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                                                 ADMINISTRATIVE REPORT

                                           Date: March 5, 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: 1896 West 15th Avenue
             and 3108 Cypress Street


   RECOMMENDATION

        THAT the application to convert the previously-occupied buildings
        at 1896 West 15th Avenue and 3108 Cypress Street (Lot 1, Block 467,
        D.L. 526, Plan 3557) to strata title ownership be approved.

   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 1896 West 15th Avenue and 3108 Cypress
   Street (Lot 1, Block 467, D.L. 526, Plan 3557) to strata title
   ownership.

   BACKGROUND

   The site is zoned RT-8 and is developed with a two-storey multiple
   conversion dwelling (MCD) containing two residential units and a newly
   constructed infill one-family dwelling.  The former one-family dwelling
   on site, now the MCD, was altered and converted pursuant to Development
   Permit Nos. DE217119 and DE400676 and Building Permit No.  BU220857. 
   The new infill one-family dwelling was constructed pursuant to Building
   Permit No. BU400012.  Construction on both buildings has been completed
   and occupancy permits have been issued.

   The applicant proposes to create a total of 3 strata lots in the two
   buildings.

   The former one-family dwelling has been owner-occupied by the applicant
   since 1985.  The dwelling was previously in use as a group home for
   emotionally disturbed children, as authorized by development permit in
   1970.  City records indicate that a separate dwelling unit was added to
   the basement in 1988, without permit, and was tenanted until
   approximately January, 1991.  In February of that year, the cooking
   facilities in the basement were removed and internal access was provided
   between the basement and the main floor.  The applicant has indicated in
   a statutory declaration, submitted with the application, that he was the
   sole occupant of the dwelling when the development application was
   submitted in August, 1994.  The owner is currently residing in the
   infill dwelling.  One of the dwelling units in the MCD is now
   tenant-occupied and the tenants have indicated their support in writing
   for the strata title conversion.

   The site location is shown below in Figure 1.

                                   Figure 1
   STAFF ANALYSIS

   In addition to Planning Department staff, the City Engineer and the City
   Building Inspector have reviewed this application.  As the  application
   involves only three 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 all required work has been
   completed in accordance with the approved plans and permits, and
   occupancy permits have been issued.  Both the previously-occupied
   building and the new infill dwelling 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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