Staff Report to Council - Strata Title Conversion of Previously Occupied Building at 3004 Glennan Road (SUB18-0008)

Background

Trel Developments Ltd has applied to construct a detached duplex on 3004 Glennan Road and stratify it along with the previously occupied existing home shown below as Figure 1 - Existing Home. The lot is located at the corner of Glennan and Glenn Lake Roads as shown as Figure 2 - Location Plan.

Commentary

The Strata Property Act s.242 requires that a person wishing to stratify a previously occupied building must submit the plan to the approving authority. Council is the approving authority in Langford. Council may approve the strata plan, approve the plan with conditions, or refuse to approve the plan. It should be noted that the approving authority’s decision cannot be appealed.

The Act states that Council must not approve the strata plan unless the building substantially complies with the applicable municipal bylaws and the building regulations as defined by the Building Act. Council must also consider: a. the priority of rental accommodation over privately owned housing in the area,
b. any proposals for the relocation of persons occupying a residential building,
c. the life expectancy of the building,
d. projected major increases in maintenance costs due to the condition of the building, and
e. any other matters that, in its opinion, are relevant.

The developer has engaged a registered architect, Erick Barker AIBC / LEEP AP, who has prepared a code compliance report attached as Appendix 1 Code Compliance Letter. The report states the house, built in 1970, is in good repair and expects the house to be functional for 20 years. The report also requires some soffit venting and hardwired smoke alarms be installed in order for the house to satisfy Part 9 of the 2012 Building Code. The Building Department accepted the code compliance letter on March 8th, 2018.

The developer is preparing drawings in support of a Development Permit application for the construction of the Duplex. Through the DP, the City will be able to control the form and character of the new building as well as upgrades to the existing.

Financial Implications

All costs associated with the proposed strata-title conversion will be the responsibility of the applicant.

Legal Implications

Approval of the strata conversion plan will be subject to the requirements of the Statement of Conditions and Development Permit for a Duplex.

Options

That Council:

1. Endorse the proposed strata titling 3004 Glennan Road, legally known as PID 003-285-782 Lot 1, Section 81, Esquimalt District, VIP22554.

AND

2. Direct Staff to ensure the previously occupied building substantially complies with the current building code and Langford Bylaws prior to approving the strata plan;

OR

3. Take no action at this time with respect to the proposed strata title conversion of 3004 Glennan Road, legally known as PIDs 003-285-782 Lot 1, Section 81, Esquimalt District, VIP22554.

Submitted by

James Oliver, Land Development Technologist

Concurrence

• Matthew Baldwin, MCIP, RPP Director of Planning
• Chris Aubrey, Fire Chief
• Lorne Fletcher, Manager of Community Safety and Municipal Enforcement
• Tara McLellan, Landscape Design Technician
• Michelle Mahovlich, P.Eng, P.Geo, Director of Engineering
• Michael Dillabaugh, CPA, CA, Director of Finance
• Braden Hutchins, Director of Corporate Services
• Darren Kiedyk, Chief Administrative Officer

Respectfully submitted,