Otway Rezoning Returns to Council
Prince George, B.C. – The matter of a proposed change to the Official Community Plan and rezoning of a piece of property on Otway Road, will be back before Prince George City Council.
The public hearing which started April 12th will resume this evening and there are four new power point presentations and 4 letters opposing the change that would allow the property to be used for a light industrial operation. There are also 16 letters in support of the application.
The Public hearing started on April 11th and after three hours of presentations both for and against the proposal, Council opted to adjourn the public hearing to tonight. There is no indication the matter will be resolved any quicker this evening as there have been new submissions which will need to be considered.
Many of the residents who live on the north side of the Nechako River oppose the project expressing concerns over noise, viewscape , potential for water contamination and expansion of industrial activity on the site should the rezoning be approved.
Those who support the project say noise would be reduced because the fabrication work will be done in doors, and that there is a shortage of land in Prince George suitable for light industrial applications.
This is not the first time industrial development on Otway Road has caused concern from residents in the area. Residents have been successful in convincing previous Councils to deny industrial development along the stretch of roadway over the very same concerns they are raising with this application.
Comments
There is most definately NOT a “shortage of land in Prince George suitable for light industrial applications”. I really hope that the opponents jump all over this fact.
The Willowcale extension behind CN rail yatd, the newly developed parcels just north of the YRB yard on the Hart hwy, vacant sites in the area southeast of Queensway (by the old City works yard) and I am certain that there are a few places in the BCR industrial site for sale as well. Possibly some on the new section of Boundary Rd too. All are already zoned for light to heavy industrial and would not cause much (if any) opposition.
City council has “bent” to the will of business in the past. They should listen to the people in residential areas when there are a number of these people who fear for their quality of living, property values and environmental concerns.
I would not appreciate this in my backyard either.
There is a shortage of CHEAP land that is un-zoned (which is the reason it is cheap). This land was bought for this purpose from the looks of it. Rather than buying it pending successful re-zoning, it appears they bought it without such a condition.
In fact, it is so cheap that they can afford to deed half of it over to the City for their use, instead of having to pay tax on the then higher appraised value of the land. Even if that portion of land would not be zoned light industrial, Assessment BC would asses it at its “highest and best use” which would be the new light industrial zone. That is what they do in other locations.
These people are looking for a deal from the City.
In the meantime, the City OCP does not envisage such a use. It is basically in a holding zone until the Coty does some work to look at what the “highest and best use” from the community’s point of view would be. That discussion has not taken place.
It is a given that the general area will continue to be used for some
time for mining gravel, processing it, and creating asphalt.
The question is, what can the land be used for while the quarrying is continuing and more importantly after that.
It makes no sense from a planning point of view and a traffic point of view to have a limited light industrial section not only between two residential areas – Heritage North and Miworth – but also across a narrow river valley which retains sound as well as air quality within the valley.
Finally, this City badly needs to take a visual inventory of its river valleys within its boundaries. River frontage is limited and should be preserved as much as possible for future generations as an asset which is much sought after and will be much more sought after if this City will ever grow significantly in population. Rather than increasing industrial land with river frontage or near-river frontage there should be a moratorium on adding with a long term plan of removing it from industrial use and putting it into uses such as residential, especially including higher density and uses which support residential uses such as parks, elementary schools, senior living opportunities, and appropriate neigbourhood commercial developments.
Sure, but everyone complains about having to drive to work all the way out to the BCR site.
Then those people who complain about the drive should move closer to the BCR site. Unless the noise and pollution of industry causes concern for the health and well-being of their family?
The point here, is that the people who live nearby got to CHOOSE to live there. They accepted living near train tracks, a concrete plant, an asphalt plant, a small scale sawmill and a heliport. Until now, that was it. There was to future plans to develop the whole riverbank into a full blown industrial park.
They have the right to oppose any further industrial development, ESPECIALLY considering that our local government should be adhering to the OCP.
Lets assume you moved to the countryside where every neighbor was on acreage with animals. I buy the unused acreage next to you and decide to build a fully develeped motor cross track with grandstands/concession/huge PA system. The area was not zoned for such, but I applied to have it rezoned and get my friends and investors to tell you and your neighbors that you have no right to oppose this……
What else are you going to use that land for. you can’t use it as residential, with CN tracks running thru it. Let’s be realistic about it.
So if CIF builds a welding shop, it is going to be likely operational between 7 am to 6 pm on week days. They will likely not be working on the weekends too often, because of the overtime issues.
So why not put in a noise by-law which deals with the working restriction outside. Hours of operation is restricted from 7am to 6 pm on the property. Weekends, working restriction outside is restricted from 8am to 5 pm.
The owners of the business can do a independent test to monitor noise coming from the activity.
In return, the property owners must restrict the use of their own jet boats in the rivers, as it will be an enfringement of their neighbours to have a quiet time.
Did you know there’s a by-law against allowing a dog to bark all night long. Care to guess how effective it is – essentially it’s useless.
That’s why people object to this type of stuff. Any covenants, by-laws, promises, etc., will require the city to do some kind of enforcement, and their by-law enforcement record is so dismal, you just can’t trust them to do it, so you take the position of NIMBY, because you people just won’t behave once they get there.
We need to get rid of the acronym NIMBY and replace it with NIOC – “Not In OUR City”.
NIMBY is a negative term intended to divide people. Remember the slogan “divide and conquer”.
