37.193m
37.195m
15.252m
9.5
79
m
37.191m
28
28
28
28
204
204
204
204
7.625
1 68.33
29.875m
97.92
13.421m
37.197m
37.189m
44
55
55
55
55
POWELL
00 POWELL
POWELL ST
ST
<--POWELL
ST <--ST
<---
120
43.5
26.2
26.2 5
20.11m
65.97
200
CARRALL
200
200 CARRALL
CARRALL ST
ST
200
<--CARRALL
ST <--ST
<---
210
210
210
9.07m
19.934m
214
214
214
214
24.981m
9.908m
200
200 CARRALL
200
CARRALL ST
CARRALL
ST <--ST
<--<---
--<--<ST <ST
ER ST
ER
DER
D
AND
AN
EX
EXAN
EX
ALEX
AL
00 AL
666
214
214
214
214
120
42.696m
64.7
55
55
55
55
11
11
15.19m
65.7 9
18.973m
76.15m
47.6 7
50
88
88
E
CORDOVA
00
ECORDOVA
CORDOVAST
ST
00 E
E
--->
CORDOVA
ST --->
--->
ST
--->
88
88
88
8
131.12
8.86 8
m 24
.7 1
131.75
53
53
53
53
23.0 04
m
88
8
DD
m
0 .8 .05 m
0
61
61
61
15.2 97
21 m
10.2
66
66
32.8 9
50
50
50
50
39.9
91
m 11.1 52
m
31 m
1 .0.05
0
15.5 36
m
131.
88
32.8 5
44.901m
99
99
65.9
2
26
65.7 9
88
88
40.2 26
m
32.8 5
19.63
1m
64.4 2
5.94
15.9 9m
POWELL
00
POWELL ST
ST
<--00 POWELL
POWELL
ST <--<--ST
<---
42
92.2
8
39.9 2
56
56
56
33.4 76
m
131.
93
132.21
86.4 15
m
B OTT
ST
65.7
1
300
AB
15
15
15
15
24.7
8
309
309
309
309
300 CARRALL ST
66.1
6
39.9 93
m
60
60
60
60
65.7
1
95
95
95
95
65.9 2
65.7
9
320
320
320
320
66.0 8
CD-1 (450)
33.4 78
m
65
65.0 8
ST
B OTT
306
306
306
306
300
AB
351
351
351
351
65.9 2
000 W
W
W CO
W
CO
COR
R
RDO
DO
DOVA
VA
VA ST
ST
ST ------->>>
55
55
55
55
83
31.9
41
41
41
1.70 7m
13.7 77
m
229
229
229
229
36
36
36
34.9 2
65.7 9
30.542m
47
4 7 .108
.1
01 m
m
31
351
351
351
351
15.248m
m
60.9 28
42.5
36
36
27
27
27
27
27
27
27
27
17.912m
39.9 4
24.03m
65.9 5
132.2
23.5
31 m
36
36
36
36
50.0
9
65.9 4
36
36
36
36
S QU
ARE
32.7 92
m
200
200 CARRALL
200
CARRALL
CARRALL ST
ST
ST <--<--<---
LL E Y
55.1 4
57
57
57
57
0 GAO
LER'
SM
100
BLO
OD A
92.2 5
33
28.6
OU N
CE AL 87 m
LE Y
92.1 9
65
65
65
65
132.12
92.1
1.82 9m
S M EW
S
EWS
43.5 79
m
43.5 89
m
0 TR
92.1 3
33
0 GAO
LER'
21.1 44
m
40.2 76
132.1 m
81
81
81
81
12
12
12
12
9.90 4m
42.0 43
m
31.0 4
17.3 74
m
25
57
20.2 61
m
238
238
238
238
93
93
93
36
36
36
36
43.5 84
m
22.8 63
m
25
ST
43.5 88
43.5 87 m
m
25
21.9 34
m
60
228
228
228
OU N
CE AL
LE
21.9
m
46
46
46
46
40.1 92
m
351
351
351
351
100
CARRALL
100
100 CARRALL
CARRALL ST
ST
100
<--CARRALL
<--ST <--<---
ST
BOTT
143.
08
43.5 91
m
50
50
50
50
8.002
m
m
16.3 36
13.8
73
28.7 66
m
R=356.869m
45.787m
6 4m
8 .4
6 1m
8 .4
14.584m
11
11
21.0 69
m
0 TR
228
228
228
BOTT
18.2 79
m
247
247
247
247
21.9 4m
10
10
10000
W
W
W CO
CO
COR
R
RDO
DO
DOVA
VA
VA ST
ST
ST ------->>>
23.196m
9.90 7m
68
68
68
68
21.9 67
m
21.9 68
m
36.5 37
m
20.2 67
m
210
210
210
210
200
AB
21.9 28
m
21.9 27
m
18.2 68
m
18.2 73
m
98.6 91
m
66
200
AB
143.08
100 T
ROU
NCE
AL LE
Y
66
000 W
WAT
W
ATER
AT
ER ST
ER
ST
ST <ST
<--<---
66
57
43.5 77
m
102
102
102
102
0 .0
2 5m
CWD
45.789m
110
110
110
110
233
233
233
233
10.329m
33
33
33
50.2 92
m
122
122
122
122
151
151
151
151
26.50
5m
41.446m
33
65.9 7
90.4 98
m
119.24
7m
55
55
55
66
100
AB
32.9 8
150
150
150
150
98.7 14
m
BOTT
1000 W
10
10
W
WAT
AT
ATER
ER
ER ST
ST
ST <<<--<---
32.9 8
4
13
90.5 02
m
132
40.22
1m
SITE DESCRIPTION
33
3 .5 m
22.59m
9.954m
CITY OF VANCOUVER
20.39m
8.501m 25
25
25
25
25
50
50
50
50
PROPERTY APPRAISED
The subject property is located on the south side of Blood Alley Square, a small street
section off of Trounce Alley, between Carrall Street and Abbot Street. The property also
fronts onto West Cordova. The property consists of two interconnected buildings
operating as a rental subsidized shelter and community care centre, with multi-tenant
retail on the ground floor fronting onto West Cordova.
18
FACTUAL DATA
AT
TE
TE
TE
ER
ER
RR ST
ST
ST
28.7 66
m
68
<----<<-
50
46
12
43.5 84
m
000 POWELL
POWELL ST
POWELL
ST <--ST
<--<--0 GAO
LE
43.5 79
m
9.90 4m
R'S M
209
EWS
0 GAO
LE
0 TR
OUN
CE
SQU
ARE
ALLE
Y
HA-2
0 TR
O
UN CE
42
ALLE
Y
204
13.7 77
m
132.
2
43.5
210
229
24.03m
31
23.5 31
m
39.9 4
36
92.2 5
36
40.1 92
m
92.1 9
65.9
5
36
34.9 2
65.9 2
15
19.6 31
m
64.4 2
55.1 4
92.2
8
65.9
2
000 W
W
W CO
CO
COR
R
RDO
DO
DOVA
DO
VA
VA ST
ST
ST ------->>
>>
33.4 78
m
5.94
214
42.5
36
120
32.7 92
m
92.1 3
132.12
ALLE
Y
65.9 4
92.1
40.2 76
m
132.1
100
BLO
OD
44.901m
R'S M
28.6
87
ALLE
Y
1.82 9m
57
EWS
0 GAO
LE
0 TR
OUN
CE
65
R'S M
EWS
21.1 44
m
31.0 4
214
120
39.9
2
26
21.7
9
42.696m
50.0 9
ALLE
Y
42.0 43
m
44
20.2 61
m
200
200 CARRALL
200
CARRALL ST
CARRALL
ST <--ST
<---
43.5 88
m
43.58
7m
36
200
200 CARRALL
200
CARRALL ST
CARRALL
ST <--ST
<---
43.5 89
m
43.5 91
m
22.8 63
m
0 TR
OUN
CE
000 AL
AL
ALEX
EX
EXAN
AN
AN
A
ND
D
D
DER
ER
ER
E
R ST
S
ST
ST
T <<<-----
200
CARRALL
200 CARRALL
200
CARRALL ST
200
<--CARRALL
ST <--<--<---
21.9 m
17.912m
65.9 2
65.7 9
CITY OF VANCOUVER
32.8 9
32.8 9
+/- 206.75 ft
+/- 92.19 ft
TOPOGRAPHY
As at the date of inspection, the subject was generally level.
