Staff Report - Official Community Plan Amendment Application No ...

STAFF REPORT TO COUNCIL
PLANNING AND DEVELOPMENT
DATE: April 3 2012
1100 Patricia Boulevard, Prince George, B.C., V2L 3V9
TO:
FROM:
SUBJECT:
MAYOR AND COUNCIL
JESSE DILL, PLANNER
Official Community Plan Amendment Application No. CP100071, Bylaw No. 8403 and
Rezoning Application No. RZ100399, Bylaw No. 8404 to allow for warehouse & storage
use
Applicant: Loris Bedetti (Insight Progressive Developments Inc., No. BC0608074)
Location: 3181 Highway 16 W
ATTACHMENT(S):
-Location Map
-Appendix “A” to Bylaw 8403
-Appendix “A” to Bylaw 8404
-Official Community Plan Amendment Checklist
-Supporting Documents
RECOMMENDATION(S):
1. THAT Council DENY Application No. CP100071 to amend Schedule C: Long Range Land Use
Map of the City of Prince George Official Community Plan by changing the designation from
Significant Slopes and Commercial Arterial to Significant Slopes and Light Industrial on
Parcel 1, District Lot 2003, Cariboo District, Plan BCP37635.
2. THAT Council DENY Application No. RZ100399 to amend City of Prince George Zoning Bylaw
No. 7850, 2007 by rezoning Parcel 1, District Lot 2003, Cariboo District, Plan BCP37635
from AG: Greenbelt and C5: Visitor Commercial to AG: Greenbelt and M1: Light Industrial.
3. THAT should Council support the aforementioned applications, the process discussed in the
“Alternatives” section of this report be applied.
PURPOSE:
The applicant is proposing to amend the Official Community Plan (OCP) designations of the subject from Significant
Slopes and Commercial Arterial to Significant Slopes and Light Industrial, and rezone the subject property from AG:
Greenbelt and C5: Visitor Commercial to AG: Greenbelt and M1: Light Industrial to allow warehouse & storage use
(i.e. mini-storage facility) with a residential security/operator unit.
Document Number: 226896

Background
Legal Description:
Current Use:
Property Area:
Current OCP:
Proposed OCP:
Current Zoning:
Proposed Zoning:
Servicing:
Surrounding Land Uses
North:
South:
East:
West:
Parcel 1, District Lot 2003, Cariboo District, Plan BCP37635
Vacant
4.5 ha
Commercial Arterial and Significant Slopes
Light Industrial and Significant Slopes
C5: Visitor Commercial and AG: Greenbelt
M1: Light Industrial and AG: Greenbelt
City Water and Sanitary Services
Highway 16 Frontage Road, Highway 16 West, and Undeveloped Land
Significant Slopes and Single Family Residential
Marleau Road and Westgate Shopping Centre
Highway 16 W and Undeveloped Land
Previous Applications
CP100012 (Bylaw No. 7272) and RZ100025 (Bylaw No. 7273)
In 2001 the City received an application to amend the Official Community Plan from RL: Residential, Low Density to
CS: Commercial Service and ON: Open Land, Natural, and rezone the subject property from Greenbelt to Greenbelt
and Tourist Commercial to allow for the construction of a motel and accessory restaurant. The bylaws were
approved by Council, subject to the registration of a Section 219 Covenant.
Section 219 Covenant (RC000007)
A Section 219 Covenant was registered to the legal title of the subject property in 2009 and amended in 2011 to
allow for a hotel, motel, or restaurant with no more than 145 rooms, and no more than 150 customer seats for food
or beverage services. This covenant also restricted the height of the hotel/motel to 15.5 metres.
The covenant was intended to limit the use and development of the property to reduce the potential for negative
land use impacts on the adjacent neighbourhood, while accommodating an appropriate amount of commercial
development along the Highway 16 W corridor.
POLICY / REGULATORY ANALYSIS:
Official Community Plan
The subject property is designated as Commercial Arterial and Significant Slopes on Schedule “C” of the Official
Community Plan (OCP) Bylaw No. 7821, 2001. The applicant would like to change the subject property’s designation
from Significant Slopes and Commercial Arterial to Significant Slopes and Light Industrial (see Appendix “A” to Bylaw
No. 8403), and rezone the subject property from AG: Greenbelt and C5: Visitor Commercial to AG: Greenbelt and
M1: Light Industrial (see Appendix “A” to Bylaw No. 8404). Combined, the OCP amendment and rezoning would
facilitate the applicant’s proposal to develop a mini-storage facility with a residential security/operator unit.
Policy 3.5.12.b. in the OCP states that current industrial areas “should be infilled prior to new areas being
developed.” Therefore, expanding light industrial use to the subject property would detract from the developable
areas already designated for industrial use in the OCP, as described below.
Designated Industrial Land Capacity
Council’s policy direction in the Official Community Plan (OCP) Bylaw No. 7821, 2001 indicates that Council
considers light industrial expansion along Highway 16 East, the area east of Highway 97 South in the general vicinity
of District Lot 487, and in the area west of the Airport near Blackburn to be supportable (Policy 8.7 7.). As a result of
Council’s OCP direction, and growing light industrial development opportunities, an Industrial Land Study was
completed by the City in 2007 to identify areas most suitable for industrial development throughout the City. The
Industrial Land Study considered all potential lands and took into account factors such as economic trends affecting
demand for industrial land, land supply, infrastructure and services, and the Prince George Air Quality Management
Plan. The study was undertaken in coordination with the Regional District of Fraser Fort George’s Industrial Land
Profile and Northern Development Initiatives Northwest Trade and Manufacturing Corridor Opportunity Study. The
Industrial Land Study identified 443 hectares of undeveloped land designated by the OCP for light industrial
Document Number: 226896