OUR City is all our backyards. What Kamloops does and other cities do is their business. PG is OUR business, every single part of it, especially those which are there for the benefit of us all and those which cannot easily be replaced since there is limited availability.
Despite the OCP, we still really do not have a vision which can agree to and which we take every opportunity to protect and enhance.
“So if CIF builds a welding shop, it is going to be likely operational between 7 am to 6 pm on week days. They will likely not be working on the weekends too often, because of the overtime issues”….
Then the oilpatch or pipelines get busy and they start running nightshifts as well as dayshifts 7 days a week. Someone complains on 250 News, YOU get on and make the comment “What did you expect to happen… the neighbourhood ALLOWED this business to get the zoning for this”.
Our City is a hodgepodge of industry and residential. Both of which will (hopefully) continue to grow. An OCP and zoning is supposed to keep the 2 at arms length and put each in its appropriate area. This idea is going right out the window.
Maybe we should put low income housing AND a rehab center in Westgate, or at the bottom of Malaspina. I will use the reasoning that the poor and the addicts can look upon the rich neighbors as inspiration to better their lives! To hell with an OCP, I will just get that changed.
I do believe, right now there is a log home builder using the site, anyone complaining about the chainsaw work.
There are still a lot of potholes in this city. In fact, I bet you there are a lot of City employees who drive over them or through them every day. Anyone complaining about them?
It is too bad that we have to work on a complaint driven system. People rarely complain. Especially when they realize little gets done about it anyway.
I suspect it may be allowed under the existing zoning since it is “forestry” related. It may also be temporary if the building is constructed fro the site. It simply becomes construction noise.
The motivating factor is that the proponent wants cheap land… I get that.
The land on Otway is cheaper than other options say along Boundary Road because:
– Otway Road, does not have fire hydrants. Council made the land on Boundary Road have fire hydrants. They want good fire coverage on light industrial lands.
– Otway Road does not have sanitary sewer. Council made the land on Boundary Road have sanitary sewer. Council wants industrial land to have sanitary sewer
– Otway Road does not have sidewalks. Council made the land on Boundary Road have sidewalks.
– Otway Road does not have street lights. Council made the land on Boundary Road have street lights.
– Otway Road does not have bicycle lanes. Council made the land on Boundary Road have bicycle lanes.
– Otway Road does not have storm sewers. Council made the land on Boundary Road have storm sewers.
– Otway Road has overhead wiring. Council made the land on Boundary Road have underground wiring.
It’s no surprise that land on Boundary Road costs more…
This is a very slippery slope for Council. They are forbidden from giving an advantage to business under Section 25 of the Community Charter. If they make all other industrial lands have the above services, but exempt this one business, then they are giving an advantage. If they don’t want to give an advantage, then they have to allow all other businesses to not provide these services.
In spite of Section 25, the City so often gets applications for variance permits. The typical situation is that the developer receives approval based on having to put in whatever improvements that the City had dictated for the area of the development.
The they go to City Hall, apply for a variance permit to not put in a paved walkway, for example; administration recommends that the variance be approved; Council debates the issue, typically with no opposition; and the developer walks out with several thousands or tens of thousands of dollars in her/his pocket and the intent of the development requirements is not complied with.
SO, there will be no paved sidewalks or whatever is required, until eventually the city goes in and gets the land owners of the day to pay for improvements. And everyone complains because the City allowed this to happen.
So, there is a lot of things in your statement, I have to question.
No sewer, means that they will need to build their own septic system. which also involves maintenance,
No Fire hydrant means, they will pay higher insurance premiums.
No Water means they will need to install a well, likely a substantial water storage tank, with floats, as well as pressure tanks. Long term liability.
No storm, means that the ministry of Environment will be on their butt. Will likely start with oil separation tank, neutraulizing tanks, holding tanks, will likely need evaporation system after the water has been cleaned.
Yes, Otway should have bike lane, but not because of this development.
Sounds like they should build a big pig barn at this location. That would meet current zoning.
yeah, sound or smell.
Funny they don’t complain about that one resident over there who has a helicopter pad beside his house.
These people are probably not even at home during the business hours of this establishment, so what’s there to complain about?
I think they are making a mountain out of a tiny bump.
Besides that, with all the trees between them and even the railroad tracks, they probably can’t even see what’s going on over there.
What are they going to do next, want CN to move their tracks?
Unfortunately, Banks, Railroads, universities, Colleges, have some pretty special powers, in which they don’t answer to local government if they don’t want too. They really don’t care about what their image is about.
So the land was originally used as a sawmill. So why not build a sawmill. I’m sure the whinning sound of a planer going 24/7 would be most acceptable.
Because that is not where the sawmill was and the property is not zoned for that.
It was a helicopter service.
If I was the backer that is asking his money be paid back to him over the Boundry Road property I would be fuming!
Did not the city get monies from the province and Feds with this private deal with the city? I was under the impression at the time Boundary was passed that all new light industrial was to go up there according to the city.
The backer was to get a certain percentage back from the city for each sale up there so his loan could be paid back from the city. Am I missing something?
I agree with “Window” This city needs to give it’s head a shake.
The city itself stated that industrial needed to have city services.
Planning department needs to have more vigilance and accountability on what happens in this city.
Council 99% of the times does not do any extra homework and relies on planning. It is not right that the citizens should be doing plannings works.
Oh yea, I forgot. City council listens to the “Professionals” and not the people. lol
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