residential concerns response summary for 6161 otway rd.princegeorge.ca/cityhall/mayorcouncil... ·...

Residential concerns - 6161Otway rezoning

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Residential Concerns Response Summary for 6161 Otwa y Rd. (Mar. 31, 2016) As residents of Prince George we do not support the rezoning of 6161 Otway to Light Industrial for the following nine reasons: 1) Sets a dangerous precedent with incredible financial incentive for land speculators and industrial

developments to rezone Rural Resource parcels to Light Industrial for profit, savings or both . 2) Sets a dangerous precedent for mixed incompatible development and industrial sprawl along arterial routes. 3) It is in violation of the Prince George 2012 Community Plan requirement that all light & medium industrial

developments be on City sewer and water. 4) Posses a severe contamination risk to PG's Aquifer 92IA which supplies 95% of City water. 5) Violates Official Community Plan & re-ignites conflict with a long existing neighbourhood. 6) Creates an unintended "Transfer of Wealth " from the "residents" to the successful Industrial Zoning

"applicants" 7) Exposes PG tax payers to future risk of not only footing the bill for sewer and water infrastructure to a non

conforming industrial site, but also exposes them to the risk of footing the bill for the total well relocation area upstream of the newly industrially carpeted area.

8) It slows the uptake of industrial land in PG's Industrial Parks because Industrial Park developers can't

compete with the 3rd world sewer disposal standards being offered by this proposal in the Otway Nechako Corridor.

9) Misplaces a metal fabrication plant and 6.1 hectare industrial equipment storage yard outside of a medium

industry designated Industrial Park that would be able to accommodate the noise, the visual impact and the requirement of a 3-4 meter high industrial berm.

Please find attached the following: A) Index of Appendices B) Sixteen Appendices


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INDEX OF APPENDICES: APPENDIX A: LOT VIEW SUBJECT PROPERTY (6161 OTWAY ROAD) APPENDIX B: 6161 OTWAY - ZONING of ADJACENT & DOWN RIVER APPENDIX C: 6161 OTWAY - ZONING of ADJACENT & UP RIVER APPENDIX D: PRINCE GEORGE GROUND WATER AQUIFERS - APPENDIX E: AQUIFER 92IA UNDER SUBJECT PROPERTY APPENDIX F1: AQUIFER 92IA & PROPOSED 12.2 HECTARE SITE APPENDIX F2: AQUIFER 92IA & SITE SEPTIC LOCATION DETAIL APPENDIX F3: PLACEMENT OF SEPTIC FIELDS OVER 92 IA ERROR APPENDIX G: SUMMARY LIST OF TIMBERWEST PROJECTS APPENDIX H: CIF CONSTRUCTION'S KNOWN EQUIPMENT INVENTORY LIST APPENDIX I: 6161 OTWAY RD FUEL LEAKAGE SITE PHO TO TAKEN APRIL 22, 2005 APPENDIX J: NOISE LEVEL: METAL FABRICATION ACTIV ITIES APPENDIX K1/K2: GENERAL / LIGHT / MEDIUM IND USTRIAL DEFINITIONS & POLICIES (Policy References from Prince George's O.C.P 2012) APPENDIX L1/L2: INDUSTRIAL CLASSIFICATIONS APPENDIX M: "Sec. 219 RESTRICTIVE COVENANT" CONCER N APPENDIX N1/N2: CUTTING FLUID ONLINE AD 55G/MSDS APPENDIX O1/O2 PROOF OF TW TOXIC CHEMICAL USEAGE

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APPENDIX B: 6161 OTWAY - ZONING of ADJACENT & DOWN RIVER PROPERTIES

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APPENDIX C: 6161 OTWAY - ZONING of ADJACENT & UP RIVER PROPERTIES

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APPENDIX D: PRINCE GEORGE GROUND WATER AQUIFERS - WIDE VIEW

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APPENDIX E: AQUIFER 92IA UNDER SUBJECT PROPERTY

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APPENDIX F1: AQUIFER 92IA & PROPOSED 12.2 HECTARE LIGHT INDSUTRIAL SITE

