This is Why You Should Read Community Plans Before Buying or Selling a Property
You’re about to buy or sell - but… should you? What if your single family home value is set to skyrocket because zoning is changing to allow for a high rise? What if suddenly your home now lands on a new skytrain line out to UBC? What if your epic ocean view is about to be covered by a new 62 story building… that you thought was going to stay a 3 story building? Planning impacts price. More transit = better location. More demand in the area = higher prices. Suddenly no view = probably lower price and less sunlight. If you haven’t done the research to see how well a neighbourhood will perform over the coming years, you’re likely leaving money on the table.
Luckily, planning doesn’t happen in the dark and it typically takes a long time. Vancouver is transparent and loud with their plans and how they communicate potential land use changes to the public.
In the context of urban planning in Vancouver, an Official Community Plan (OCP) and a Neighbourhood Concept Plan (NCP) are both important documents that guide development and land use decisions. While they share similarities, they differ in terms of scope and level of detail.
The Official Community Plan is a comprehensive and high-level document that provides a long-term vision for the entire city. It sets out broad policies, goals, and strategies for sustainable development, land use, transportation, housing, and environmental protection. The OCP reflects the aspirations and priorities of the community as a whole and is prepared by the city government with extensive public input. It serves as a guiding framework for more detailed plans, policies, and regulations.
Key Points of an OCP:
City-wide in scope: It covers the entire jurisdiction of the city, including various neighbourhoods and districts.
Long-term vision: typically outlines a vision for 20-30 years or more, considering factors such as population growth, transportation needs, and environmental sustainability.
General policies: outlines general policies and principles related to land use, housing, transportation, parks, economic development, and social issues.
Framework for more detailed plans: The OCP provides a foundation for creating more specific area plans, such as NCPs, that address the unique characteristics and needs of different neighbourhoods.
On the other hand, a Neighbourhood Concept Plan (NCP) is a more detailed planning document that focuses on a specific neighbourhood or area within the city. It translates the broader policies and objectives outlined in the OCP into site-specific guidelines for development, land use, and urban design. NCPs are typically prepared through collaboration between the city government, residents, and stakeholders in the specific neighbourhood.
Key Points of a NCP:
Localized focus: It concentrates on a particular neighbourhood or district, addressing its specific needs, character, and challenges.
Detailed land use guidelines: NCPs provide more specific land use designations, zoning regulations, and development guidelines for the neighborhood, including the location and types of residential, commercial, and recreational areas.
Urban design considerations: NCPs may include guidelines for architectural design, building heights, streetscapes, public spaces, and other urban design elements to ensure a cohesive and desirable neighbourhood character.
Community engagement: NCPs involve extensive community consultation and engagement to incorporate the perspectives and aspirations of local residents and stakeholders.
In summary, an Official Community Plan sets the overall vision and policies for the entire city of Vancouver, while a Neighbourhood Concept Plan provides more detailed guidelines and regulations specific to a particular neighbourhood or district. The OCP acts as a foundation for NCPs, which focus on implementing the broader goals and principles in a localized context. Both plans play crucial roles in shaping the future development and livability of Vancouver.
When buying or selling a home I recommend looking at both the OCP, NCP’s and other city plans in the area you are buying or selling in. This can especially be helpful if you’re buying into an area where you predict the neighbourhood will change substantially over a long term period. These plans will outline new amenities, services, expected density, rental housing, marketing housing and much more that can have a financial impact on your investment.
However, some of the OCP and NCP plans are outdated so review the city’s website for the newest version of the plan that impacts your neighbourhood. For example, the Mount Pleasant Community Plan was repealed and is now the Broadway Plan. There is also a more recent ODP or “City-Wide Official Development Plan” that is a broad scope document offering the vision for Vancouver over the next 30 years. Overall, there is a lot of information on the city website to skim through if you’re looking to get a clear idea of what the city has planned for various neighbourhoods in the future.
Here are some links below for further reading:
This blog is for informational purposes only and should not be relied upon for legal, investment or other advice. It is not intended to cause or induce breach of an existing agency agreement. All information provided is deemed reliable but is not guaranteed and should be independently verified.
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