ADMINISTRATIVE REPORT
Date: January 11, 1996
Dept. File No. JF
TO: Vancouver City Council
FROM: Director of Land Use and Development
SUBJECT: Strata Title Conversion: 427-445 Glen Drive
RECOMMENDATION
THAT the application to convert the previously-occupied buildings
at 427-445 Glen Drive (Lot 9, Except the South 7 Feet Now Road,
Block 64, D.L. 181, Plan 196) 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 427-445 Glen Drive (Lot 9, Except the
South 7 Feet Now Road, Block 64, D.L. 181, Plan 196) to strata title
ownership.BACKGROUND
The site is zoned RT-3 and is developed with one, one-family dwelling
and two, two-family dwellings which are occupied as one-family
dwellings, built circa 1900. These three buildings are municipally
designated heritage buildings, listed as Category "B" on the Vancouver
Heritage Register. The buildings are all owner-occupied, and there are
no tenants living in any of the units.
The owners propose to create three strata lots in total, each comprising
one building. The location of the site is shown in Figure 1 below:
Figure 1
STAFF ANALYSIS
In addition to Planning Department staff, the City Engineer and the City
Building Inspector have reviewed this application. As all of the units
on this site are owner-occupied, 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 Engineer advises, however that there is a substantial
encroachment onto a 2.134 m (7.0 ft.) portion of Pender Street, and
minor encroachments of two of the buildings' porches onto Glen Drive.
Registration of an easement for the minor encroachments onto Glen Drive
will be required prior to the strata plans being deposited in the Land
Title Office. The other encroachment onto the 2.134 m (7.0 ft.) strip
of road immediately to the south would be resolved if the owners
purchase that strip and consolidate it with Lot 9. The owners have
agreed to pursue this course of action if they receive Council's
approval in principle for their strata conversion proposal. Both
requirements will be addressed in a subsequent report to Council from
the City Engineer.
The City Building Inspector reports that building, including
sprinklering, electrical and plumbing upgrading must be completed for
the three buildings to substantially comply with all relevant by-laws.
Building, plumbing and electrical permits will be required for the above
work.
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.
* * *