Agenda Index City of Vancouver

POLICY REPORT
URBAN STRUCTURE

TO:

Standing Committee on Planning and Environment

FROM:

Director of City Plans

SUBJECT:

Policy for Conditional Use Applications in the Dunbar and Kensington - Cedar Cottage Vision Shopping Areas

 

RECOMMENDATION

GENERAL MANAGER’S COMMENTS

COUNCIL POLICY

In 1998, Council adopted the Dunbar and Kensington-Cedar Cottage Community Visions, based on CityPlan. In July, 1999, Council approved the Community Vision Implementation and Monitoring Strategy for Dunbar and Kensington - Cedar Cottage.
PURPOSE

This report recommends Council approve an amendment to the Kensington - Cedar Cottage and Dunbar Community Vision land use policies (Appendices A and B), clarifying how conditional use development applications will be treated in the key shopping areas in the communities’ C zones.

BACKGROUND

In June 1995, Council adopted “CityPlan: Directions for Vancouver” as a broad vision for the City. In June 1998, the Community Vision process for Kensington- Cedar Cottage (KCC) and Dunbar was completed, and their Visions were adopted by Council in July and September 1998, respectively. In July, 1999, Council approved the Implementation and Monitoring Strategy for both Visions. A summary of Vision Directions for each area, including the policy for rezoning in the Vision areas, was added to the City’s Land Use and Development Policies and Guidelines.

DISCUSSION

There are several policy Directions in the Dunbar and KCC Visions that relate to the key shopping areas in portions of the communities’ C zones (refer to the shopping area maps in Appendices A and B). In KCC, four key shopping areas were identified: Commercial and Broadway, Knight and Kingsway, Victoria and 41st, and Fraser and King Edward. The first three were identified as major shopping areas that may emerge into future neighbourhood centres; Fraser and King Edward was identified as a smaller shopping node. In Dunbar, the main shopping area is Dunbar Centre, at Dunbar and 28th. Two smaller shopping nodes were also identified on Dunbar Street at 16th and 41st. In summary, the Directions for these key shopping areas in both communities aim to create or enhance pedestrian-friendly street frontages.

The approved Implementation and Monitoring Strategy for both Community Visions calls for future detailed planning for these areas. This could result in revisions to zoning, creation of design guidelines, public realm improvements, formation of Business Improvement Areas, etc. Planning for the Broadway and Commercial area is currently being undertaken as part of SkyTrain planning. Work will begin on the Knight and Kingsway area in 2001.

Most of the uses in the current C zones are consistent with the Vision Directions. However, there are some conditional uses (examples include gasoline station, motor vehicle repair shop, taxi station, drive - through service, etc.) which, if located along street frontages in these particular shopping areas, would contradict the adopted Vision Directions for active, pedestrian-friendly shops and services. Since the Development Permit Board and the Director of Planning are required to “consider all applicable policies and guidelines adopted by Council” when considering conditional use applications, including Vision Directions, these uses would not be supportable in most cases.

Therefore, pending the detailed planning and zoning revisions for these areas, staff recommend amendments to the land use policy for Dunbar and KCC to advise that such conditional uses, while they will be considered individually, will generally not be supported.

CONCLUSION

The Dunbar and KCC Community Visions contain several policy Directions that relate to the key shopping areas and emerging neighbourhood centres identified in each community. This report recommends that Council clarify the policy with respect to conditional uses that would detract from the pedestrian-friendly main street frontages within these areas.

* * * * *

pe000727.htm

City of Vancouver Land Use and Development Policies and Guidelines

Community Services, 453 W. 12th Ave Vancouver, BC V5Y 1V4 _ 873.7344 fax 873.7060
planning@city.vancouver.bc.ca

DUNBAR COMMUNITY VISION

Community Vision Adopted by City Council September 10, 1998
This Policy Amended [date]

1. COMMUNITY VISION: GENERAL DESCRIPTION

The Dunbar Community Vision applies to the area outlined on the map below.


The Dunbar Community Vision describes the kind of community people want Dunbar to become over the next 10 to 20 years. The Vision illustrates how CityPlan directions (adopted by City Council in 1995) should be implemented in Dunbar. Over 100 Vision directions cover topics like: shopping areas; existing single-family areas; new housing types; traffic and transportation; greening, parks, streets and lanes; community services and facilities; and community identity and involvement. The Dunbar Vision will be used by City Council and staff to help guide future planning, to set priorities for capital projects, to direct City programs and services, and make decisions affecting the community. For more information, please refer to the full document, “Dunbar Community Vision”, which can be obtained by contacting the City of Vancouver Planning Department at 873-7344.

