ADMINISTRATIVE REPORT

Date: April 3, 2000
Author/Local: AHigginson/7556
RTS No. 01395
CC File No. 5311

Council: April 18, 2000

TO:	Vancouver City Council
FROM:	Subdivision and Strata Title Coordinator
SUBJECT:	Proposed Strata Title Conversion - 5338 Larch Street

RECOMMENDATION

THAT the application to convert the previously-occupied building at 5338 Larch Street (Lot A, Block 17, D.L. 526, Plan LMP35226) 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 in accordance with approved plans and permits and issuance of an Occupancy Permit, all at no cost to the City and to the satisfaction of the City Building Inspector, 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 5338 Larch Street (Lot A, Block 17, D.L. 526, Plan LMP35226) to strata title ownership.

The site is zoned CD-1 Comprehensive Development District and contains a municipally-designated heritage building, which is listed as category "B" on the Vancouver Heritage Register. The former one-family dwelling is being added to, altered, and relocated on the site, in order to provide two dwelling units. The work is being done in accordance with Development Permit No. DE402666 and Building Permit No. BU410998. In addition, the site is being developed with six new multiple dwellings, containing a total of 43 dwelling units. The site location is shown in Figure 1, below.

Figure 1

MAP HERE

The project developer is in the process of pursuing a Phased strata plan for the project, rather than a "conventional" strata plan which would require that all of the new construction be completed before a strata plan could be registered. This enables the developer to use the funds generated by the sale of the units in the first phases, to complete construction of the remainder of the development on the site, in an incremental fashion. The heritage building constitutes the fifth and final phase of the Phased strata plan. The final phase is due to be completed this Summer.

Although Phased strata plans are within the jurisdiction of the Subdivision Approving Officer, in the past the Law Department has advised that the existence of a previously-occupied building on the site requires that Council's approval pursuant to Section 9 of the Condominium Act be obtained with respect to that building, before the phase plan containing that building can proceed. For this reason, the "conversion" of this previously-occupied building is being reported to Council.

STAFF ANALYSIS

In addition to Planning Department staff, the City Engineer and the City Building Inspector have reviewed this application. As the heritage building has been vacant for some time and previously was a one-family dwelling, the Manager of the Housing Centre has not been asked to comment.

The City Engineer reports that there are no dedication or servicing 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 Strata Title and Cooperative Conversion Guidelines, the Subdivision and Strata Title Coordinator supports this application.

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(c) 1998 City of Vancouver