ADMINISTRATIVE REPORT

                                           Date: May 13, 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:  26-28 West 14th Avenue


   RECOMMENDATION

        THAT the application to convert the previously-occupied building at
        26-28 West 14th Avenue (Lot J, Block 53, D.L. 302, Plan LMP27713)
        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 26-28 West 14th Avenue (Lot J, Block 53,
   D.L. 302, Plan LMP27713) to strata title ownership.

   BACKGROUND

   The site is zoned RT-6 and is developed with a former six-unit multiple
   conversion dwelling which is undergoing extensive interior and exterior
   alterations, pursuant to Development Permit No. DE400315 and Building
   Permit No. BU403122, to convert it to three dwelling units.  A new
   infill one-family dwelling is also being constructed on the site,
   pursuant to Building Permit No. BU403641.  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.

   The current owner took vacant possession of this property in July, 1996,
   and the building has remained vacant during the course of renovations.

   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 building
   contains only three residential units, the Manager of the Housing Centre
   has not been asked to comment.

   The City Engineer has no servicing or dedication requirements.

   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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