ADMINISTRATIVE REPORT

                                           Date: April 4, 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: 1926-1928 West 15th Avenue


   RECOMMENDATION

        THAT the application to convert the previously-occupied building at
        1926-1928 West 15th Avenue (Lot 8, Block 466, D.L. 526, Plan 2983)
        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 required by the City Building
             Inspector, under the required permits, at no cost to the City,
             and issuance of an Occupancy Permit, 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 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 building at 1926-1928 West 15th Avenue (Lot 8, Block
   466, D.L. 526, Plan 2983) to strata title ownership.

   BACKGROUND

   The site is zoned RT-8 and is developed with a two-storey two-family
   dwelling.  Exterior and interior alterations to the building are being
   performed pursuant to Development Permit No. DE401043 and Building
   Permit No. BU403685.  Construction is nearing completion.  The owner
   proposes to create two residential strata lots in the building.

   The current owners took vacant possession of this property in
   July, 1996, and the building has remained vacant during the course of
   renovations.  City records indicate that the building was owner-occupied
   from the early 1970s until the change of ownership in 1996.  Although it
   is likely that one of the dwelling units may have been tenant-occupied
   during the previous owner s tenure, the building has now been vacant for
   ten months and there is no evidence to suggest that any tenants were
   treated unfairly.

   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 this conversion
   application involves only two residential units, the Manager of the
   Housing Centre has not been asked to comment.

   The City Engineer has no dedication or servicing requirements for the
   site.

   The City Building Inspector reports that when all work has been
   completed in accordance with approved plans and permits, and an
   Occupancy Permit has been issued, the previously-occupied building 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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