POLICY REPORT
DEVELOPMENT AND BUILDING

Date: August 26, 2002
Author/Local: BMcAfee/7699

RTS No. 02874

CC File No. 5301

Council: September 10, 2002

TO:	Vancouver City Council
FROM:	Director of Current Planning
SUBJECT:	Text Amendments: Various Industrial Zoning District Schedules

RECOMMENDATION

THAT the Director of Current Planning be instructed to make application to amend the IC-1, IC-2, IC-3, I-2 and I-3 District Schedules regarding storage and accessory buildings, generally in accordance with Appendix A, and that the application be referred to a Public Hearing;

FURTHER THAT the Director of Legal Services be instructed to prepare the necessary by-law for consideration at the Public Hearing.

GENERAL MANAGER'S COMMENTS

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

COUNCIL POLICY

There is no Council policy directly applicable to these amendments.

PURPOSE AND SUMMARY

This report recommends text amendments to various industrial district schedules to introduce standard clauses regarding storage and accessory buildings from other industrial schedules to provide clarity and consistency.

BACKGROUND

Several industrial district schedules require amendments to clarify aspects of storage of materials and accessory buildings to be more consistent with other industrial schedules. As these amendments are substantive in nature, they are the subject of this stand alone report rather than being included in staff's concurrent report on miscellaneous text amendments.

DISCUSSION

Staff have determined that the various industrial district schedules are not consistent with respect to storage of materials and accessory buildings. The following proposed amendments do not alter the intent of any schedule but provide clarity and consistency amongst industrial district schedules. Draft by-law wording for each is outlined in Appendix A.

Proposed amendments:

· to the I-2 District Schedule to clarify the wording regarding conditions on timing and location of storage of materials and make it more consistent with other industrial district schedules

· to the IC-1, IC-2, IC-3, I-1, I-2, and I-3 District Schedules to add sections regarding size, height and location of accessory buildings to make them more consistent with other Industrial District Schedules

CONCLUSION

This report contains proposed text amendments to various industrial district schedules to make them more consistent with other industrial schedules and provide clarity in the interpretation of existing provisions. It is recommended that staff be instructed to make application to amend the district schedules, and that the application be referred to a Public Hearing and be approved.

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APPENDIX A

PROPOSED TEXT AMENDMENTS
TO THE ZONING & DEVELOPMENT BY-LAW

[All additions are shown in bold italics. Deletions are shown in strikeout]

A. I-2 DISTRICT SCHEDULE

Sections 2.3 and 3.3 require additional wording to provide clarity and make them more consistent with other industrial schedules:

2.3Conditions of Use

2.3.1No use listed in section 2.2 of this Schedule shall involve the bulk storage, pending ultimate distribution off site, of explosives, fireworks, ammunition, matches, or flares; radioactive material; coal tar products or derivatives; or, except for a full serve gasoline station, compressed gas or petroleum.

2.3.2No use listed in section 2.2 of this Schedule shall involve the bulk storage, other than wholly within a completely enclosed building, of lime; fertilizer; toxic or corrosive chemicals or acids; flammable liquids or solids; scrap or junk; rags or cotton waste; fungicides, herbicides or pesticides; paint, varnish, oil shellac or turpentine; grain, hops, or sugar; fish, fish oil or meal, animal oil or fat, or vegetable oil.

3.3Conditions of Use

3.3.1No use listed in section 3.2 of this Schedule, except for approved Transportation and Storage Uses, shall involve the bulk storage, pending ultimate distribution off site other than for trans-shipment purposes, of explosives, fireworks, ammunition, matches, or flares; radioactive material; or coal tar products or derivatives; or, except for a split island gasoline station, compressed gas or petroleum.

B. IC-1, IC-2, IC-3, I-1, I-2 and I-3 DISTRICT SCHEDULES

Sections 2.2.A and 3.2.A of the above Schedules require amendments regarding accessory buildings to provide clarity make them moreconsistent with other Industrial Schedules.

IC-1, IC-2, IC-3, I-1 and I-3 in section 2.2.A by adding the following:

Accessory Buildings customarily ancillary to any of the uses listed in this Schedule, provided that:

(a)no accessory building exceeds 3.7 m in height measured to the highest point of the roof if a flat roof, to the deck line of a mansard roof, or to the mean height level between the eaves and the ridge of a gable, hip or gambrel roof, provided that no portion of an accessory building may exceed 4.6 m in height;

(b)all accessory buildings are located in the rear yard and in no case are less than 3.1 m from the ultimate centre line of any rear or flanking lane; and

(c)the total floor area, measured to the extreme outer limits of the building, of all accessory buildings is not greater than 10 percent of the total area of the site.

I-2 District Schedule in section 2.2.A by adding the following:

Accessory Buildings customarily ancillary to any of the uses listed in this Schedule, provided that:

(a)no accessory building exceeds 3.7 m in height measured to the highest point of the roof if a flat roof, to the deck line of a mansard roof, or to the mean height level between the eaves and the ridge of a gable, hip or gambrel roof, provided that no portion of an accessory building may exceed 4.6 m in height;

(b)not applicable [Location]; and

(c)the total floor area, measured to the extreme outer limits of the building, of all accessory buildings is not greater than 10 percent of the total area of the site.

I-1, I-2, and I-3 District Schedules in section 3.2.A by adding the following:

Accessory Buildings to any of the uses listed in this Schedule, other than as provided for in section 2.2.A of this Schedule.

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(c) 1998 City of Vancouver