We have assumed that soil conditions are stable and that the underlying geology is
adequate to support the existing improvements on the subject site. No
representations, however, are made as to soil conditions.
Parking:
19
FACTUAL DATA
Traffic Patterns/Volume: The subject street had average traffic volumes along
West Cordova, and mainly local traffic along Trounce
Alley and Blood Alley Square.
VISUAL EXPOSURE
The subject property had good visual exposure to traffic along Cordova.
Yes
Yes
Yes
Sanitary Sewer:
Water:
Electrical:
Yes
Municipal
Yes
20
FACTUAL DATA
Heritage Registry
The subject property is listed within the Vancouver Heritage Register, within the B(M)
category.
An M or P following the building evaluation, indicates buildings or
sites that are protected by a legal heritage designation by the City of
Vancouver (M) or the Province of British Columbia (P). Some of the
municipally designated sites in Chinatown and Gastown may not have an
A, B or C category. However, they may still have historic value.
There is a Heritage Designation registered on title. The presence of the listing in the
Vancouver Heritage Register essentially creates the situation where it will be virtually
impossible to legally demolish the subject improvements.
Typically, the City is willing to negotiate re-development concessions such as density
bonuses or relaxation of Parking requirements in order to retain the faade of the
building.
21
FACTUAL DATA
DESCRIPTION OF IMPROVEMENTS
Subject Property
The subject property includes two interconnected buildings, consisting of a 2 and 3 storey
wood frame and masonry rooming house. The property includes 104 bedding units and
12 retail units facing Cordova and Blood Alley Square. The exterior includes brick trim
with older single pane wood frame windows, and tar and gravel roof.
Site
The site includes a rear courtyard along Trounce Alley, with a open street plaza design.
The courtyard includes direct access to the mezzanine level of the retail units fronting
onto Cordova, as well as limited access to the SRO portion of the buildings. The front of
the site includes a small covered landing in front of the retail units, which has been gated
for security.
Structure & Exterior
The property includes brick/masonry construction and a three storey design over aa
partial basement. The main entrance to the SRO is located at the front of the property at
grade. Each streetfront retail unit includes at grade access from W Cordova. Some of the
rear portions have access from the courtyard and from the 2nd floor balcony. There is a
rear 2nd floor balcony running the length of the building. Windows were mainly older
single glaze wood frame designs, with some updated windows and commercial display
22
FACTUAL DATA
windows for the retail units. The roof was not viewed and is assumed to be a torch on
membrane.
Ground Floor
The ground floor retail includes main entrances off of Cordova Street, with recessed and
gate secured entryways. There are approximately six individual retail units, although
only four units were inspected. Each includes a split level design, with a ground level
storefront portion and rear upper and lower section. Each unit is reported to have a 2pc
washroom.
There were also six reported retail units facing the rear of the building, fronting onto
Blood Alley. Original submitted plans show a total of 9 retail spaces with access to both
Cordova and Blood Alley Square. The current configuration is reported to have six
individual units facing each side of the building, for a total of 12 units. Note that we
were unable to confirm this at the inspection due to lack of access to some of the units.
Rooming House
The 2nd through 3rd floors included 104 rooms of varying sizes. Rooms were generally
in average/fair condition, with linoleum floors, painted drywall and standard lighting.
Most of the units included a single sink and closet. Heating was provided by hot water
radiators throughout the buildings.
Common area facilities included 6 shared washrooms, 2 shared kitchens, 2 offices and
common area utility and laundry rooms. The central area between the two buildings
includes a glass skylight atrium area as well as open hallways and activity rooms. Other
features include roughly 10 ceilings, numerous balconies overlooking the lane, some
older hardwood flooring and large display windows facing Cordova.
Overall, the property was in average condition, with some recent maintenance and
upkeep upgrades evident.
Total area is derived from plans submitted by the owners. Estimated main floor retail
area is 14,356 square feet. Second floor area is estimated at 14,356 square feet. 3rd floor
area is estimated at 9400 square feet. The total area of 38112 does not include the
basement portions of the retail spaces.
FLOOR AREA
Number of stories: 3 plus basement
Total Units: 116
Gross Building Area (GBA): +/-38,112 ft2 plus basement
23
FACTUAL DATA
The retail units vary in condition and repairs, from fair condition in some of the
offices facing the alley, to recently renovated and good condition in some of the
retail units off of Cordova.
The SRO portion included some renovations in the interior cosmetics. No
indication of when major systems and upgrades were received.
24
25
26
Discussion - As if Vacant
The highest and best use of the land as vacant is considered with respect to four factors:
(1)
Legal Permissibility: the subject property is zoned HA-2. This zoning allows a
building height of 75 feet, with no specific density allowance. Estimated effective
density is between 5.0 and 6.0 based on building height requirements. As each property
is a heritage building, new development is limited. If the property were vacant, a high
density residential use or mixed use residential would be likely.
(2)
Physical Possibility: given the regular shape and size of the site, as well as the
location, potential improvements are varied. The site has access, topography and area to
accommodate a variety or residential and mixed uses. The traffic along Cordova would
be sufficient for commercial uses.
(3)
Financial Feasibility: based on our analysis of the subject property and the
surrounding uses, it is our opinion that it is financially feasible for a high density
development.
(4)
Maximum Profitability (as vacant): amongst the legally permissible and
financially feasible uses the maximum profitability is as a mixed use retail and residential
development.
27
Discussion - As Improved
Existing improvements are built up to about 2.0 FSR and are in average condition. The
Gastown area has seen rapid redevelopment and revitalization. The property would be a
prime location for high density retail and residential development.
However, the subject propertys existing heritage designation and rental assisted housing
use makes any redevelopment of the property difficult. The Citys heritage revitalization
program would undoubtedly be involved in any redevelopment attempts. In addition, the
assisted housing would be retained or relocated, as the City is currently intent on
preserving rental assisted housing in this area.
As a result, the most likely use of the property would be as a heritage restoration with an
agreement with the City for a cash allowance or density transfer.
According to the City of Vancouver, Any redevelopment of heritage and SRA buildings
is subject to special review and conditions, to ensure that established objectives are met.
In addition, Gastown (HA-2) and Chinatown (HA-1) are municipally designated historic
areas, and have specific guidelines that apply to all development.
The subject would be redeveloped on site specific agreement with the City. No
redevelopment plans or consultation have been made thus far with the City. For this
appraisal report, we assume that the highest and best use of the property would involve a
redevelopment with an effective FSR of 5.0, whither this is achieved through density
transfers or other incentives.
28
METHODS OF VALUATION
The appraisal process involves a systematic analysis of the factors that bear upon the
value of real estate. The three common approaches, namely the Cost Approach, the
Direct Comparison Approach, and the Income Approach, are available for analysis.
INCOME APPROACH
Under the Income Approach potential gross income is estimated for the subject, based on
the existing income generated by the subject, and/or rental rates for similar use properties
in the area. An income/expense statement is developed, based on area vacancy rates and
the operating expenses of the subject and those of similar properties. The net operating
income derived from this process is then capitalised at a market overall rate to arrive at
the indication of value by the Income Approach.
COST APPROACH
In the Cost Approach, the land value is typically estimated from comparable land sales
found throughout the general area. The reproduction cost new of the improvements is
estimated from cost data contained in office files and from the national cost service of
Marshall-Swift Valuation Services.
The reproduction cost new (less accrued
depreciation) of improvements is added to the value of the land, contribution value of site
improvements and entrepreneurial profit to reach a value via the Cost Approach. The
Cost Approach is most appropriate in the valuation of the full bundle of rights in real
property, i.e. fee simple.
Although recognized as one of the three main methods of valuation, the Cost Approach is
considered inappropriate for use with properties exceeding fifteen years of age unless
they are of a class of property not normally bought and sold on the market. The Cost
Approach can be employed so as to show a breakdown between land and building value
if requested by the client.
29
INCOME APPROACH
The first step in the completion of the income approach is to ascertain the income earning
capabilities of the subject property. Under this approach, potential gross income is estimated for
the subject based on the existing leases and/or rental rates for similar use properties. A potential
income stream is developed based on area vacancy rates, the operating expenses of the subject,
plus similar properties. The net operating income derived from this process is then capitalized at
a market rate to arrive at the indication of stabilized value by the Income Approach.
