Prince George, B.C. - After two years of study and planning of University Heights, the neighbourhood plan for the first phase of  the development  has been given  the  first three readings by Prince George City Council. 

The public hearing this evening heard details of the development which will cover 56.3 hectares of land at the Ospika-Tyner area of the new “University Heights” neighbourhood. The property to be developed by BFW developers

The project will create 300 new single family residential homes, and 271 multi-family units.  The  plan, says L&M Engineering’s Heather Oland,   covers the four "c’s" it is compact, connected, complete and complimentary.

Councillor Don Basserrmann says this project is positive "infill" .   He says  if the snowplow is gong to clear the streets for 120 thousand people, "Its best if those people live in a  compact area."

Residents registered questions about the slope, and possible  run off into their  properties. 

John Botham, a long time resident of Davis Road ,  says his property is  directly below the  planned  subdivision, "I am happy to  hear things are being done to   deal with run off" but he still has concerns.  "From what I can gather, does this mean all the water from the subdivision going on to  Ospika, or will it continue to come through my property?"

The engineering reports suggest  the runoff will be redirected sparing the Botham property from further  run-off.

It is  expected there will be storm water "retention ponds" that will be located in the green space.  It is also proposed to keep as many trees as  possible to  help absorb run off.

Another resident, John Luyen,  told Council  he is concerned about the pollution that will be created by the construction and the traffic. 

L&M’s Heather Oland  advised that within phase one, 34% of the overall site will be retained as "greenway or  park" and  there  will be an effort to save as many of the trees on the  lots as possible.

City Staff are satisfied the geo technical   reports indicate slope stability. Geo-North engneering concluded there was  a very low likelyhood of an ancient landslide.  Just to be  safe,  further  holes will be drilled.  This, says Terry Fjellstrom  of L&M Engineering,  is due diligence and not a concern that there is a stability issue.

The plan calls for  the City to allow construction  on property  that has  a slope of less than 20%.

City Staff recommend, and Council agrees, that a traffic impact study should be completed before the project receives 4^th and final reading. 

L&M’s Terry Fjellstrom says a traffic  study has already been undertaken.  It indicates there will need to be a left turn  slot from  Tyner  into  the subdivision after 300 units are built  but that  the current road system  can handle the anticipated traffic up to  2023.  

The traffic impact study  didn’t go beyond the intersection of Tyner and Ospika  and  did not deal with the possibilty of further congestion on Highway 16. Fjellstrom  reminded Council this first phase of this development  "only involves 61 lots so the impact would be minimal."

The development would be made up of 53% single family, 47% multiple family. There is a neighbourhood park planned for the centre of the neighbourhood, and there is a provision for the future construction of a school.

Mayor Colin Kinsley noted this kind of develoment shows there is a confidence in the Prince George economy  and  thanked  BFW Developers' John Turner "To enter into this type of long range planning takes a sense of confidence in where our economy is going to go, and  you don't  do these things out of charity nor do we expect you to do we just hope your  confidence is rewarded by the actions we take  to continue to grow the economy here."