A10
ADMINISTRATIVE REPORT
Date: March 10, 1997
Dept. File No. GL
C.C. File: 5311-1
TO: Vancouver City Council
FROM: Director of Land Use and Development
SUBJECT: Strata Title Conversion:
1203 and 1209-1211 East 15th Avenue
RECOMMENDATION
THAT pursuant to Section 9(1) of the Condominium Act, the
application to convert the previously-occupied buildings at 1203
and 1209-1211 East 15th Avenue (Lot J, Block 172, D.L. 264A, Plan
LMP31445) to strata title ownership be approved in the following
manner:
1. as relating to 1203 East 15th Avenue: that approval in
principle be granted, subject to completion of the following
conditions, within one year of the date of this approval:
(a) issuance of the permit under Building Application No.
BU405533, thereby permitting alterations to the existing
one-family dwelling to convert it to two dwelling units;
and
(b) completion of all work approved and required under
DE401615 and BU405533, once issued, in accordance with
the approved plans and permits, and issuance of an
Occupancy Permit, in order for this building to
substantially comply with all relevant City by-laws; and
2. as relating to 1209-1211 East 15th Avenue: that approval be
granted without conditions.
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 which 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 buildings at 1203 and 1209-1211 East 15th Avenue
(Lot J, Block 172, D.L. 264A, Plan LMP31445) to strata title ownership.
BACKGROUND
The site is zoned RT-5 and is 27.430 m (90.00 ft.) wide, as a result of
two adjacent parcels having been recently consolidated. As shown on
Appendix A , the site is currently developed with a two-family dwelling
(1209-1211), constructed in 1993 under combined Development and
Building Permit No. DB205380. The site also contains a one-family
dwelling (1203) which is proposed to be converted to a two-unit multiple
conversion dwelling pursuant to Development Permit No. DE401615. Both of
the existing dwellings are located on the front (south) portion of the
site and are tenant-occupied at this time. The three existing tenants
have indicated their support in writing for this application.
The site location is shown below in Figure 1.
Figure 1
DE401615 also provides for the construction of an infill two-family
dwelling and an infill one-family dwelling in the rear yard of the site,
also shown on Appendix A . Since the existing two-family dwelling
(1209-1211) is essentially new development, and is proposed to be
modified only in exterior appearance under DE401615, the applicant is
proposing to register a Phased strata plan, rather than a "conventional"
strata plan, which would require that the new infill dwellings be
constructed before the strata plan could be registered. This will
enable him to use the funds generated by the sale of the units in the
first phase, to complete construction of the remainder of the
development on the site.
Pursuant to Section 9 of the Condominium Act, Council s approval is
required only as it relates to the four strata lots proposed in the
previously-occupied buildings on this site.
Details of the Phased strata need not be shared with Council, as they
are irrelevant to Council s consideration of the strata title
conversion. Phased strata applications are dealt with by the Approving
Officer, in a similar manner to the processing of a conventional
subdivision proposal.
STAFF ANALYSIS
In addition to Planning Department staff, the City Engineer and the City
Building Inspector have reviewed this application. As the two
previously-occupied buildings on site will contain only four dwelling
units, the Manager of the Housing Centre has not been asked to comment.
The City Engineer has no dedication or servicing requirements for this
site.
The City Building Inspector reports that the existing two-family
dwelling at 1209-1211 East 15th Avenue substantially complies with all
relevant City by-laws. Further, when all proposed work on the dwelling
at 1203 East 15th Avenue has been completed in accordance with the
approved plans and permits, and an Occupancy Permit has been issued,
this dwelling will substantially comply with all relevant City by-laws.
CONCLUSION
Based on the foregoing, and on the applicant s compliance with the
City s Strata Title and Cooperative Conversion Guidelines, the Director
of Land Use and Development supports this application.
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