In addition to information on any leases in-place at the subject property, a survey of competing
properties was conducted. These comparable rental properties help establish the market rental
income applicable to the subject. To this end we have surveyed areas in the Lower Mainland for
recent leases of similar type and have selected the following indicators from a wider range as
being most representative of the subject propertys earning capability.
SUMMARY OF PRESENT LEASES
No rent roll or lease statement was received. The client reports that 93 rooms are rented out for
$375 per month in the Stanley Hotel. Details of the commercial rentals received from the client
are as follows:
DTES Janitorial Supplies: $1000 per month gross, month to month
Nightclub: $5200 per month gross, month to month
Salome Community Office: $600 per month gross, month to month
Community Thrift Store: $600 per month gross, month to month
Tenancy and Income details for both portions of the subject are incomplete. The commercial
leases appear to be short term and below market. We will estimate market rents for both portions
of the property.
30
Address
City
Units
Type
Mix
$350-450 gross
Rooming House
15 sleep.
2 housekeep
17 units
Rooming House
16 housekeep.
1 self contained
Van
34 units
Rooming House
34 sleep.
4 466 Union St
Van
16 units
Rooming House
14 sleeping
2 self contained
5 565 Powell St
Van
11 units
Rooming House
11 housekeeping
6 90 Alexander
Van
59 units
$410-$550 gross
Rooming House
7 488 Carrall
Van
98 Units
$400-$525 gross
$600 gross (SC)
Rooming House
8 369 Columbia
Van
27 Units
Rooming House
27 sleeping
9 230 Princess
Van
12 units
Rooming House
12 sleep.
103-105 Hastings
1
St
Van
17 units
2 568 Powell St
Van
3 259 Powell St
10 872 Hastings E
Van
8 units
$350-$450 gross
Rooming House
4 1Bed
3 Bach
1 Retail
11 221 E Georgia St
Van
13 units
Rooming House
13 units
12 221 Abbott
Van
91 Units
Rooming House
91 sleeping units
13 1125 Granville
Van
76 units
$390-$450 gross
Rooming House
76 Sleeping
14 316-324 Powell
Van
79 Units
$375-$425 gross
Rooming House
78 Sleeping Units
Comments
Rooming house located at E
Hastings and Columbia. Two
double occupancy renting at $450
DEOD rooming house. Older
building. Housekeeping units rent
between $325 and $400.
DEOD rooming house. Older
building.
Rates for rooming houses run in the general rate of $350 per unit to $600 per unit. The higher
end rates of $550 and $600 are for fully self contained units with one bedroom, kitchen and
bathroom. The lower rates at around $375 are generally for smaller sleeper units and properties
in poor condition.
31
For rooming houses, there are three basic types of room: sleeping units, which includes just a
single bedroom with shared facilities; housekeeping units with a bedroom and kitchenette and
shared bathrooms; rarely seen are self contained units with a bedroom, kitchen and bathroom.
Most SROs have sleeping or housekeeping units with shared washroom faculties on each floor.
For a large percentage of SRO rentals, all furnishings, including bedding are included in the
rental. Some operations included a cleaning service for the bedding, cablevision, and in some
cases, common cooking facilities. These are widely varied and differ from property to property.
The subject units provide beds and include utilities, but no cablevision, telephones, laundry
facilities or other services.
Note that these rates are considerably lower than the average rental rates for apartment units,
which rent for about $824 for one bedrooms (2010 CMHC Rental Survey for East Hastings) and
for bachelors in the area, which rent for an average of $762 per month. The average apartment
unit includes a living and dining area, making it superior to the self contained units. They also
differ in that this rate does not include electricity, whereas rooming house rates typically include
all utilities.
The subject consists of older housekeeping rooms. The rooms are average in size and condition.
Utilities were included but no additional services were provided. The building did include a
shared kitchen and the ratio of rooms to washrooms are typical in this type of property. The
median rent in the apartment is $375 per room per month.
East Hastings average rates for Bachelors units are $734 in 2009. The immediate location is
The Carnegie Community Action Project, a non-profit group advocating social housing in the
Downtown Eastside, has provided annual reports on SRO housing and rents since 2008. In their
2011 report, they have provided some significant statistics:
Only 7% of rooms surveyed included rents that were under $375 per month, down from
12% in 2010 and 29% in 2009
47% of the rooms surveyed had rents of $425 and above
Of the 90 hotels checked, only 17 had vacancies
Average rents for privately run renovated rooms were reported at $400 to $500 per month, with
some reported at $700 for the newer buildings.
32
The CCAP report is one of the most comprehensive rental surveys available for SROs, as it
consists of direct primary research for 90 buildings and 3600 rooms in the Downtown Eastside.
We have estimated market rates based on the reported size, design and layout of each room as
$375 per room per month.
Retail Lease
Address
City
Type
Area
(sf)
Date
Net Rate
Comments
33 W Hastings
Van
Retail
3900
Ask 2012
$10.00
573 E Hastings
Van
Retail
1587
2010
$17.00
386 Powell St
Van
Retail
2000
Ask 2012
$20.00
280 Carrall
Van
Retail
680
2007, 5
years
$20.72
291-297 E
Georgia
Van
Retail
3008
2011
$21.94
158 Powell St
Van
Retail
807 to
1195
2012
$22.00
320 W Cordova
Van
Retail
2957
2009
$24.00
Van
Retail
1047
Term
undisclosed
(2011)
$24.07
495 Main
Van
Retail
2000
July 2008,
10 year
term
$24.25
10
122 W Hastings,
Main
Van
Retail
9000
Ask, 2011
$25.00
11
Van
Retail
1004
3 years,
2008
$26.07
The subject ground floor includes one retail unit with estimated leasable areas of about 14356
square feet, divided into twelve tenancies, averaging 1196 square feet per tenancy. The front
spaces have high ceilings with average streetfront exposure. However, the rear spaces are more
limited in exposure and access.
Streetfront retail units in the neighborhood are obtaining rates between $20 and $35 per square
foot with widely varying rates between the older retail and the newer boutique retail. In the
neighbouring area and in Chinatown, units are listed for lease for amounts between $10 and $20
per square foot.
33
At the higher end of the range are the newly renovated retail storefront units along Hastings
Street, across from Woodwards. These appear to be the upper end of the retail rates in the area.
The majority of spaces appear to be fairly stable at around $20 to $25 per square foot for
streetfront retail in reasonable condition. There appears to be a significant drop-off from the 100
block of West Hastings to the subject block in terms of tenant quality and appeal. However,
given the proximity, there should be a trickledown effect as revitalization of the area continues.
The lower listing, in the neighboring building is an older space that appears to require extensive
renovations. The lower rate is an indication that some tenant improvements would be necessary
for the space to be functional. The remainder of the comparables are fairly consistent, around
$20 to $25 per square foot.
In the current market, the area remains a less desirable but improving area of the downtown core,
with a mix of older businesses. We have adopted a market rate of $20 per square foot net for
the subject spaces. This is at the mid end of the market and reflects the location appeal and
exposure for the subject area and the subject street.
VACANCY and BAD DEBT
Potential income reflects the properties full income generation potential. However, income
properties are rarely, if ever, fully occupied over their economic lives and for this reason vacancy
and collection losses must be considered. This factor, the "vacancy rate" is normally expressed
as a percentage. While this factor takes into account the current level of vacancies it is in effect a
long-term average and may well be at variance with either the typical vacancy in the area of the
subject or, indeed, the actual level of vacancies within the subject.
Vacancies for apartment units typically are in the 0.5% to 2% range for Vancouver. However,
rooming houses show higher vacancies and turnover.
Rooming houses in the area show vacancies that have dropped in the past few years as rents in
Vancouver has increased steadily. The lower rental SROs are generally fully occupied.
However, turnover and bad debt would be a larger factor without the existing government
assistance programs. Historical vacancy and bad debt rates are in the 10% to 20% range.
The subject is reported at 89% occupancy, with a reported 11 vacancies out of 104 units.
However, the operation of the SRO as an emergency shelter may distort these figures. We have
observed a typical vacancy for SROs in the area of about 3% to 6% for the newer or better
maintained SRO rentals.
The vacancy estimate reflects long term vacancy over the life of the property. We estimate a
long term stabilized rate of 6% vacancy/bad debt. This factor will be adopted for this analysis.
The retail portion of the property has an average traffic location and has moderate demand.
There is average retail vacancy in the neighborhood. We estimate the retail vacancy at 3%.