development. This number was subsequently reduced to approximately 350 ha due to constraints such as
topography and floodplain.
The results of this analysis was presented to Council on September 17, 2007, and at that time Council directed that
Study’s recommendations be presented to stakeholders and the public consultation for comment. The results of this
consultation effort were presented to Council on October 29, 2007 along with 3 light industrial growth options for
consideration. All options covered land within proximity to the airport. The option recommended by Staff and
supported by Council was to add further land capacity to meet the long term (25 + years) demand for light industrial
development in the City.
The City of Prince George and one of the major land owners in the vicinity of the Airport subsequently funded the
preparation of an Airport Light Industrial Plan, which was adopted by Council in 2008. This plan called included as
assessment of environmental, geotechnical, archeological, air quality, transportation, land use and servicing
impacts. In late 2008, the OCP was amended to designate approximately 700 hectares of land within the Airport
Light Industrial Area as “Light Industrial” and “Significant Slope” within Schedule C of the Official Community Plan.
The Department is challenged to support this application because the OCP provides clear policy direction to infill
existing light industrial areas (e.g. Airport Light Industrial Area) before considering new areas to develop for
industrial uses. Therefore, the Department does not support changing the designation of the subject property from
Significant Slopes and Commercial Arterial to Significant Slopes and Light Industrial.
Zoning Bylaw
The subject area is zoned as C5: Visitor Commercial and AG: Greenbelt. The intent of the C5 zone is to “provide for
uses to serve visitors and travelers.” The intent of the AG zone is to “preserve sensitive lands in a natural state.”
The applicant would like to rezone the subject property from C5: Visitor Commercial and AG: Greenbelt to M1: Light
Industrial and AG: Greenbelt (see Appendix “A” to Bylaw 8404). The intent of the M1 zone is to “provide for a mix of
business and light industrial use.”
The Department is not supportive of the rezoning as the proposed M1: Light Industrial zone is not consistent with
the policy direction of the Official Community Plan.
OTHER CONSIDERATIONS:
Statutory Consultation
Should Council support the proposed OCP amendments, then public consultation should occur in accordance with
Section 879 of the Local Government Act. The Local Government Act requires local governments to consult with
persons, organizations and authorities it considers will be affected by an OCP amendment. This consultation
requirement is in addition to the public hearing requirement and is intended to provide consultation opportunities
earlier in the process.
Should Council Support OCP amendments application CP100071, the Planning and Development Department
recommends that the following consultation process occur:
One Public Meeting;
Two Citywide Newspaper advertisements requesting written comment; and,
Request for written comment from residents within 30 m of the subject property.
This consultation would occur after 1 st and 2 nd reading to Bylaw No. 8403 and prior to the Public Hearing.
Official Community Plan Criteria for New Industrial Designations
It is a policy principle of the OCP to “provide locations for industrial and employment areas in a manner that
minimizes conflict with residential use.” Policy 8.7.8. lists three criteria for Council to consider when reviewing
proposals for new industrial designations, which are underlined and listed below:
1. The need to accommodate suitable buffer areas
The subject property is directly north of the Lalonde residential subdivision. To ensure a buffer from the
residential neighbourhood, the applicant proposes to rezone a portion of the C5: Visitor Commercial zone to
Document Number: 226896

