ADMINISTRATIVE REPORT
Date: August 31, 1995
Dept. File No. JF
TO: Vancouver City Council
FROM: Director - Land Use and Development Division
SUBJECT: Strata Title Conversion: 2961 and 2967 West 42nd Avenue
RECOMMENDATION
THAT the application to convert the buildings at 2961 and 2967
West 42nd Avenue (Lot X of Lots 13 and 14, Blocks 1 to 3, D.L.
321, Plan 1987) 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 the previously-occupied principal
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 buildings at 2961 and 2967 West 42nd Avenue, (Lot X
of Lots 13 and 14, Blocks 1 to 3, D.L. 321, Plan 1987) to strata title
ownership.
BACKGROUND
The site is zoned RS-1 and is developed with a principal one-family
dwelling built circa 1912, and an infill one-family dwelling
constructed in 1990 under Development Permit No. DP210866 andBuilding
Permit No. BP816789. The principal dwelling is a municipally
designated heritage building, listed as category 'B' on the Vancouver
Heritage Register.
In September 1990, Council was advised of requested relaxations under
Section 3.2.6 of the Zoning and Development By-law, to permit the
development of a second dwelling on this site. Relaxations to the RS-1
Schedule were sought as an alternative to subdivision for two new
single-family homes, which would have resulted in the demolition of the
existing heritage dwelling, given that relocation of the dwelling due
to its size and construction was impractical.
Heritage designation of the dwelling, approved by Council September 21,
1990, was a condition of issuance of the development permit for the
site.
The owners propose to create two strata lots in total; the infill
dwelling as one and the principal dwelling as the other. The owners
occupy the principal dwelling, and their son occupies the infill
dwelling. There is no evidence to indicate the buildings have ever
been occupied by tenants.
The site is shown below:
STAFF ANALYSIS
In addition to Planning Department staff, the City Engineer and the
City Building Inspector have reviewed this application. As there are
only two residential dwelling units on this site, the Manager of the
Housing Centre 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, sprinkler and
electrical upgrading must be completed in order for the principal
dwelling to substantially comply with all relevant by-laws. Plumbing
and electrical permits will be required for the above work. The City
Building Inspector also reports that the infill dwelling substantially
complies with all relevant City by-laws.
Planning staff advise that the decision to allow a second dwelling unit
on an otherwise subdividable site in a single-family zone, represented
a significant and positive approach to retention of the existing
heritage building. The proposal to now convert the site to strata
title ownership is a reasonable consequence of approval of this form of
development.
CONCLUSION
Based on the foregoing, and on the applicant's compliance with the
City's Strata Title and Cooperative Conversion Guidelines, the Director
- Land Use and Development Division, supports this application.
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