2. REZONING POLICY

For the most part, additional area planning will be required before any zoning changes will be considered, and individual rezonings will not be considered prior to this planning. However, there are some cases where individual rezonings may be considered without additional planning, including heritage retention projects, social or affordable housing projects, institutional uses, and seniors low-rise housing. Refer to page 41 of the Dunbar Community Vision for more information.

3. DEVELOPMENT APPLICATIONS UNDER EXISTING ZONING

Generally, development is anticipated to continue under existing zoning regulations, with development applications processed as usual, since such development will not significantly contradict adopted Vision Directions.

The exceptions are some conditional uses in C-2 zones located in three neighbourhood shopping areas identified by the Vision as areas for active, pedestrian-friendly shops and services [See map and notes below]. Conditional uses in these zones that provide auto access from the street frontages and/or parking facilities in front of buildings, and/or buildings without storefronts, would, if permitted at grade along the shopping area street frontages identified below, contradict these policy Directions. The C-2 regulations require that, in considering conditional uses, account be taken of “all applicable policies and guidelines” adopted by Council. Consequently, new proposals of conditional uses in these locations that are inconsistent with the Vision Directions, while they will be considered individually, will generally not be supported. Prospective applicants are encouraged to seek early advice from the Community Visions Implementation staff (873-7344).

SHOPPING AREAS IDENTIFIED IN
THE DUNBAR COMMUNITY VISION

Relevant Vision Directions for these areas may be found in the Dunbar Community Vision in Section 1.
City of Vancouver Land Use and Development Policies and Guidelines
Community Services, 453 W. 12th Ave Vancouver, BC V5Y 1V4 _ 873.7344 fax 873.7060
planning@city.vancouver.bc.ca

KENSINGTON-CEDAR COTTAGE COMMUNITY VISION

Community Vision Adopted by City Council July 21, 1998
This Policy Amended [date]

1. COMMUNITY VISION: GENERAL DESCRIPTION

The Kensington-Cedar Cottage Community Vision applies to the area outlined on the map below.


The Kensington-Cedar Cottage Community Vision describes the kind of community people want Kensington-Cedar Cottage to become over the next 10 to 20 years. The Vision illustrates how CityPlan directions (adopted by City Council in 1995) should be implemented in Kensington-Cedar Cottage. Over 100 Vision directions cover topics like: community involvement; safety and services; shopping areas; traffic and transportation; existing single-family areas; new housing types; and greening, parks, and public spaces. The Kensington-Cedar Cottage Vision will be used by City Council and staff to help guide future planning, to set priorities for capital projects, to direct City programs and services, and make decisions affecting the community. For more information, please refer to the full document, “Kensington - Cedar Cottage Community Vision”, which can be obtained by contacting the City of Vancouver Planning Department at 873-7344.

2. REZONING POLICY

For the most part, additional area planning will be required before any zoning changes will be considered, and individual rezonings will not be considered prior to this planning. However, there are some cases whereindividual rezonings may be considered without additional planning, including heritage retention projects, social or affordable housing projects, institutional uses, and seniors low-rise housing. Refer to page 49 of the Kensington - Cedar Cottage Community Vision for more information.
3. DEVELOPMENT APPLICATIONS UNDER EXISTING ZONING

Generally, development is anticipated to continue under existing zoning regulations, with development applications processed as usual, since such development will not significantly contradict adopted Vision Directions.

The exceptions are some conditional uses in C-2, C-2C, C-2C1 and C-3A zones located in four neighbourhood shopping areas identified by the Vision as areas for active, pedestrian-friendly shops and services [See map and notes below]. Conditional uses in these zones that provide auto access from the street frontages and/or parking facilities in front of buildings, and/or buildings without storefronts, would, if permitted at grade along the shopping area street frontages identified below, contradict these policy Directions. The C-2, C-2C, C-2C1 and C-3A regulations require that, in considering conditional uses, account be taken of “all applicable policies and guidelines” adopted by Council. Consequently, new proposals of conditional uses in these locations that are inconsistent with the Vision Directions, while they will be considered individually, will generally not be supported. Prospective applicants are encouraged to seek early advice from the Community Visions Implementation staff (873-7344).

SHOPPING AREAS IDENTIFIED IN THE KENSINGTON -CEDAR COTTAGE COMMUNITY VISION

Relevant Vision Directions for these areas may be found in the Kensington - Cedar Cottage Community Vision in the following sections:

5. Kingsway and Knight Shopping Area
6. Broadway and Commercial Shopping Area and Transit Hub
7. Victoria and 41st Shopping Area
8. Fraser and King Edward Shopping Area

Comments or questions? You can send us email.
[City Homepage] [Get In Touch]

(c) 1998 City of Vancouver