34
Bad debt allowance is related to vacancy rate and is a risk factor that arises from leasing and the
receiving of rents. The average for bad debt allowance is 0.5 to 1%. The subject would likely be
much higher than this if we disregard the government subsidized nature of the tenants. This
factor has been included in the vacancy estimate
OPERATING EXPENSE ANALYSIS
For the income analysis, an expense statement must be reconstructed, as follows in the NOI
chart. No expense statements were received for this property.
The factor to allow for the expenses is based mainly upon investigations of other properties, and
discussions with persons familiar with the type of investment. Commercial properties are
typically rented out on a net basis, where most of the landlords costs are recovered from the
tenant. Expenses not covered by the triple net tenancy include management fees and structural
reserve/non recoverable expenses.
We have based the expense projections on projected rates with the following assumptions:
10% maintenance and misc. expense per annum, which should be average for this type of
property.
2.5% insurance
12% utilities have been projected based on utility rates for SROs. The projected rate is
slightly higher than average due to the observed design of the building, which includes
higher ceilings and more communal area than most typical SROs
8% management fees. Typically, for SROs there are onsite managers or a management
team responsible for multiple SRO buildings. A typical property management company
would not be responsible for these buildings and if any were to take on the responsibility,
the management fees would be much higher, likely in the double digits. The typical
management team or onsite manager for this type of property is a resident of the building
or maintains a permanent office nearby, and would charge fees roughly equivalent to the
projected amounts.
2012 actual taxes
The commercial units would typically be on a triple net lease with full recovery of
expenses
Other typical expenses include 1-3% for other miscellaneous expenses and a structural reserve
allocation, which are not covered by the triple net tenancy. We have used these rates for the
subject. The resulting expense ratio is 32% of EGI, which is at the lower end of the typical range
found in similar buildings. The lower expenses are mainly due to the lower maintenance and
utilities costs.
The retail portion of the property would pay a triple lease, that would cover a portion of the
property taxes and maintenance costs. We have estimated an additional income expense of $6
per square foot, making the rental rate about $26 per square foot gross. $5 to $6 per square foot
35
is roughly comparable to some of the properties in the area, although these rates vary widely.
The total estimated gross income is roughly 44% to the retail portion and 56% to the SRO
portion.
CAPITALIZATION RATE ANALYSIS
The Capitalization Rate is a mathematical relationship which exists between the net income
derived from the property and the value or price which a probable purchaser would pay for the
privilege of receiving that income stream. Influences most affecting the price an investor would
pay are the quality, quantity, and probable duration of the net income expectancy.
Address
City
Type
Sale
Date
Bldg
Size
Price
Annual
Potential
Income
Overall
Cap
Rate
33 W Hastings
Van
Rooming
House
Jan 2012
33
$1,500,000
$80,000
4.91%
1123-1127
Granville
Van
Rooming
House
Apr 2010
76
$4,500,000
$270,000
5.52%
259 Powell
Street
Van
Rooming
House
Nov
2011
35
$1,650,000
$105,000
5.85%
466 Union St
Van
Rooming
House
Apr,
2009
16
$720,000
$51,800
6.62%
111 E Pender
Van
Rooming
House
May,
2009
$1,015,000
$87,000
7.89%
1168 E
Hastings
Van
Rooming
House
Mar
2010
33
$1,100,000
$96,778
8.09%
1190 E
Hastings
Van
Rooming
House
Nov
2010
32
$1,100,000
$107,000
8.95%
Assumptions
Vacancy
& Misc
8.0%
Cap rates are based on the most recent available sales, with additional assumptions of 6% for
vacancy and 2% for misc. expenses.
The Capitalization Rate is a mathematical relationship which exists between the net income
derived from the property and the value or price which a probable purchaser would pay for the
privilege of receiving that income stream. Influences most affecting the price an investor would
pay are the quality, quantity, and probable duration of the net income expectancy.
Multifamily cap rates have dropped dramatically in recent years, with premium properties selling
for sub 4% returns. The subject property represents a higher risk. Historically, rooming houses
36
in this area have sold in the 8%+ range. As shown by the cap rate chart above, sales of similar
properties have been in the 5.5% to 8.95% range. Many of the more recent sales include
expectations of rental increases and/or development potential.
The recent sale of the Chelsea Hotel showed a fairly low sub 5% cap rate based on an NOI of
$80,000. However, this does not take into account any potential rental from the ground floor,
which was vacant at the time. If we project the rents for this space, the cap rate jumps to about
6.67%. The subject should have a similar or slightly lower cap rate.
Sale 2 is the 2010 sale of the Clifton Hotel, located on Granville Street with superior location and
overall appeal. The subject should have a higher cap rate.
Sale 3 is the sale of the York Rooms, a similar SRO with ground floor retail. The sale is from
2011, with comparable overall appeal as the subject.
Sales 4 through 7 are all older SRO sales with inferior location and appeal. The caps are much
higher, between 6.6% and 9%. The subject property should have a lower rate.
The subject building is in the edge of the downtown core. Its SRO design increases risk, as there
is little room for rental growth and fairly high management responsibilities.
The ground floor retail is currently leased at a rate that is approx. 1/3rd higher than the projected
rental rates. The lease is signed through 2014. However, the lease does include unfinished
basement space, which is not leasable space. Due to these inconsistencies, we have projected a
fair market rental rate for the space, and adopted a slightly lower cap rate to account for the
current above market lease income.
The subject property includes an estimated 58% of its income from the SRO portion and 42%
from the retail portion. The actual income is closer to 50/50. This is significant because the
retail portion of the building has a lower risk factor than the SRO.
A typical SRO would have a cap rate of about 5.5% to 6.5%. This is far low than the historic cap
rates for SROs, which were 8 to10%. Recent sales show much lower caps, however and are
bringing this property type in line with other commercial properties in the City. The subject
property would likely have a rate in this range, between 5.5% and 6.5%.
From the above information, we conclude that a 6.50% overall capitalization rate is suitable.
37
Area (SF)
Rate
Estimated Annual
Amount
$375/mo
468,000
Ground Retail
14,356
$ 20.00
287,120
Additional Rent
(Triple Net Recovery )
14,356
86,136
468,000
373,256
841,256
6.00
Potential Income
Less
6.0%
-$
28,080
3.0%
-$
11,198
801,978
projected
10.0%
actual.
0.7%
80,198
5,287
projected
12.0%
56,160
Insurance
projected
2.5%
20,049
Management
projected
8.0%
64,158
projected
3.0%
24,059
31%
249,912
552,066
8,493,329
6.50%
38
VALUATION
The value of the subject property is best done by a method known as Discounting. This type of
analysis is applicable to long term lease revenues, and to those contracts which feature periodic
increases in the rental payments. As outlined in the above table, we have subtracted the annual
expenses from the Gross Rental income of the building to result in the Net Operating Income.
This income is divided by the capitalization rate, which results in the final estimate of value via
the income capitalization method. The value of the subject property can now be estimated via
the Income Approach as follows:
NOI
$552,066
divided by
/
Cap Rate
Value
6.50%
$8,493,329
rounded to
$8,490,000
39
40
Sale Number:
Property Type
Civic Address
Short Legal Description
#1
Palace Hotel
35-37 W Hastings Street
Lot A of Lots 13 to 15, Block 3, Old Granville Townsite
1193
014-879-697
PID
PROPERTY INFO
4356
Lot Size (sq.ft)
33
Units
OT
Estimated Age
Average
Condition
DD-C2
Zoning
SALES INFO
June 2012 (Foreclosure)
Date of Sale
$2,071,300
Sale Price
0847566 B.C. Ltd.
Vendor
Laurelwood Ventures Inc.
Purchaser
$62,767
Price per unit
COMMENTS
Located on the north side of West Hastings Street, east of Abbott Street. The property is
improved with one three-storey plus basement, wood-framed, rooming containing 32
residential suites one ground floor commercial unit operating as a pub. This transaction
was pursuant to a Foreclosure Order dated June 25, 2012 in which the Laurelwood
Ventures Inc., et. al. is named as the Plaintiff and 0847566 B.C. Ltd., et. al. is named as
the Defendants. The asking price for the property was approximately $3,198,000.
