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ADMINISTRATIVE REPORT
Date: August 14, 1996
Dept. File No. GL
TO: Vancouver City Council
FROM: Director of Land Use and Development
SUBJECT: Strata Title Conversion: 638 and 644 Hawks Avenue
RECOMMENDATION
THAT the application to convert the previously-occupied buildings
at 638 and 644 Hawks Avenue (Parcel A, Block 82, D.L. 181, Plan
LMP28640) to strata title ownership be approved in principle, but
that pursuant to Section 9(1) of the Condominium Act, the
Certificate of Approval (Form 10) shall not be issued unless the
following condition has been met within one year of the date of
this approval:
Completion of all work now either underway or proposed to be
completed, to the satisfaction of the City Building Inspector,
in accordance with the approved plans and permits, at no cost
to the City, in order that these buildings substantially
comply with all relevant City by-laws.
GENERAL MANAGER's COMMENTS
The General Manager of Community Services RECOMMENDS approval of
the foregoing.
COUNCIL POLICY
Council policy is reflected in the City's Strata title and Cooperative
Conversion Guidelines, which outline factors Council will consider when
reviewing applications for converting previously-occupied buildings to
strata title or cooperative ownership.
PURPOSE
Council approval is required for an application to convert the
previously-occupied buildings at 638 and 644 Hawks Avenue (Parcel A,
Block 82, D.L. 181, Plan LMP28640) to strata title ownership.
BACKGROUND
The site is zoned RT-3 and is developed with two municipally designated
heritage buildings, built circa 1905, which are listed as category 'B'
in the Vancouver Heritage Register. An additional building on site was
destroyed by fire in July 1995, and was demolished to the foundation in
September of that year.
Pursuant to Development Permit No. DE400777 and Building Permit No.
BU403531, the two-family dwelling that was destroyed by fire is to be
reconstructed on the remaining foundation and the two heritage
single-family dwellings will be altered and restored. The dwelling at
638 Hawks Avenue, which was partially damaged by the fire at the
adjacent building, is currently being repaired under Combined
Development and Building Permit No. DB400749.
Council considered and approved the relaxations required to achieve this
form of development in May 1996, when heritage designation of the two
buildings was also considered. The applicant proposes to create a total
of 4 strata lots in the three buildings. Pursuant to Section 9 of the
Condominium Act, Council's approval is required only as it relates to
the previously-occupied buildings.
Based on the notarized declaration submitted by the property owner, the
dwelling at 644 Hawks Avenue has been owner-occupied since 1946. The
dwelling at 638 Hawks Avenue has been rented as a single-family dwelling
to tenants since the 1930s. It has been vacant since July 1995, due to
the extensive fire damage.
The location of the site is shown in Figure No. 1, below.
Figure No. 1
STAFF ANALYSIS
In addition to Planning Department staff, the City Engineer and the City
Building Inspector have reviewed this application. Given the nature of
the development, the Manager of the Housing Centre has not been asked to
comment.
The City Engineer reports that there are no dedication or servicing
requirements for this site. The City Engineer advises, however, that
the eave on the north side of the two-family dwelling to be
reconstructed is proposed to encroach onto the lane abutting this site.
Registration of a volumetric easement to contain the encroachment will
be required prior to the strata plan being deposited in the Land Title
Office. This requirement will be addressed in a subsequent report to
Council from the City Engineer, once the building has been constructed
and the encroachment area has been defined. The City Engineer has
indicated support for the volumetric lease. If Council were not to
approve the Engineer's recommendation, it would not affect the approval
in principle of the strata title conversion. The encroachment would
simply have to be removed in order for the eaves to be wholly contained
within the parcel.
The City Building Inspector reports that for the two existing heritage
buildings, building permits and related trades permits will be required
for work which includes installation of sprinkler and security systems
and electrical upgrading, to bring these buildings into substantial
compliance with all relevant City by-laws.
CONCLUSION
Based on the foregoing, and on the applicant's compliance with the
City's Strata Title and Cooperative Conversion Guidelines, the Director
of Land Use and Development supports this application.
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