A7
                                                 ADMINISTRATIVE REPORT

                                           Date: April 25, 1996
                                           Dept. File No.  AMH


   TO:       Vancouver City Council

   FROM:     Director of Land Use and Development

   SUBJECT:  Strata Title Conversion: 3152 and 3178 West 49th Avenue
             and 6550 Balaclava Street


   RECOMMENDATION

        THAT the application to convert the previously-occupied buildings
        at 3152 and 3178 West 49th Avenue and 6550 Balaclava Street (Lot 1,
        Block 3, D.L. 194, Plan 2242) 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 and at no cost to the
             City, in order that the building at 3152 West 49th Avenue
             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
   when 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 3152 and 3178 West 49th Avenue and at
   6550 Balaclava Street (Lot 1, Block 3, D.L. 194, Plan 2242) to strata
   title ownership.

   BACKGROUND

   The site is zoned RA-1 and is developed with:

   -    a municipally designated heritage building, built circa 1957, which
        is listed as category "A" on the Vancouver Heritage Register;
   -    a newly constructed principle dwelling; and
   -    a commercial garden nursery operation.

   The owner proposes to create three strata lots in total.  Each
   (building) strata lot will have an area of Limited Common Property
   surrounding it, designated for the exclusive use of that strata lot.

   The heritage building is currently leased and that tenant has indicated
   her support, in writing, for this strata conversion application.  The
   commercial nursery is also leased, to Southlands Nursery Ltd., and that
   tenant has also submitted a letter indicating support for this
   application.  The newly completed principal dwelling is owner-occupied.

   The location of the site is shown in Figure No. 1, below.

                                   Figure 1
   STAFF ANALYSIS

   In addition to Planning Department staff, the City Engineer and the City
   Building Inspector have reviewed this application.  Given the type of
   development and the number of units involved, 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 minor work is required in the
   heritage building, pursuant to the Plumbing and Gas By-laws, in order
   for it to substantially comply with relevant City by-laws.  The new
   dwelling and the nursery building currently substantially comply and no
   work is required.

   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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