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APPENDIX F2: AQUIFER 92IA & SITE SEPTIC LOCATION DETAIL PLAN - L&M

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APPENDIX F3: PLACEMENT OF TW SEPTIC FIELDS OVER 92IA AQUIFER ERROR

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APPENDIX G: SUMMARY LIST OF TIMBERWEST PROJECTS a) Edson Forest Products 2013 (Project #1) - Sawmill rebuild conversion - 12 months - 75 peak work force -300 tonnes of new fabricated steel. b) Edson Forest Products2013 (Project #2) - Planner Mill rebuild - 12 months - 75 peak work force - 250 tonnes of new fabricated steel c) Carrier Lumber Prince George - New double line log in feed at sawmill - 10 months duration - 35 peak work force - Installation of machinery support structural steel - modification and reinforcement to existing building structure - machinery installation. d) Pinnacle Pellet Renewable (Lavington, BC) - March, 2015 to Sept., 2015 - 70 tonne truck dumper - Pellet Hammer Mills - updated conveying system. e) Pinnacle Pellet Renewable Energy (Prince Rupert, BC) - April 2012 to Jan., 2014 - Installation of the world's largest ship loading facility for pellets as of 2015. f) Pinnacle Pellet Renewable (Burns Lake, BC) - April, 2012 - 100,000 lb. new surge bin. g) Alta Gas (Northwest Projects) - Sept., 2014 to present - Forrest Kerr, McLymont Creek & Volcano Creek Hydroelectric Facilities - Erect structural custom buildings -Fabrication & repair of heavy equipment h) Endako Mine Projects (Thompson Creek Metals) 3 projects- Pit shop Mega door - In Pitt Crusher installation of new magnet - In pit crusher repairs & maintenance. i) Deh Cho Bridge Project (Fort Providence, NWT) - Aug., 2009 to Feb., 2012 - Fabricated structural steel for 1,045 m bridge across MacKenzie River. J) Shell Canada (Albion Sands Project) - Completed Nov., 2015 - Primary flotation cell support platforms - 48,000 lbs of steel fabricate, weld, SP 10 sand blast, zinc rich primer & Garbogaurd 895 paint (Shipped to site in less than 2 weeks) k) Cariboo Pulp & Paper Ltd. (Quesnel) - Oct., 2009 to Feb., 2010 - Structural Repairs to Quesnel River railway bridge.


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APPENDIX H: CIF CONSTRUCTION'S KNOWN EQUIPMENT INVENTORY LIST The text below is a selective extract from the EQUIPMENT page of CIF Construction's own website, and is demonstrative of the large inventory which has been omitted in the application. Such equipment needs regular maintenance and washing. Equipment List:

• dozers, loaders, bobcats, excavators & crane trucks

• inventory of telescopic fork lifts, and man lifts

• fleet of crane trucks, zoom booms and rock trucks

• rotary cone type bucket crusher & 60" jaw crusher / breaker attachments & jack hammers

• ride-on steel drum compactors

• 4,500 gallon water trailers

• 80 ton cement silos

• 100 ton fly ash silos

• rubber track mud buggies

• fleet of light duty trucks

• fleet of cement mixer trucks & two concrete pump trucks, two

portable computer controlled batch cement plants ( 120 cubic meters /hr.) etc.


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APPENDIX I: 6161 OTWAY RD FUEL LEAKAGE SITE TAKEN APRIL 22, 2005

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APPENDIX J: NOISE LEVEL: METAL FABRICATION ACTIVITIES

Info source for above table noise levels is: Noise Pollution Sources: Industry http://www.macalester.edu/academics/psychology/UBNRP/Audition/site/noisesourcesindustry.html / Note: Not all of the above activities will apply to the current operation at this time. However, Timber West's plan to construct a metal fabrication plant at 6161 Otway firmly establishes the use designation of the property. Neither the current owners nor any future owners of the plant are bound by a word of mouth statement that the activities will be of low noise impact and all contained within the new structure. There is no legally enforceable covenant - just word of mouth. Also, although all the proposed metal fabrication activities are currently proposed to be indoors; there is no guarantee that the large roll up doors of the building structure will not be left open for extended periods of time. I doubt that the new structure will have air conditioning. Therefore, workers will have to open the large roll up doors on hot summer days to both cool off and get in some fresh air thus allowing the plant indoor noise to escape for extended periods of time. The proposed metal fabrication industrial plant for 6161 Otway Road belongs in one of Prince George's designated and appropriately serviced industrial parks and not at 6161 Otway.

Noise Level (dB)

Metal Fabrication Activity Comparable Noise Level Activity

130+ dB Riveting a large steel structure Testing jet engine or turbine 120 - 129 dB

Riveting small steel structures Chain saw

110 - 119 dB

Large drop hammer, metal forming machines, gear cutting machines

Testing internal combustion machine

100 -109 dB

Most operations using pneumatic tools, punch presses, grinders

Sawing & planing of large wood pieces; Heavy excavation equipment

90--99 dB Welding & cutting, both electric & oxy-acetylene

Sawing & planing of small wood pieces


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APPENDIX K1: GENERAL / LIGHT / MEDIUM INDUST RIAL DEFINITIONS & POLICIES (Policy References from pages 119- 123 of Prince George's 2012 Official Community Plan) - Unreferenced policies omitted Industrial – General These policies apply to all industrial designations. [See also Section 8.4 Aggregate Resources].