41
Sale Number:
Property Type
Civic Address
Short Legal Description
#2
North Star Hotel
5 W Hastings Street
The East 26 Feet of Lot 16, Block 3, Old Granville
Townsite, Plan 168
014-235-234
PID
PROPERTY INFO
3485
Lot Size (sq.ft)
31
Units
OT
Estimated Age
Average
Condition
HA2
Zoning
SALES INFO
Apr 2012
Date of Sale
$1,320,000
Sale Price
469346 B.C. Ltd.
Vendor
Five West Hastings Holdings Ltd.
Purchaser
$42,581
Price per unit
COMMENTS
Located on the north side of West Hastings Street, west of Carrall Street. The property is
improved with a four-storey rooming house containing 30 rooms and a ground floor
retail component. The retail unit was vacant a t the time of sale.
42
Sale Number:
#3
Chelsea Hotel
Property Type
33 W Hastings Street
Civic Address
Lot B of Lot 13 to 15, OGT 1193
Short Legal Description
011-698-641
PID
PROPERTY INFO
3050
Lot Size (sq.ft)
32 + retail
Units
OT
Estimated Age
Average-Fair
Condition
DD-C2
Zoning
SALES INFO
Jan 2012
Date of Sale
$1,500,000
Sale Price
Gemz Holdings Ltd
Vendor
0927000 B.C. Ltd.
Purchaser
$45,455
Price per unit
COMMENTS
Three storey wood frame and masonry SRO with vacant ground floor retail and full
unfinished basement. The property included 32 sleeping rooms with shared facilities.
Ground floor included a vacant retail tenancy with good exposure along Hastings Street
near Abbott Street. No heritage designation.
43
Sale Number:
Property Type
Civic Address
Short Legal Description
PID
PROPERTY INFO
Lot Size (sq.ft)
Units
Estimated Age
Condition
Zoning
SALES INFO
Date of Sale
Sale Price
Purchaser
Price per unit
COMMENTS
#4
Rooming House
259 Powell Street
Lot 17, Block 4, District Lot 196, Plan 184
015-701-476
3050
35 (including 1 commercial unit)
1935
Average-Fair
DEOD
Oct 2011
$1,650,000
59 Powell Holdings Ltd.
York Rooms Located on the north side of Powell Street, west of Gore Avenue. The
property is improved with one four-storey rooming house containing a total of 34 rooms
and one ground floor commercial unit.
44
Sale Number:
Property Type
Civic Address
Short Legal Description
PID
PROPERTY INFO
Lot Size (sq.ft)
Units
Estimated Age
Condition
Zoning
SALES INFO
Date of Sale
Sale Price
Price per unit
COMMENTS
#5
Rooming House
242 E Hastings Street
Lot 32, Block 11, District Lot 196, Plan 184
011-692-103
9438
26 (including 1 commercial unit)
1910, 1955
Fair
DEOD
Oct 2011
$1,180,000
$45,385
Everest Rooms, or the former F. Morgan Building. Located on the south side of East
Hastings Street, east of Main Street. Three storey plus basement SRO with ground floor
retail.
45
Sale Number:
#6
Rooming House
Property Type
403 Vernon Drive, 1190 E Hastings St
Civic Address
Lot A Plan 355
Short Legal Description
007-763-301
PID
PROPERTY INFO
3985
Lot Size (sq.ft)
32
Units
OT
Estimated Age
Average
Condition
RT3
Zoning
SALES INFO
Aug 2011
Date of Sale
$1,286,000
Sale Price
Big City Holdings Ltd
Vendor
$40,188
Price per unit
COMMENTS
Three storey, 32 unit SRO on East Hastings Street and Vernon Drive. Located in the
Strathcona neighbourhood of Vancouver. The property included 28 sleeping units, 3 self
contained units and one retail unit. The property is a legal and non-conforming use to
the RT zoning.
46
Sale Number:
#7
Rooming House
Property Type
928 Main Street
Civic Address
Lot s 6 & 7, Plan 184, Portion of Lot 8, Plan 184
Short Legal Description
014-568-845, 014-568-853, 014-568-888
PID
PROPERTY INFO
5227
Lot Size (sq.ft)
39 (including 2 retail units)
Units
OT
Estimated Age
Fair
Condition
FC1
Zoning
SALES INFO
Jun 2010
Date of Sale
$2,400,000
Sale Price
GS0137 Ventures Ltd.
Vendor
928 Main Street Holdings Ltd
Purchaser
$61,538
Price per unit
COMMENTS
American Hotel. Old three storey SRO located on Main Street, near Prior Street. Good
location, with 51 of frontage along Main Street. The property was reported to be vacant
at the time of sale, and appeared in below average condition. The building consisted of a
reported 37 rooms, plus ground floor retail, assumed to be an additional 2 units. Possible
redevelopment site given the condition of the improvements, location, and zoning.
47
Sale Number:
#8
Rooming House
Property Type
341-343 E Hastings Street
Civic Address
Lot 28, Plan 196
Short Legal Description
015-584-771
PID
PROPERTY INFO
3050
Lot Size (sq.ft)
25
Units
OT
Estimated Age
Average
Condition
DEOD
Zoning
SALES INFO
April 2010
Date of Sale
$1,000,000
Sale Price
Thuan Phouc Hotel Ltd
Purchaser
$40,000
Price per unit
COMMENTS
Sunwest Hotel. Four storey plus basement SRO unit with 24 housekeeping units and one
ground floor retail unit. The property was located near the Chinatown neighborhood,
with moderate traffic and exposure along Hastings Street. Formerly known as the
Tweedale Block. The property last sold in 2005 for the amount of $550,000
48
Sale Number:
#9
Rooming House
Property Type
1123-1127 Granville Street
Civic Address
Lots 33 & 34, Plan 210
Short Legal Description
003-533-476, 003-533-484
PID
PROPERTY INFO
6000
Lot Size (sq.ft)
76
Units
OT
Estimated Age
Average
Condition
DD-K3
Zoning
SALES INFO
Aug 2010
Date of Sale
$4,500,000
Sale Price
Persepolis Investments Inc
Purchaser
$59,211
Price per unit
COMMENTS
Clifton Hotel. Four storey masonry SRO with ground floor retail and full unfinished
basement. The property included 74 sleeper rooms with shared facilities. Ground floor
included 2 retail tenancies with excellent exposure along Granville Street. Heritage C
designation.
49
Sale Number:
Property Type
Civic Address
Short Legal Description
PID
PROPERTY INFO
Lot Size (sq.ft)
Units
Estimated Age
Condition
Zoning
SALES INFO
Date of Sale
Sale Price
Vendor
Purchaser
Price per unit
COMMENTS
# 10
Heatley Block
684-688 E Hastings Street, Vancouver BC
Lot 14, 15, & 16, Plan 196
015-576-515, 015-576-507, 015-576-493
9,148
24
1889 (year built)
Average
DEOD
January 28, 2010
$1,600,000
City of Vancouver
Atira Development Society
$66,667
Heatley Block is an improved 2 storey, wood framed rooming house with a ground
floor retail component and two, 2 storey wood framed multi-family residential dwellings.
20 of the 24 units are single room occupancy.
50
Sale Number:
# 11
Rooming House
Property Type
7-11 W Hastings Street, Vancouver BC
Civic Address
Lot 16, Plan 168
Short Legal Description
015-713-164
PID
PROPERTY INFO
5,227
Lot Size (sq.ft)
44
Units
OT
Estimated Age
Average
Condition
HA2
Zoning
SALES INFO
July 15, 2009
Date of Sale
$3,045,000
Sale Price
0823550 BC Ltd.
Vendor
Provincial Rental Housing Corporation- Government
Purchaser
$69,205
Price per unit
COMMENTS
The Backpackers Inn is improved with one four storey wood framed rooming house
containing 42 residential rooms and two commercial units. Property appeared in average
condition at the time of sale.
51
# 12
Sale Number:
Rooming House
Property Type
210-216 Abbott Street
Civic Address
Lot 7, Plan 168
Short Legal Description
015-713-237
PID
PROPERTY INFO
9438
Lot Size (sq.ft)
71
Units
OT
Estimated Age
Renovated
Condition
HA2
Zoning
SALES INFO
Feb 2009
Date of Sale
$7,940,000
Sale Price
Water Street Projects Ltd
Vendor
Provincial Rental Housing Corporation
Purchaser
$111,931
Price per unit
COMMENTS
Dominion Hotel, located on the corner of Abbott and Water Streets, in the Gastown
neighbourhood of Vancouver. The property consists of a three storey rooming house
with 67 rooms on the upper floor and 4 retail units on the ground floor. The property
was in good condition, with renovations reported in 2005, 2008, and 2009. Vancouver
Heritage List B Designation
52
ANALYSIS
OF COMPARABLE SALES
In order to apply the Comparison Approach it is necessary to make adjustments to the above
detailed Comparables to reflect the varying differences with the subject. As such the sales search
utilized in this report was directed towards similar or similar use properties in the area.
