ADMINISTRATIVE REPORT

Date: March 3, 1998

Author/Local: G. Lougheed/7721

CC File No. 5311

TO:	Vancouver City Council
FROM:	Director of Land Use and Development
SUBJECT:	Strata Title Conversion: 2023-2029 West 4th Avenue

RECOMMENDATION

THAT the application to convert the previously-occupied building at 2023-2029 West 4th Avenue (Lot G, Block 235, D.L. 526, Plan 21742) 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 City 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 2023-2029 West 4th Avenue (Lot G, Block 235, D.L. 526, Plan 21742) to strata title ownership.

BACKGROUND

The site is zoned C-2B and is developed with a three-storey commercial/residential building, constructed in 1988/89. The building contains retail uses at grade, with eight dwelling unitson the second and third floors.

Pursuant to Development and Building Permit Nos. DB404797 and DB405650, the building is undergoing extensive interior and exterior alterations. No changes to the approved uses of the building are proposed. The applicant proposes to create a total of eight residential strata lots and three commercial strata lots.

As stated in the applicant’s notarized declaration, the building has been vacant since January, 1995. The building was vacated when it became apparent that substantial renovations were required to correct deficiencies relating to water ingress, structural adequacy and fire safety. The above-noted Development and Building permits allow for the remedial work required to rectify these deficiencies.

The site location is shown below in Figure 1.

(FIGURE 1 ON FILE IN THE CLERK'S OFFICE)

STAFF ANALYSIS

In addition to Planning Department staff, the City Engineer, the Manager of the Housing Centre and the City Building Inspector have reviewed this application.

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

The City Building Inspector reports that when all required 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.

The Manager of the Housing Centre reports as follows:

"According to the October, 1997, CMHC rental survey, vacancy rates in the City rose slightly from 0.7% to 1.4%, and in Kitsilano from 0.4% to 0.5%. Average rents rose 1.6% in the City and 8.2% in Kitsilano. City records indicate a total of 101 rental dwelling units were converted to strata title ownership in 1997. Of these, 34 were in Kitsilano. The rental market remains tight, and in Kitsilano tighter than elsewhere in the City as indicated by the increase in rents that is far in excess of inflation. Given that the 8 dwelling units in the subject building have been vacant since 1995, and they represent only a small component of the 7,744 rental units in Kitsilano surveyed by CMHC, the Manager of the Housing Centre does not object to the proposed conversion."

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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(c) 1998 City of Vancouver