Policy 8.3.81 The City should encourage infill and the development of existing

serviced industrial lands, including underutilized industrial land

before considering expansion into designated areas with available

un-serviced land.

Policy 8.3.90 The type and scale of the industrial uses considered within this Plan

may be limited based on consideration of the following criteria:

• the physical capability and suitability of the site;

• the potential effects of the industrial use on existing and

anticipated surrounding uses with regard to the visual

impact resulting from the scale of development and size of

associated structures;

• the impact of any noise, odour, smoke, glare or toxic

matter which may be generated by a particular type of

industrial use;

• the accessibility of the site to major traffic routes;

• the ability of the site to be adequately serviced with water,

waste disposal, roads, and other utilities; and

• the adequacy of proposed measures to mitigate potential

negative environmental or social consequences as well as

any associated fire or explosive hazards.

Light Industrial Light Industrial areas are intended to accommodate light industrial uses which have

low noise and air emissions based on Provincial Offsetting Guidelines. This may

include, but is not limited to: manufacturing, processing, household repair,

research, broadcasting studio, building & garden supply, minor truck or rail

terminal, distribution, indoor minor recreation, warehousing, scientific & technical

consulting, storage and distribution, and similar uses. These areas include for

example the Carter, Queensway East, southern portion of First Avenue, Hartway

industrial areas, and areas adjacent the airport within the Airport light Industrial

Plan. (See Next Page for individual referenced policies)


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APPENDIX K2: GENERAL / LIGHT / MEDIUM INDUST RIAL DEFINITIONS & POLICIES

Policy 8.3.90 The City should focus light industrial growth within the urban area,

encouraging intensification of all light industrial lands with existing services.

Policy 8.3.92 Areas designated as Light Industrial are to be developed with full City

water and sanitary sewer service.

Policy 8.3.96 The City encourages the physical design of Light Industrial

developments along arterial streets to be complementary to the

existing urban fabric, and to contribute to existing neighbourhood

character.

Policy 8.3.97 The City should encourage industrial developments and businesses

to strictly limit noise or air emissions that would be apparent from

the outside of an enclosed building.

Medium Industrial Medium Industrial areas are intended to accommodate medium to heavy industrial

uses which have low to moderate noise and air emissions based on Provincial

Offsetting Guidelines. Medium Industrial may have an impact beyond site

boundaries and can include, but are not limited to: modern (low emission sawmills,)

cement processing, manufacturing, major truck or rail terminals, wrecking yards.

These areas include for example the lands between First Avenue and River Road,

and some areas within the BCR and Danson Industrial subdivision.

Policy 8.3.100 Areas designated as Medium Industrial are to be developed with full

City water and sanitary sewer service.

Policy 8.3.101 The City should permit a wide range of Medium Industry uses in

designated areas of which these uses typically have an area, intensity

and land use impacts with a greater magnitude and significance than

light industry, but do not have significant air emissions. This may

include the processing, manufacturing, fabricating or assembling of

semi-finished or finished goods, products or equipment from raw

materials; the storage and cleaning, servicing, repairing or testing of

materials, goods and equipment associated with industrial or

business use.


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APPENDIX L1: INDUSTRIAL CLASSIFICATIONS

PRINCE GEORGE AREA INDUSTRIAL LAND PROFILE

1.2.2 Industrial Classifications

Lands evaluated in the Industrial Land Profile have been considered for inclusion within the following industrial categories:

• "Heavy Industry": The location should be able to accommodate industrial development where there are no predetermined restrictions relating to size of structures or scale or nature of operations. All potential emissions would have to meet current industry standards as determined by current environmental regulations. Such uses may have the potential to have off site impacts in terms of air emissions, noise, or visual appearance.

Uses that could likely be expected to characterize Heavy Industry, as outlined is the North American Industry Classification System (NAICS), would include pulp mills, petroleum refining, medium density fibreboard production, mining processing, plastics processing, primary metal industries and similar uses that typically require large amounts of land.

• "Intermediate Industry": The location should be able to accommodate industrial development that has minimal on-site air emissions. This level of industrial use could potentially impact areas in close proximity, but not beyond.

NAICS uses that could likely be expected to characterize Intermediate Industrial would include many logging and forest industries (modern sawmills), service industries incidental to mineral extraction, primary manufacturing, beverage, machinery, electrical or electronic industries that have a low potential to have extensive off-site impacts.

• "Light Industry": The location would accommodate industrial/business development that does not produce off-site impacts from emissions or noise, other than possibly from transportation levels and nature. Serviced light industrial development are expected to be mostly located within a municipality, which should include the majority of such uses.