For properties the nature of the subject adjustments traditionally involve the following:
1.
Location Factors
2.
Physical Characteristics
3.
Zoning and Land Use Factors
4.
Time/Market Conditions
5.
Financing Terms
6.
Motivating Forces and/or Conditions of Sale
LOCATIONAL FACTORS
Location has a significant effect on value.
Area: Geographic location within the community, proximity to other commercially and
residentially zoned properties, accessibility for transportation of goods, surrounding area uses
such as residential, industrial or commercial, proximity to amenities or market. Comparables
have been selected nearby in the same or similar areas as the subject.
Exposure/Locale: Traffic levels on the street, sites which are located on street corners, or have
more than one frontage, have a higher value than those that do not. Adjustments have been made
where appropriate. Commercial property values are dramatically affected by their exposure to
high traffic locations. Accessibility is the main concern for industrial properties, while
residential properties values are affected by amenities, neighbourhood appeal and low traffic
streets.
PHYSICAL CHARACTERISTICS
Size: Historic research has indicated that larger properties sell for a slightly lower price per unit,
due to economies of scale in development or use. Larger properties as a result tend to sell for a
lower square foot value than a smaller property. Adjustments have been made where the size of
the comparables differ from the subject.
Configuration: The configuration of the property does typically not affect the value of the
property except where it is a detriment. Irregular shapes, lack of access, panhandle lots all lower
the value of the property. Adjustments have been made where appropriate.
Improvements and Condition: We have considered the quality of construction and condition of
maintenance of the comparables relative to the Subject.
53
54
55
Address
Subject
10
11
12
Stanley Hotel
Palace Hotel
North Star
Hotel
Chelsea
Hotel
York Rooms
Everest
Rooms
32 Unit SRO
American
Hotel
Sunwest
Hotel
Clifton Hotel
Heatley
Block
Backpackers
Inn
Dominion
Hotel
36 Blood Alley
35-37 W
Hastings St 5 W Hastings
St
259 Powell
Street
242 E
Hastings
403 Vernon
Drive
928 Main
Street
341-343 E
Hastings
1123-1127
Granville st
684-688 E
Hastings
7-11 W
Hastings
210-216
Abbott
Vancouver
33 W
Hastings
Vancouver
Vancouver
Vancouver
Vancouver
Vancouver
Vancouver
Vancouver
Vancouver
Vancouver
Vancouver
Vancouver
Vancouver
19060
4356
3485
3050
3050
9438
3985
5227
3050
6000
9148
5227
9438
Moderate
Moderate
Moderate
Moderate
Moderate
Moderate
Moderate
Moderate
Moderate
High
Moderate
Moderate
Moderate
Total Units
116
33
31
33
35
26
32
39
25
76
24
44
71
Rooms
104
32
30
32
34
25
31
37
24
74
20
42
67
Retail
12
OT
OT
OT
OT
OT
OT
OT
OT
OT
OT
OT
OT
OT
Design
3 Storeys
3 Storeys
4 Storeys
3 Storeys
3 Storeys
3 Storeys
4 Storeys
3 Storeys
4 Storeys
4 Storeys
2 Storeys
4 Storeys
3 Storeys
Condition
Average
Average
Average
Fair
Avg-Fair
Fair
Avg-Fair
Fair
Average
Average
Average
Average
Renovated
City
Lot Size
Exposure
HA2
Zoning
Sale Price
Sale Status
Sale Date
valuedate
DD- C2
HA2
DD-C2
DEOD
DEOD
RT3
FC1
DEOD
DD K3
DEOD
HA2
HA2
$2,071,300
$1,320,000
$1,500,000
$1,650,000
$1,180,000
$1,286,000
$2,400,000
$1,000,000
$4,500,000
$1,600,000
$3,045,000
$7,940,000
Foreclosure
Market
Market
Market
Market
Market
Market
Market
Market
Market
Market
Market
Jun, 12
Apr, 12
Jan, 12
Oct, 11
Oct, 11
Aug, 11
Jun, 10
Apr, 10
Aug, 10
Jan, 10
Jul, 09
Feb, 09
$62,767
$42,581
$45,455
$47,143
$45,385
$40,188
$61,538
$40,000
$59,211
$66,667
$69,205
$111,831
Adjustments
Property Rights Conveyed
Comparable Comparable Comparable Comparable Comparable Comparable Comparable Comparable Comparable Comparable
Comparable
Comparable
Financing Terms
Comparable Comparable Comparable Comparable Comparable Comparable Comparable Comparable Comparable Comparable
Comparable
Comparable
Conditions of Sale
Upward Adj
Comparable
Comparable
Time/Market Conditions
Upward Adj
Upward Adj
Upward Adj
Upward Adj
Upward Adj
Upward Adj
Upward Adj
Upward Adj
Upward Adj
Upward Adj
Upward Adj
Upward Adj
Inferior
Superior
Inferior
Location
Inferior
Inferior
Comparable
Inferior
Inferior
Inferior
Superior
Inferior
Comparable
Inferior
Inferior
Inferior
Inferior
Inferior
Down.Adj.
Down.Adj.
Down.Adj.
Down.Adj.
Down.Adj.
Down.Adj.
Down.Adj.
Down.Adj.
Comparable
Inferior
Inferior
Inferior
Inferior
Inferior
Comparable
Inferior
Inferior
Size
Zoning
Additional Adjustment
Superior
Comparable Comparable
Inferior
Comparable
Superior
Superior
Down.Adj.
Down.Adj.
Comparable
Inferior
Comparable
Comparable
Superior
Inferior
Comparable
26%
2%
13%
28%
33%
44%
9%
24%
-2%
14%
0%
-14%
$79,000
$43,000
$51,000
$60,000
$60,000
$58,000
$67,000
$50,000
$58,000
$76,000
$69,000
$96,000
56
57
For this analysis all the properties are SRO hotels located around the subject property.
The values varied widely due to differences in condition and appeal.
Despite the wide range of sales, the subject differs in that it has a large lot and would be
more likely to be redeveloped than most of the comparables. In addition, the subject has
a more extensive retail component. For this reason, we have valued the retail portion
separately
The subjects value should fall within the adjusted range of $50,000 to $60,000. After
separating out the retail, the subjects per unit value should be at the lower end of the
range. Also, due to the relative lack of activity in this market in the past year, we have
used the lower rate.
Our final estimate of the improved space is estimated at $50,000 per unit for the SRO
potion The subject property consists of 104 SRO units, therefore, the comparative
estimate of value is as follows.
Units
Price/unit
Value
$50,000
$5,200,000
58
City
Lot Size
Exposure
Building Area
(*retail only)
Est. year built
Improvements &
C
Condition
Zoning
Subject
36 Blood Alley
1
62-68 E
Cordova
Street
2
68-92 E
Hastings
Street
3
140-142 W
Hastings
4
112 W
Hastings
5
128 W
Hastings
6
155-163 E
Pender
Street
7
157-199 W
Hastings
Vancouver
Vancouver
Vancouver
Vancouver
Vancouver
Vancouver
Vancouver
Vancouver
19060
6100
12023
6100
3125
12000
3050
7800
Moderate
Moderate
Moderate
Moderate
Moderate
Moderate
Moderate
Moderate
14356*
6000
6000
12000
12000
48000
6150
50000
OT
OT
OT
OT
OT
OT
1970
Reno 2006
Commercial
Retail
Commercial
Commercial
Commercial
Commercial
Commercial
Retail/Office
Average
Average
Avg
Avg-Fair
Avg-Fair
Good
Avg-Gd
Good
HA2
Sale Price
Sale Status
Sale Date
Price per sq.ft.
valuedate
HA2
DEOD
DD C2
DD-C2
DD-C2
HA1
HA2
$1,610,000
$2,500,000
$2,200,000
$2,550,000
$11,500,000
$1,665,000
$15,531,436
Market
Market
Market
Market
Market
Market
Market
Jan, 10
Sep, 10
Aug, 11
Jan, 11
Aug, 11
Nov, 10
Sep, 10
$268
$417
$183
$213
$240
$271
$311
The retail component of the subject has been valued separately from the SRO units. The
subject currently includes 104 SRO units and 14356 square foot of commercial space
fully improved as a retail and office uses. In our typical SRO valuation, the retail
component has been included in the unit count. However, typical SROs have minimal
income from the ground floor space. In the subjects case, the ground floor space
accounts for a large portion of the subjects value. Therefore, we have considered this
separately.