AG: Greenbelt (see Appendix “A” to Bylaw 8403). The AG zone is meant to protect the significant slopes on
the property; this topography also provides a natural buffer from the residential neighbourhood. Further, the
applicant is proposing to amend the existing Section 219 Covenant registered to the subject property to
change the allowable uses from a hotel, motel or restaurant to warehousing and storage.
2. Protection of watercourses and the environment
There are three streams identified on PG Map that run through the subject property. Although the streams
are non-fish bearing, they ultimately drain into Varsity Creek, a fish-bearing watercourse. Developing a ministorage
facility would likely require portions of the streams to be filled subject to approval from the Province
under Section 9 of the Water Act.
3. Inclusion of Development Permit Area design guidelines
An Industrial Development Permit would be required to develop the proposed mini-storage facility because
the subject property is within 50 m of a Major Road as identified on Map 9 in the OCP (Highway 16 W). The
guidelines, as detailed in Section 8.7 of the Zoning Bylaw, No. 7850, 2007, provide direction to minimize
the visibility of parking and loading areas, and to establish a high standard of design, colours, and materials
for the development.
Character of Highway 16 W
The proposed development is an auto-oriented light industrial land use. Highway 16 W is arguably the only City
Corridor that is not dominated by industry. The Hart Highway, Highway 16 E, and Highway 97 all run adjacent to
industrial land uses. From an aesthetic perspective, Highway 16 W has the opportunity to be preserved and valued
as a commercial gateway to the City that is free from industry.
Self Storage Facility at 4422 Kimball Road
The only designated industrial land use along Highway 16 W is a self storage facility at 4422 Kimball Road
(approximately 1 km southwest of the subject property). In 2007, an application was submitted to redesignate 4422
Kimball Road from Urban to Light Industrial (Bylaw No. 8061) and rezone the property from AG: Greenbelt to M1:
Light Industrial (Bylaw No. 8048). The proposal was to expand the total building area of the existing “Highway 16
Mini-Storage” facility from 2485 m 2 to 5387 m 2 . To date, the expansion of the mini storage site has not occurred.
The application was primarily evaluated by Staff against Policy 8.7.8 in the OCP, which generally states that Council
should consider suitable buffer areas, protection of the environment, and the inclusion of Development Permit Area
guidelines when reviewing applications for new industrial areas. The Report to Council, dated October 4, 2007,
stated “the proposal is consistent with [Policy 8.7.8] since it involves the expansion of an existing warehousing and
storage use which will have a far lesser environmental impact than most types of industrial uses. This will be
enforced through the registration of a Section 219 Restrictive Covenant to limit land use.” Bylaw No. 8061 and
8048 was approved by Council on May 26, 2008.
Trail Boulevard
The 2010 Active Transportation Plan proposes a boulevard trail along the property line fronting Highway 16 W
Frontage Road and Marleau Road. The details of this trail would be determined through subsequent applications
such as the Industrial Development Permit process and Building Permit process.
ALTERNATIVES:
The Department recommends that Council deny this application as the proposal is not consistent with the policy
direction set out in the OCP. However, should Council support this application, the Department recommends the
following:
1) Give first two readings to Application No. CP100071, Amendment Bylaw No. 8403 to amend the City of
Prince George Official Community Plan Bylaw No. 7281, 2001 by redesignating the subject property from
Significant Slopes and Commercial Arterial to Significant Slopes and Light Industrial
Document Number: 226896

