Vancouver City Council |
POLICY REPORT
URBAN STRUCTURE
Date: May 1, 2003
Author/Local: N. Edelson/7444
B. Johnson/7160
RTS No. 3369
CC File No. 5301
Meeting Date: May 27, 2003
TO:
Vancouver City Council
FROM:
Director of Current Planning
SUBJECT:
Use and Retail Requirement Relaxations At Grade on Hastings Street in the Downtown Eastside
RECOMMENDATIONS
A. THAT the Director of Current Planning be instructed to make application to :
i amend the Downtown-Eastside Oppenheimer District Official Development Plan to permit General Office, Health Care Office, and Social Service Centre as temporary uses in Sub-area 1 at grade, generally as contained in Appendix A;
ii amend Sub-area 1 of the Downtown-Eastside Oppenheimer District Official Development Plan to make it possible to relax retail continuity requirements at grade, generally as contained in Appendix A;
iii amend Sub-area C of the Downtown District Official Development Plan to make it possible to relax retail continuity requirements to allow General Office and Health Care Office uses at grade on Hastings Street east of Cambie Street, generally as contained in Appendix B;
FURTHER THAT the application be referred to a Public Hearing.
AND FURTHER THAT the Director of Legal Services be instructed to prepare the necessary by-laws, generally in accordance with this report and the appendices, for consideration at the Public Hearing.
B. THAT, if the application is approved, the Director of Current Planning be instructed to monitor the proposed amendments and report back to Council on changes in storefront vacancy rates on Hastings Street.
GENERAL MANAGER'S COMMENTS
The General Manager of Community Services RECOMMENDS approval of A and B.
COUNCIL POLICY
On July 28, 1998, Council confirmed principles to provide general guidance to actions and planning the Downtown Eastside, Chinatown, Gastown and Strathcona, which include encouraging legitimate commercial activity, improving conditions at street level, improving conditions in SROs, and helping community people to find allies and seek a common future.
PURPOSE
Given the high rate of storefront vacancies along Hastings Street in the Downtown Eastside, it is recommended that Council amend the zoning to allow relaxation of retail requirements and allow a wider range of uses at grade.
BACKGROUND
The Hastings corridor running through the Downtown Eastside experiences the highest rate of vacant storefronts in Vancouver. This proportion of vacant storefronts has increased from 27% in 1998 to 33% in 2002.
The vacancy rate is symptomatic of the economic and social challenges facing the area. Together, the Downtown-Eastside Oppenheimer District (DEOD) and Downtown District (DD) Official Development Plans require retail uses at grade for the length of HastingsStreet from Cambie to Dunlevy with the intention of providing interest and enjoyment for pedestrians. In its current economic condition, however, this area is unable to support a strong retail economy. Additionally, the Plans prohibit certain uses that are needed and could prove viable in this community.
DISCUSSION
In the context of high proportions of vacant retail storefronts, it is recommended that the DEOD and DD Official Development Plans be amended to relax the retail requirements and to permit additional uses that still provide pedestrian interest (see Appendices A, and B for the suggested changes to the Plans). This will have a positive impact on the revitalization of the Downtown Eastside by encouraging positive pedestrian activity, stimulating economic energy and maintaining buildings, many of which are heritage. In addition to currently permitted retail and service uses, it is recommended that General Office, Health Care Office, and Social Service Centre uses be approved as time-limited Development Permits. These uses and relaxations would be reviewed periodically to see if the retail requirements should be restored and/or if the additional uses are contributing to or adversely impacting the economic revitalization of the area.
CONCLUSION
Amendments are recommended to the DEOD and DD Official Development Plans to permit, on a time-limited basis, non-retail uses not currently permitted in order to encourage the occupancy of vacant storefronts and to provide for street-level services that are needed in the area. The re-occupancy of vacant storefronts will have a positive impact on the revitalization of the Downtown Eastside.
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APPENDIX A
Page 1 of 1
DRAFT AMENDMENTS TO THE
DOWNTOWN-EASTSIDE OPPENHEIMER DISTRICT (DEOD) ODP
Section 4.2 Uses
Amend Section a. to allow the Development Permit Board or the Director of Planning to permit General Office or Health Care Office as a time-limited Development Permit in Sub-Area 1 of this ODP.
Add a new section allowing the Development Permit Board or the Director of Planning to permit Institutional Uses, limited to Social Service Centre, as a time-limited Development Permit in Sub-Area 1 of this ODP.
Section 4.4 Retail Use Continuity
Amend this Section to allow the Development Permit Board or the Director of Planning to permit Social Service Centre, General Office or Health Care Office on the ground floor.
Downtown-Eastside/Oppenheimer District Map 2
Sub-Area 1 Main/Hastings: Retail Continuity
Amend the legend of Map 2 to reflect the changes in Retail Use Continuity made to Section 4.4.
APPENDIX B
Page 1 of 1
DRAFT AMENDMENTS TO THE
DOWNTOWN DISTRICT (DD) ODP
Section 2 Retail Use Continuity
Amend this Section to allow the Development Permit Board or the Director of Planning to permit Social Service Centre, General Office or Health Care Office on the ground floor on Hastings Street east of Cambie Street.
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