ADMINISTRATIVE REPORT

Date: June 17, 1999
Author/Local: G. Lougheed/7721
RTS No. 673
CC File No. 5311

Council: July 6, 1999

TO:	Vancouver City Council
FROM:	Subdivision and Strata Title Coordinator
SUBJECT:	Strata Title Conversion - 1965-1971 West 15th Avenue

RECOMMENDATION

THAT the application to convert the previously-occupied buildings at 1965-1969 West 15th Avenue and 1971 West 15th Avenue (Lot 17, Block 446, D.L. 526, Plan 2983) to strata title ownership be approved.

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 1965-1969 West 15th Avenue and 1971 West 15th Avenue (Lot 17, Block 446, D.L. 526, Plan 2983) to strata title ownership.

BACKGROUND

The site is zoned RT-8 and is developed with a three-unit multiple conversion dwelling (MCD) and an infill one-family dwelling. The site location is shown below in Figure 1.

Pursuant to Development Permit No. DE402503 and Building Permit No. BU406855, the MCD has recently been substantially altered and upgraded, culminating in issuance of an Occupancy Permit in September 1998. The infill dwelling, constructed in 1987, has undergone minor alterations, also in accordance with approved plans and permits. The owner proposes to create four strata lots in the two buildings.

The owner has stated in the notarized declaration which accompanied his strata title conversion application, that he has been the sole occupant of the property since August, 1997, when the renovation work began. He has occupied both the infill and the MCD buildings at different times during the construction period. At no time have tenants occupied any of the units.

FIGURE 1

DISCUSSION

In dealing with similar applications in the past, Council has required a Section 219 Covenant to be registered against the title of the property, giving notice of the potential uncertainty of redevelopment, should the principal building and/or the infill building be extensively damaged or destroyed. The covenant is intended to advise prospective purchasers who may be unaware that there is no guarantee that the site could be redeveloped to create the same number of dwelling units at the existing density.

With respect to this application, staff have investigated several scenarios regarding damage or destruction of the principal building, the infill building, or both buildings, and the resulting potential for redevelopment in each circumstance. It has been determined that the only circumstance where redevelopment might be compromised is one in which both the principal and infill buildings were substantially damaged or destroyed. Given that the buildings have been completely updated and are outfitted with sprinklers, the chance that both would be destroyed is remote. Therefore, for this application, staff do not recommend that Council require a covenant on title.

STAFF ANALYSIS

In addition to Planning Department staff, the City Engineer and the City Building Inspector have reviewed this application. As the buildings contain less than six dwelling units, and the site has been owner-occupied for some time, the Manager of the Housing Centre has not been asked for comment.

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

The City Building Inspector reports that inspections have been carried out and it has been determined that the buildings substantially comply with all relevant City By-laws.

CONCLUSION

Based on the foregoing, and on the applicant's compliance with the City's Strata Title and Cooperative Conversion Guidelines, the Subdivision and Strata Title Coordinator supports this application.

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(c) 1998 City of Vancouver