CITY OF VANCOUVER

POLICY REPORT
DEVELOPMENT AND BUILDING

 

Date:

November 24, 2003

 

Author:

Dale Mikkelsen

 

Phone No.:

6168

 

RTS No.:

3793

 

CC File No.:

5304

 

Meeting Date:

December 9, 2003

TO:

Vancouver City Council

FROM:

Director of Current Planning

SUBJECT:

Text Amendment to CD-1 #402, By-Law 8131

RECOMMENDATION

GENERAL MANAGER'S COMMENTS

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

COUNCIL POLICY

SUMMARY AND PURPOSE

This report proposes a Director of Current Planning-initiated application to amend sections 7 and 8 of CD-1 no. 8131 (#402). The objective is to adjust Parking and Loading sections to conform to high-tech and light industrial uses as allowed within the existing by-law. While high-tech and industrial uses are permitted in the CD-1 by-law, the Parking and Loading sections do not have specific regulations for these uses. This amendment is required to better address specific uses not foreseen in the creation of the initial CD-1 by-law that have become clear with the submission of a full development application for high-tech and light industrial uses. The current by-law will be better able to accommodate future uses within the discretion of the Director of Planning in consultation with the City Engineer.

BACKGROUND AND DISCUSSION

When the 26-acre Finning site was rezoned to CD-1 in 1999, it was wholly owned by Finning International. Finning did not intend to undertake the redevelopment envisioned in the new zoning, but planned to sell the land to developers. The land use, density, and parking and loading provisions within the zoning by-law were kept relatively open compared to other CD-1 districts. This was intended to build in flexibility for the future developers and as such, the by-law could not be tested until new development applications under the new uses were submitted. Finning, or future owners, would have leeway to sell varying amounts of the approved floor space to different owners within the CD-1 district depending on business needs. (Despite this flexibility on floor space, the form of development for the site is clearly set by virtue of a structure plan of new streets, building envelope parameters and design guidelines.)
Since the creation of the CD-1, two new owners have acquired portions of the Finning site - an academic consortium consisting of UBC, BCIT, SFU, and Emily Carr have obtained 17 acres west of Fraser Street and Quadra Logic Technologies (QLT) has purchased 2.62 acres adjacent to their existing property (just east of the original site). Finning continues to own one remaining lot which is currently under contract for sale. A subdivision of the original site has occurred, creating three lots reflecting the ownership pattern.
Quadra Logic Technologies is currently seeking expansion, with current proposals for continued high-tech and light industrial development on their property. With this new development application, it has become clear that the Parking and Loading Sections of the by-law need to be better addressed. It is now possible to understand the long-term use of these high-technology sites and the servicing needs that will be required for a successful development within this zoning area. The purpose of this zoning amendment is to articulate the parking and loading requirements that are needed for the implementation of the high-technology and light industrial use. This will ensure that the needs of the development are met, while still allowing the Director of Planning discretion in the by-law to ensure that long-term flexibility is retained.
The Services Agreements were negotiated as part of the original CD-1 zoning and subsequent subdivision. These agreements will stay on title and will not be affected by the proposed amendment.

CONCLUSION

The proposed amendments will facilitate an orderly approach to parking and loading in the CD-1 zoning area in a way that better accommodates the needs of high-technology and light industrial uses, yet retains long-term flexibility through discretion of the Director of Planning in consultation with the City Engineer.

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Appendix A
Page 1 of 1

DRAFT AMENDMENT TO CD-1 BY-LAW No. 8131

Amend Sections 7 and 8 (Parking and Loading), generally as set out below, and generally update the language of sections 7 and 8.

Strikethrough = deletion from existing
Underscore = new addition to by-law

7 Parking

7.1 Off-street parking must be provided, developed and maintained in accordance with the applicable provisions of the Parking By-law, except

7.2 The requirements of Section 7.1 may be relaxed by the Director of Planning

(a) in accordance with Section 3.2 of the Parking By-law, and

8 Loading

8.1 Off-street loading must be provided, developed and maintained in accordance with

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