2) Approve the following public consultation process in order to fulfill the requirements of Section 879 of the
Local Government Act as outlined in the attached Consultation Checklist:
a) One Public Meeting;
b) Two Citywide Newspaper advertisements requesting written comment; and
c) Request for written comment from residents within 30 metres of the subject property.
3) Direct Administration to conduct public notification requirements as identified on the Official Community
Consultation Plan Amendment Checklist.
4) Give first two readings to City Prince George Zoning Bylaw No. 7850, 2007 Amendment Bylaw No. 8404 to
rezone the subject property from AG: Greenbelt and C5: Visitor Commercial to AG: Greenbelt and M1: Light
Industrial as shown on Appendix “A” to Bylaw No. 8404;
5) Final Reading be withheld until:
a) Receipt of a Geotechnical Assessment prepared and sealed by a Registered Professional to the
satisfaction of the Director of Planning and Development to ensure the site can be developed for the
intended use (i.e. terrain stability, drainage, and erosion);
b) Receipt of a Design Brief prepared and sealed by a Registered Professional to the satisfaction of the
Director of Planning and Development to ensure the site can be adequately serviced (i.e. water,
sanitary sewer); and
c) Amendment of the Section 219 Restrictive Covenant on the legal title, restricting the use of the
property to warehousing & storage, and a residential security operator unit, in a form and content
prescribed by the Director of Planning and Development.
SUMMARY AND CONCLUSION:
The applicant is proposed to amend the subject property’s Official Community Plan designation from Significant
Slopes and Commercial Arterial to Significant Slopes and Light Industrial, and rezone the subject property from AG:
Greenbelt and C5: Visitor Commercial to AG: Greenbelt and M1: Light Industrial to allow for the development of a
mini-storage facility.
The Planning and Development Department recommends that Council deny this application as the proposed OCP
amendment and rezoning would be inconsistent with OCP policy to infill existing developable land that is designated
for light industrial before considering the designation of new industrial areas.
Respectfully submitted:
To: Mayor and Council
_____________________________
Jesse Dill, Planner
Current Planning and Development
Document Number: 226896

²
W E
L L E R R D
H W Y 1 6
M A R L E A U R D
H W Y 1 6
H W Y 1 6 W
F R O N T A G E R D
M A R
Redesignate from
Commercial Arterial to Light Industrial
L E A U R D
Remain Significant Slopes
PCL 1
2
1
2
9 10
16
11
15
12
13
31
B
30
29
1 25
H I L L C R E S T R D
28
24
1
14
26
27
27
23
A
26
W E
22
28
29
1
A
2
Subject Property
Redesignation Area
25
S T M O U N
16
17 18 19 20
21
30
A
Parcel
24
T D R
31
B
23
0 5 10 20 30 40 50
Meters
Coordinate System: NAD 1983 UTM Zone 10N
Projection: Transverse Mercator
Datum: North American 1983
Appendix "A" to Bylaw No. 8403
PCL 1, D.L. 2003, CD Plan BCP37635
Geographic Information Systems Group
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²
RS2
AG
W E L L E R R D
M A R L E A U R D M A R L E A U
AF
H W Y 1 6
Z8
R D
H W Y 1 6
H W Y 1 6 W
F R O N T A G E R D
M A R L E A U R D
C5
AG
AG
PCL 1
2
1
2
9 10
16
11
15
RS1m
12
C5
RT3
13
31
B
AR3m
30
29
16
RM1
1 25
24
23
22
17 18 19 20
W E S T M O U N T
C R E S
0 5 10 20 30 40 50
RS2
RS2
Meters
Coordinate System: NAD 1983 UTM Zone 10N
Projection: Transverse Mercator
Datum: North American 1983
21
61
W E S T M O U N T D R
RS2
1
26
RS1
27
28
29
30
31
32
A
33
AG
Appendix "A" to Bylaw No. 8404
PCL 1, D.L. 2003, CD Plan BCP37635
1
A
2
5
A
B
RS1
RS2
P2
Rezoning Areas
Remain AG
C5 to AG
C5 to M1
Subject Property
H
I
L L
28
14
27
26
25
24
23
C R E S T R D
Zoning Boundary3
RS1
Geographic Information Systems Group
22
21
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Official Community Plan Amendment
Consultation Checklist
Updated November 8, 2011
1. Application No. CP100071
2. Bylaw No. 8403
3. Special Conditions:
Agricultural Land Reserve
Archeological Site
Building Scheme
Contaminated site
Neighbourhood Plan Area (specify)
Crown land
Development Approval Information required
Development Permit Area (specify)
Industrial
Downtown
Federal Airport Zoning
Floodplain
Heritage Preservation or Conservation
Land Use Contract
OCP designation
Proximity to Major Roads and/or Transit Service
Section 219 Covenant
Soil Removal and Deposit Designation
Steep Slopes
Treaty Settlement Lands
Utility Rights of Way
Urban Phasing Development Area (specify) Phase 1
Within 800 metres of a Provincial Highway
Other (specify)
Document Number: 227158