A total of 7 comparables were used in this analysis. All the sales are fairly recent and
located in the subject area. Note that the commercial section has been considered in
isolation. Therefore, the effective density would about 1.0, while in the comparables, the
density is generally much higher, at around 2.0. The selected sales show values between
$183 and $417 per square foot. In general, the comparables which are built out at about 2
FSR show values averaging $200 to$240 per square foot. Sales 1 and 2 are the only
properties built out at a lower FSR, and shows rates between $268 and $417, almost
double that of the remaining sales, despite the inferior location.
No adjustments have been made to the retail sales comparables due to the nature of the
comparison. Of the Sales, #1 and 2 are deemed the most comparable, and show
unadjusted values between $268 and $417 per square foot.
The subject unit is in average condition and has exposure comparable to the sales used.
In considering the comparables, the subject would likely have a value above $250, which
would be the base value of a 2.0 FSR building. Sale 1 has an FSR of about 1, which is
what we have assumed for the subject in this analysis. However, it is in an inferior
59
location. Sale 2 has a much higher value, but is built out at a 50% FSR. The subject
should be lower than this sale. In applying adjustments to Sales 1 and 2, we have a value
that lies around $300 per square foot. This will be applied to the ground floor space of
the subject.
Our final estimate of the improved space is estimated at $300 per sq.ft. The subject
property consists of 14356 sq.ft. of retail space therefore, the comparative estimate of
value is as follows.
Area (sq.ft.)
Price/unit
Value
14356 sq.ft.
$300
$4,306,800
Price/unit
Value
$50,000
$5,200,000
14356 sq.ft.
$300
$4,306,800
Total
$9,506,800
Rounded to
$9,510,000
$9,510,000
60
2.
3.
4.
5.
6.
In this report, I have utilized the Direct Comparison Approach to estimate the LAND
value of the subject property.
61
62
63
Property
Subject
Subject
1
2
3
4
5
Telus Garden Development Development Development Development
Site
Site
Site
Site
6
Assembly
7
Development
Site
8
Development
Site
Address
36 Blood Alley
775 Richards
891 Cambie
St
633 Main
Street
245-247 E
Georgia
989 Main
Street
557 E
Cordova
Vancouver
19060
0.44
HA2
5.00
Vancouver
25502
0.59
DD-C3
5.00
Vancouver
14996
0.34
DD-C3
5.00
Vancouver
14386
0.33
HA2
5.00
Vancouver
9024
0.21
DD-L1
8.69
Vancouver
15868
0.36
HA1A, CD1
9.29
Vancouver
7149
0.16
FC1
5.00
Gastown
CBD
Gastown
-
Chinatown
2 Storey
Retail
Main
Parkade
Downtown
2 Storey
Office
Vancouver
3050
0.07
DEOD
5.00
Downtown
East
n/a
Yaletown
2 Storey
Retail
Vancouver
3050
0.07
DEOD
5.00
Downtown
East
2 storey
commercial
$18,000,000
$11,600,000
$5,283,000
$5,000,000
$13,480,000
$1,150,000
$1,750,000
$742,500
Non-Arms
Feb, 12
Market
Aug, 11
Market
Jan, 11
Market
Sep, 11
Market
Feb, 12
Market
Jun, 12
Market
Jun, 12
Market
Sep, 12
$706
$141
$774
$155
$367
$73
$554
$64
$849
$91
$377
$75
$245
$49
$243
$49
Comparable
Comparable
Comparable
Comparable
Comparable
Comparable
Comparable
Comparable
Financing Terms
Comparable
Comparable
Comparable
Comparable
Comparable
Comparable
Comparable
Comparable
Conditions of Sale
Comparable
Comparable
Comparable
Comparable
Comparable
Comparable
Comparable
Comparable
Time/Market Conditions
Upward Adj
Upward Adj
Upward Adj
Upward Adj
Upward Adj
Upward Adj
Upward Adj
Upward Adj
Location
Superior
Superior
Comparable
Superior
Superior
Inferior
Inferior
Inferior
Site improvements
Superior
Superior
Comparable
Superior
Superior
Superior
Comparable
Comparable
Comparable
Comparable
Comparable
Comparable
Comparable
Down. Adj.
Comparable
Comparable
Superior
Superior
Comparable
Comparable
Comparable
Inferior
Comparable
Inferior
Comparable
Comparable
Comparable
Comparable
Comparable
Comparable
Comparable
Comparable
-28%
$506
$101
-22%
$603
$121
6%
$388
$78
-17%
$460
$53
-8%
$784
$84
2%
$383
$77
12%
$273
$55
16%
$282
$56
City
Lot Size (SF)
Lot Size (Acre)
Zoning
Allowable FSR
Location
Improvements
Sale Price
Sale Status
Sale Date
Price per Square foot
Price per Buildable
64
Land Area
19060 sq. ft.
Price/unit
Value
$500
$9,530,000
Rounded to
$9,530,000
Price/unit
Value
95,300
$95
$9,053,500
Rounded to
$9,050 ,000
$9,530,000
66
RECONCILIATION
INCOME APPROACH
The Income Approach (IA) is considered a good indicator of value based on a revenue
generating property if the building were leased out at market rates and capitalized at the market
rate. The estimated value according to the Income Approach is:
$8,490,000
DIRECT COMPARISON APPROACH
The Direct Comparison Approach (DCA), or Market Approach as it is known, is important
because it provides evidence of actual market activity. The estimated value of the direct
comparison approach is:
As Improved
$9,510,000
As Redevelopment Land
$9,530,000
The Direct Comparison Approach and Income Approach were used to estimate the market value
of the subject property.
67
EXPOSURE TIME
The Canadian Uniform Standards of Professional Appraisal Practice (CUSPAP) require that we
estimate the exposure time necessary to market the property at the appraised value. The time is
always presumed to occur prior to the effective date of the appraisal, and is substantiated by
related facts in the appraisal process.
Sales of SROs have dropped significantly in 2011, with the Government no longer actively
purchasing these assets. The subject property has been on the market for an extended period of
time possibly due to the market conditions and the overall condition of the building.
The estimated an exposure period for such a property is likely in the order of 6 to 10 months to
successfully market the subject properties at the appraised value as of the effective date of
appraisal, given current market conditions.
$9,510,000
(Nine Million Five Hundred Ten Thousand Dollars)
68
CERTIFICATION
Re: 36 Blood Alley Square, Vancouver, BC
I certify to the best of my knowledge and belief that:
1) The statements of fact contained in this report are true and correct;
2) The reported analysis, opinion, and conclusions are limited only by the reported assumptions
and limiting conditions and represent my personal, unbiased professional analyses, opinions,
and conclusions;
3) I have no present or prospective interest in the subject property, and have no personal interest
or bias with respect to the parties involved;
4) My compensation is not contingent upon the reporting of a predetermined value or direction
in value that favours the cause of the client, the amount of the value estimate, the attainment
of a stipulated result, or the occurrence of a subsequent event, such as the approval of a loan;
5) This appraisal assignment was not based upon a requested minimum valuation, a specific
valuation, or the approval of a loan;
6) My analyses, opinions, and conclusions were developed, and this report has been prepared in
conformity with the Canadian Uniform Standard of Professional Appraisal Practice
(CUSPAP) of the Appraisal Institute of Canada;
7) The use of this report is subject to the requirement of the Appraisal Institute relating to
review by its duly authorized representatives;
8) I have completed the requirements of the continuing education program of the Appraisal
Institute of Canada (AIC);
9) I have personally inspected the subject property;
10) I have experience in the appraisal of similar properties.
