ADMINISTRATIVE REPORT

                                           Date: February 18, 1997
                                           Dept. File No. AMH
                                           C.C. File: 5311-1


   TO:       Vancouver City Council

   FROM:     Director of Land Use and Development

   SUBJECT:  Strata Title Conversion: 1811 West 16th Avenue


   RECOMMENDATION

        That the application to convert the building at 1811 West 16th
        Avenue (Lot E, Block 467, D.L. 526, Plan LMP28977) 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 underway, in accordance with the
             approved plans and permits, and issuance of an Occupancy
             Permit, all at no cost to the City, in order that this
             previously-occupied building substantially complies with all
             relevant 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 in
   reviewing applications for converting previously-occupied buildings to
   strata title or cooperative ownership.

   PURPOSE

   Council approval is required for an application to convert the
   previously-occupied building at 1811 West 16th Avenue (Lot E, Block 467,
   D.L. 526, Plan LMP28977) to strata title ownership.

   BACKGROUND

   The site is zoned RT-8 and is developed with a building formerly owned
   by the adjacent Canadian Memorial Church and used as a recreation
   facility and school.  The building is listed as category  B  on the
   Vancouver Heritage Register.  It is currently undergoing extensive
   renovations to convert it to 19 residential dwelling units, with one
   level of underground parking, in accordance with Development Permit No.
   DE401181 and Building Permit No. BU403101.

   The building has never been used for residential purposes.  It was
   purchased from the Canadian Memorial Church by Cedar Mews Development
   Limited, in July 1996.  The property owner intends to create 19 strata
   lots.

   The location of the site is shown in Figure 1, below:

   Figure 1


   STAFF ANALYSIS

   In addition to Planning Department staff, the City Engineer and City
   Building Inspector have reviewed this application.  Given the former use
   of the building, the Manager of the Housing Centre has not been asked to
   comment.

   The City Engineer reports that there are no servicing or dedication
   requirements for this site.  The City Engineer advises, however, that
   portions of the building encroach onto both Burrard Street and the lane
   north of West 16th Avenue.  Registration of a volumetric easement to
   contain the encroachments will be required prior to the strata plan
   being deposited in the Land Title Office.  This requirement will be
   addressed in a concurrent report to Council from the City Engineer.

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

   The Director of Land Use and Development notes that Section 9(2) of the
   Condominium Act states that Council shall not approve the conversion of
   a previously occupied building into strata lots unless the building
   substantially complies with City by-laws.  In this case, this heritage
   building is non-conforming to many aspects of the RT-8 District
   Schedule.  At the time of Development Permit issuance, however, Council
   approved a Heritage Revitalization Agreement (HRA) which authorized
   variances to the Zoning and Development By-law to enable the building to
   be retained and converted to 19 dwelling units.  The HRA has been
   executed and is now noted on the title of Lot E in the Land Title Office
   records.  The HRA requires that the heritage building be repaired if
   damaged and replicated if destroyed.  Therefore, there is little
   uncertainty to be faced by prospective purchasers about whether this
   non-conforming building could be redeveloped in the future.  As a
   result, no further covenant or restriction on title is recommended at
   this time.

   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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