4. Consideration of Affected Persons, Organizations, and Authorities:
BUSINESS LABOUR AND PROFESSIONAL ORGANIZATIONS
Aboriginal Business Development Centre
BC Restaurant and Food Services Association
BC & Yukon Hotel’s Association
Hoteliers’ Association
Bed and Breakfast Association and Hotline
Canadian Home Builders’ Association, Northern B.C.
Chamber of Commerce
Community Futures Development Corporation of Fraser Fort George
Construction Association
Downtown Prince George
Gateway Business Improvement Association
Northern Real Estate Board
Other (specify)
COMMUNITY ORGANIZATIONS/STAKEHOLDERS
Airport Authority
Beyond Homelessness Standing Committee
College of New Caledonia
Community/Neighbourhood Associations (specify)
Council Committees
Advisory Design Panel
Athletic Commission
Enhance PG
International Linkages Committee
Library Board
Prince George Accessibility Advisory Committee
Prince George Heritage Commission
Standing Committee on Intergovernmental Resolutions
Standing Committee Finance & Audit
Winter City Committee
Council of Seniors
Downtown Social Service Providers
Initiatives Prince George
Downtown Partnership
Prince George Air Improvement Roundtable (PGAIR)
Sports and Leisure Groups (Leisure Guide)
University of Northern British Columbia
Other (specify) ___________________________.
Document Number: 227158

FEDERAL GOVERNMENT AND AGENCIES
Agriculture and Agri-Food Canada
Canada Mortgage and Housing Corporation
Canadian Environmental Assessment Agency
Canadian Heritage
Canadian Transportation Agency
Commissioner of the Environment and Sustainable Development
Environment Canada
Export Development Canada
Fisheries and Oceans Canada
Health Canada
Human Resources and Social Development
Indian and Northern Affairs Canada
Industry Canada
National Defence
National Energy Board
National Research Council Canada
Natural Resources Canada
Prime Minister of Canada
Privy Council Office
Public Health Agency of Canada
Public Service Canada
Public Works and Government Services of Canada
Royal Canadian Mounted Police
Statistics Canada
Transportation Canada
Via Rail Canada Inc.
Western Economic Diversification Canada
Other (specify)
FIRST NATIONS
Carrier Sekani Tribal Council
Lheidli T'enneh
Nazko First Nation
PG Native Friendship Centre
Other (specify)
GENERAL PUBLIC
Immediate neighbours (within 30 metres of subject property)
Surrounding neighbourhood (specify with attached map)
City wide
Improvement District Board
Other (specify)
LOCAL GOVERNMENT
Fraser-Fort George Regional District Board
Other (specify)
Document Number: 227158

PROVINCIAL GOVERNMENT AND AGENCIES
Ministries
Aboriginal Relations and Reconciliation
Advanced Education and Labour Market Development
Agriculture
Agricultural Land Commission
Integrated Land Management Bureau
Attorney General
Children and Family Development
Community, Sport and Cultural Development
Education
Energy and Mines
Environment
Finance
Forests, Land and Natural Resource Operations
Health
Jobs, Tourism and Innovation
Labour, Citizens’ Services and Open Government
Public Safety and Solicitor General
Social Development (includes Multiculturalism)
Transportation and Infrastructure
Other (specify)
Agencies
BC Public Service Agency
Board Resourcing and Development Office
Crown Agencies Secretariat
Intergovernmental Relations Secretariat
Office of the Premier
Government Communications and Public Engagement
Other (specify)
Crown Corporations
BC Assessment
BC Housing
BC Hydro and Power Authority
BC Rail
BC Transit
BC Lottery Corporation
Community Living BC
Industry Training Authority
Insurance Corporation of British Columbia (ICBC)
Legal Services Society
Other (Specify)
SCHOOLS
No. 57 Prince George School District Board
No. 93 Francophone Education Authority
Private Elementary and/or Secondary Schools
Document Number: 227158

UTILITIES
BC Hydro
Shaw Cable
Telus
Terasen
Other (specify)
OTHER (specify):
5. Public Consultation Opportunities:
Citizen Advisory Committee
Focus Group
Notification, Distribution and Solicitation of Comments
Letter (post-mail, electronic mail)
Newspaper Notice
Public Meetings (Charette or Open House Style)
On-request Meetings/Presentations
Referendum
Surveys
Other (specify)
6. Number of Consultation Opportunities:
One or more committees (specify)
One or more meetings (specify)
One Public Open House
One or more notices (specify) Request for written comment from adjacent
neighbours within 30 metres of subject property and two citywide newspaper notices
One or more surveys (specify)
One or more referenda (specify)
Other (specify)
7. Timing of Consultation Opportunities:
After 1 st and 2 nd Reading and prior to scheduling the Public Hearing
Other (specify)
Document Number: 227158