ADMINISTRATIVE REPORT

                                           Date: May 13, 1997
                                           Dept. File No. AG
                                           C.C. File: 5311-1

   TO:       Vancouver City Council

   FROM:     Director of Land Use and Development

   SUBJECT:  Strata Title Conversion: 378 West 15th Avenue


   RECOMMENDATION

        THAT the application to convert the building at 378 West 15th
        Avenue (Lot 1, Block F, D.L. 526, Plan 1530) 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 378 West 15th Avenue (Lot 1, Block F,
   D.L. 526, Plan 1530) to strata title ownership.

   BACKGROUND

   The site is zoned RT-6 and is developed with a four-storey multiple
   conversion dwelling which has been lifted and relocated on the site and
   is now undergoing extensive interior and exterior alterations and
   additions to convert it to three dwelling units.  A new infill
   one-family dwelling is also being constructed on the site.  The
   previously-occupied dwelling has been altered pursuant to Development
   Permit No. DE400357 and Building Permit No. BU403709.  The new infill
   one-family dwelling has been constructed pursuant to Development Permit
   No. DE400357 and Building Permit  No. BU403713. Construction on both
   buildings is nearing completion.

   The applicant proposes to create a total of four strata lots in the two
   buildings. Pursuant to Section 9 of the Condominium Act, Council s
   approval is required as it relates to the previously-occupied building
   only.

   City records indicate that the building was used as a lodging house
   containing one dwelling unit, two housekeeping units and one sleeping
   room prior to 1973, when it was converted to a three-unit multiple
   conversion dwelling.

   The current owner took vacant possession of the building at the time of
   purchasing the property in July, 1996.

   The site location is shown below in Figure 1.

                                   Figure 1

   MAP AT THIS POINT.


   STAFF ANALYSIS

   In addition to Planning Department staff, the City Engineer and the City
   Building Inspector have reviewed this application.  As this building
   contains only three units, the Manager of the Housing Centre has not
   been asked to comment.

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

   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 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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