Date: June 13, 1997
                                           Dept. File No. JF
                                           CC File:  5311

   TO:       Vancouver City Council

   FROM:     Director of Land Use and Development

   SUBJECT:  Re-approval of Strata Conversion:
             2025 and 2027 East Kent Avenue North


        THAT the application to convert the previously-occupied buildings
        at 2025 and 2027 East Kent Avenue North (Lot E, Block O, D.L. 328,
        Plan 8555) to strata title ownership be reapproved 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 re-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 on
             this site substantially complies with all relevant by-laws.


        The General Manager of Community Services RECOMMENDS approval  of
        the foregoing.


   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.


   Council re-approval is requested for the application to convert the
   previously-occupied buildings at 2025 and 2027 East Kent Avenue North
   (Lot E, Block O, D.L. 328, Plan 8555) to strata title ownership.


   The site is zoned RS-1B and is developed with a principal one-family
   dwelling built circa 1957, and an infill one-family dwelling, completed
   in 1987 in accordance with City permits.  The location of the site is
   illustrated in Figure 1 below.

                                   Figure 1

   On May 28, 1996, Council granted approval in principle to an application
   to convert these buildings to strata title ownership subject to
   completion of one condition, which required that building(including
   sprinklering), plumbing and electrical upgrading be completed in both
   buildings, in order to bring them into substantial compliance with all
   relevant City by-laws.   Required upgrading work on the infill building
   has been completed. The work on the principal building has been delayed
   because the owners are waiting for financing commitments.  The owners
   expect to be able to complete the work within the next year.  Pursuant
   to Council's policy, the approval in principle lapsed on May 28, 1997. 
   The owners have applied for Council's re-approval in principle, which
   would be valid for a further year.


   The intent in establishing the one-year limit for completion of
   Council-imposed conditions was not to necessarily expect that all
   conditions of approval could be completed within a year, in every
   instance.  Rather, the intent was to terminate approvals in principle
   where applicants clearly had no plans to proceed toward final approval
   by completing the required work.  Staff were concerned that either
   revisions to relevant City by-laws or the possible introduction of new
   tenants who were not aware of the strata title approval in principle,
   predominantly of concern in residential buildings, could make the
   approval in principle passe.

   In the case of 2025 East Kent Avenue North, the owners intend to obtain
   the necessary permits and complete the required work, to the
   satisfaction of the City Building Inspector.  The Manager of the
   Building Inspection Branch has confirmed it is reasonable to expect the
   required work can be completed within twelve months, and on this basis,
   supports the recommendation that this re-approval be valid for a further
   one-year period.


   Based on the foregoing, the Director of Land Use and Development
   supports this application for re-approval in principle and recommends
   that a further one-year limit be imposed.

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