ADMINISTRATIVE REPORT

                                           Date:  May 23, 1995
                                           Dept. File No.  JF

   TO:       Vancouver City Council

   FROM:     Associate  Director   of  Planning   -  Land   Use  and
   Development

   SUBJECT:  Strata Title Conversion:  1310-1360 West 4th Avenue


   RECOMMENDATION

        THAT the application  to convert the buildings  at 1310-1360
        West  4th Avenue  (Lot 2 of  Parcel A, Block  272, D.L. 526,
        Plan   8893)  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,  in  order  that  these  previously-occupied
             buildings  substantially   comply  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 buildings at 1310-1360 West 4th Avenue (Lot 2
   of Parcel  A, Block  272, D.L.  526, Plan 8893)  to strata  title
   ownership.
   BACKGROUND

   The triangular  site is  zoned FCCDD and  is developed  with two,
   two-storey buildings constructed in 1985 under Development Permit
   Number DP202720 and  Building Permit Number BP204268.   The large
   building fronting Hemlock Street and West 6th Avenue contains six
   commercial units: four on  the lower level, and two on  the upper
   level.   The smaller building on  the northeast side of this site
   contains one commercial unit.

   The owner proposes  to create a total of  seven commercial strata
   lots.   The applicant  has indicated that  all of  the commercial
   tenants will continue  to occupy their units for  the duration of
   their lease.  In accordance  with established policy, the tenants

   were  notified of this  application, but their  comments were not
   solicited.  No comments were received.

   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.
   Since the subject building is occupied by commercial tenants, the
   Director of Housing and Properties has not been asked to comment.

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

   The  City Building Inspector reports that building, plumbing, and
   electrical upgrading must be completed in order for the buildings
   to substantially  comply with all  relevant by-laws.   A Building
   Permit and related trades permits will be required for this work.

   CONCLUSION

   Based on the  foregoing, and on  the applicant's compliance  with
   the City's Strata  Title and  Cooperative Conversion  Guidelines,
   the Associate  Director of  Planning - Land  Use and  Development
   Division, supports this application.

                                 * * *