11) Based upon the data, analyses and conclusions contained herein, the market value of the
interest in the property described, as at October 1, 2012is estimated at:
$9,510,000
(Nine Million Five Hundred Ten Thousand Dollars)
_____________________________ Date: ________________
Simon Poon, AACI, P.App, B.Comm
69
70
ADDENDUM A
(A) Definition of Terms
71
Various terms and abbreviations have been used in this report, and are defined herein for the
purpose of clarification of the meaning and usage:
assessed value Assessed value applies in ad valorem
taxation and refers to the value of a property according to
the tax rolls. Assessed value may not conform to market
value, but it is usually calculated in relation to a market
value base.
The
nominal rent payment specified in the lease contract. It
does not reflect any offsets for free rent, unusual tenant
improvement conditions, or other factors that may
modify the effective rent payment.
coupon rent
See Contract, Coupon, Face, or Nominal Rent
Direct Comparison Approach A set of procedures in
which a value indication is derived by comparing the
property being appraised to similar properties that have
been sold recently, applying appropriate units of
comparison, and making adjustments to the sale prices of
the comparables based upon the elements of comparison.
The Direct Comparison Approach may be used to value
improved properties, vacant land, or land being
considered as though vacant. It is the most common and
preferred method of land valuation when comparable
sales data is available."
effective rent
face rent
See Contract, Coupon, Face, or Nominal Rent
insurable value
72
leased fee
See leased fee estate
leasehold
See leasehold estate
Market rent
nominal rent
See Contract, Coupon, Face, or Nominal Rent
73
rent
See
full service lease
net lease
contract, coupon, face, or nominal rent
effective rent
use value
74
ADDENDUM B
(B) Title Search
https://apps.ltsa.ca/SRS_UIWeb/TitleSelectionListResults.do
Date: 04-Dec-2012
Requestor: (PB33947)
Folio:
VANCOUVER
Time: 22:39:44
Page 001 of 002
31 MARCH, 2003
11 APRIL, 2003
15:00
Time: 22:39:44
Page 002 of 002
OPTION TO PURCHASE
BV112005
2003-03-31 14:57
REGISTERED OWNER OF CHARGE:
PORTLAND HOTEL SOCIETY
INCORPORATION NO. S30883
BV112005
REMARKS: INTER ALIA
"CAUTION - CHARGES MAY NOT APPEAR IN ORDER OF PRIORITY. SEE SECTION 28, L.T.A."
DUPLICATE INDEFEASIBLE TITLE: NONE OUTSTANDING
1 of 2
12/4/2012 10:39 PM
https://apps.ltsa.ca/SRS_UIWeb/TitleSelectionListResults.do
TRANSFERS: NONE
PENDING APPLICATIONS: NONE
*** CURRENT INFORMATION ONLY - NO CANCELLED INFORMATION SHOWN ***
2 of 2
12/4/2012 10:39 PM
ADDENDUM C
(C) Excerpts from Zoning By-Law
HA-2
HA-2
(Gastown Historic Area)
1
Intent
Gastown is the site of the old Granville Townsite, and it is from this area that the City of
Vancouver developed and grew. This District Schedule is designed to recognize the areas
special status and to ensure the maintenance of Gastowns turn of the century historical and
architectural character.
2.1
Subject to all other provisions of this By-law and to compliance with section 2.3 and the
regulations of this Schedule, the uses listed in section 2.2 shall be permitted in this District and
shall be issued a permit.
2.2
Uses
2.2.R
[Retail]
y
y
2.2.S
[Service]
y
Restaurant - Class 1.
2.3
Conditions of Use
2.3.1
All commercial uses listed in this section shall be carried on wholly within a completely
enclosed building except for the following:
(a)
(b)
(c)
2.3.2
Notwithstanding the provisions of section 5 of this By-law, any and all proposed alterations or
changes to the exterior treatment or appearance of any building or structure or changes of use
shall require the approval of the Development Permit Board after consultation with any
advisory group approved by Council for the area.
2.3.3
For the purposes of this Schedule, ground floor does not include a basement.
2.3.4
All uses listed in this section shall be limited to the ground floor only and shall be further
limited to a maximum gross floor area of 500 m and a maximum frontage of 10.7 m.
3.1
Subject to all other provisions of this By-law, section 3.3.3 and the provisions and regulations
of this Schedule, the Development Permit Board may approve any of the uses listed in section
3.2, subject to the conditions of section 3.3, and including such other conditions as it may
decide, provided that it first considers:
(a)
the intent of this Schedule and all applicable policies and guidelines adopted by Council;
and
City of Vancouver
Zoning and Development By-law
HA-2
October 1996
HA-2
(b)
3.2
Uses
3.2.A
y
y
3.2.C
3.2.D
y
y
y
y
y
y
y
y
y
3.2.DW [Dwelling]
y
y
3.2.I
[Institutional]
y
y
y
y
y
y
3.2.LW
Office Uses.
[Parking]
y
3.2.R
[Office]
y
3.2.P
[Manufacturing]
y
y
y
3.2.O
[Live-Work Use]
y
3.2.M
Dwelling Uses.
Residential Unit associated with and forming an integral part of an artist studio, subject to
the provisions of section 11.19 of this By-law.
Parking Uses.
[Retail]
y
y
Farmers Market. Compatibility with nearby sites, parking, traffic, noise, hours of
operation, size of facility, pedestrian amenity.
Furniture or Appliance Store.
City of Vancouver
Zoning and Development By-law
HA-2
July 2010
HA-2
y
y
y
y
y
3.2.S
[Service]
y
y
y
y
y
y
y
y
y
y
y
y
y
y
y
y
y
y
y
y
y
y
3.2.U
Auction Hall.
Barber Shop or Beauty Salon.
Beauty and Wellness Centre.
Bed and Breakfast Accommodation, subject to the provisions of section 11.4 of this
By-law.
Cabaret.
Catering Establishment.
Hotel.
Laundromat or Dry Cleaning Establishment.
Laundry or Cleaning Plant.
Neighbourhood Public House.
Photofinishing or Photography Laboratory.
Photofinishing or Photography Studio.
Print Shop.
Production or Rehearsal Studio.
Repair Shop - Class B.
Restaurant - Class 1, other than as provided for in section 2.2.
Restaurant - Class 2.
School - Arts or Self-Improvement.
School - Business.
School - Vocational or Trade.
Sign Painting Shop.
Wedding Chapel, subject to section 11.20 of this By-law.
3.2.W
Public Utility.
[Wholesale]
y
y
y
3.2.Z
Any other use which is not specifically listed and defined as a use in section 2 of this
By-law but which the Development Permit Board considers comparable in nature to the
uses listed in this Schedule, having regard to the intent of this District Schedule.
3.3
Conditions of Use
3.3.1
All uses listed in this section shall be carried on wholly within a completely enclosed building,
except for the following:
(a)
(b)
(c)
(d)
(e)
City of Vancouver
Zoning and Development By-law
HA-2
July 2010
HA-2
3.3.2
Any development permit issued for live-work use must stipulate as permitted uses:
(a)
(b)
(c)
dwelling unit;
general office, health care office, barber shop or beauty salon, photofinishing or
photography studio, or artist studio class A; and
dwelling unit combined with any use set out in subsection (b).
Regulations
All uses approved under sections 2 and 3 of this District Schedule shall be subject to the
following regulations.
4.1
4.2
4.3
Height
4.3.1
The minimum height of a building shall be 12.2 m, and the maximum height of a building shall
be 22.9 m.
4.3.2
The Development Permit Board may permit an increase or decrease in the maximum or
minimum height of a building with respect to any development provided they first consult with
any advisory group approved by Council for the area and take into account the following:
(a)
(b)
(c)
the height, bulk and location of the building and its effect on the site, surrounding
buildings and streets, and existing views;
the effects of overall design on the general amenity of the area; and
the intent of this Schedule.
4.4
4.5
4.6
4.7
4.8
4.9
4.10
Relaxation of Regulations
5.1
The Development Permit Board or the Director of Planning, as the case may be, may relax the
use conditions of sections 2.3.1 and 3.3.1 for the following uses, and may include additional
conditions, provided they first consider the intent of this Schedule and all applicable policies
and guidelines adopted by Council and the submission of any advisory group.
(a)
(b)
City of Vancouver
Zoning and Development By-law
HA-2
March 2006
ADDENDUM D
(D) Qualifications of Appraiser
ADDENDUM E
(E) Additional Photos
Interior Retail
Interior Retail
Interior Retail
Interior Retail
Interior Retail
Interior Retail
Interior Retail
Interior SRO
Interior SRO
Interior SRO
Rear Courtyard
Rear View