Uses that could likely be expected to characterize Light Industry would include electronics or furniture manufacturing, warehousing and distribution and support services for other industrial operations. There should be no off-site impacts from on-site activities and functions.

It would be expected that light or intermediate industries could locate in close proximity to the heavier industrial uses that they support, supply or service.


18 4/3/2016 10:28 AM

APPENDIX L2: INDUSTRIAL CLASSIFICATIONS

PRINCE GEORGE AREA INDUSTRIAL LAND PROFILE

NORTH AMERICAN INDUSTRY CLASSIFICATION SYSTEM (NAICS)

The following table represents examples of NAICS major categories for industrial uses and a range of possible uses, which are found within each category. The table also designates each of the uses as being either Heavy, Intermediate or Light Industrial uses as per the definitions in the Industrial Lands Profile.

The purpose of this table is to give some direction with respect to the types of industrial uses that this study recognizes as being Heavy, Intermediate or Light.

NAICSMAJOR INDUSTRIAL DESIGNATION

CATAGORIES SAMPLE USES HEAVY INTER LIGHT

Mining - metal ore mining X - non-metallic mineral minino Utilities - electric power generation, X

transmission and distribution Paper Manufacturing - pulp mills

- chemical pulp mills X - paper board mills

Petroleum and Coal - petroleum refineries Products - asphalt paving, roofing and X

saturated materials Chemical Manufacturing - petrochemical

- industrial gas X - resin and svnthetic rubber

Primary Metal Manufacturing - iron and steel mills - aluminum production and

processing X - non ferrous metal smelting - ferrous metal foundries

Transportation Equipment - heavy duty trucks X Manufacturing - motor vehicles Wood Products - sawmills (modern) Manufacturing - shingle and shake mill X - veneer, plywood

- enQineered wood products Wood Product - prefabricated buildings X ManufacturinQ Plastics and Rubber - plastic pipe Products Manufacturing - plastic fittings X

- plastic bottles Fabricated Metal Product - forging X ManufacturinQ - stampino Machinery Manufacturing - agricultural

- industrial X - mining

Computer and Electronic - computers and perilipherals X Product Manufacturino - audio video eauipment

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19 4/3/2016 10:28 AM

APPENDIX M: "Sec. 219 RESTRICTIVE COVENANT" CONCER N The usual remedy for a breach of a restrictive use covenant is an injunction to restrain the breach. Quoting from 2nd paragraph, pg 51 of the 98 pg. document, "Report on Restrictive Covenants" which was prepared for the British Columbia Law Institute and dated Feb., 2012: "Breach of a restrictive covenant occurs through commission of an act, i.e. doing or authorizing what the covenant prohibits. The usual remedy for a breach of restrictive covenant is an injunction to restrain the breach. In order to obtain an injunction, it is necessary to name the defendants and prove that they have contravened it. Even though a restrictive covenant is capable of binding virtually everyone who may occupy the land, an injunction would only be obtainable against someone against whom the commission of a breach could actually be proved." - This quote tells us that noise or any other related use covenants

will be almost impossible to enforce given that the city has no compliance officer.

- Investigations will be complaint driven and impotent in resolving problems . As citizens, we not only will have to give the exact time and date of the offence, we also have to name the defendants which may be difficult if part of the offending property is leased to another occupant; and then we have to prove that the defendant has contravened one of the restrictive covenants by either doing or authorizing an offending action to occur. Also the 3 - 4 meter high 0.8 km (1/2 mille) berm prevents public scrutiny. I suppose we could launch drones from our sundecks to investigate what is the cause of the excessive noise emanating from the site, but employee or staff names would still be unattainable. Therefore as stated in the above quote, an injunction would be unattainable.


20 4/3/2016 10:28 AM

APPENDIX N1/N2: CUTTING FLUID ONLINE AD 55G/MSDS

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21 4/3/2016 10:28 AM

APPENDIX N1/N2: CUTTING FLUID ONLINE AD 55G/MSDS

Rustllck PowerSaw Revision Date: 17-Dec-2014

Precautionary Statements Prevention • Do not breathe dust/fume/gas/mist/vapors/spray. • Wash face. hands and any exposed skin thoroughly after handling. • Wear protective gloves/protective clothing/eye protection/face protection. • Use only outdoors or in a well-ventilated area.

General Advice • Immediately call a POISON CENTER or doctor/physician.

Eyes • IF IN EYES: Rinse cautiously with water for several minutes. Remove contact lenses, if present and easy to do. Continue rinsing.

• Immediately call a POISON CENTER or doctor/physician.

Skin • IF ON SKIN (or hair): Take off, immediately all contaminated clothing. Rinse skin with water/shower. • Wash conlaminated clothing before reuse.

Inhalation • IF INHALED: Remove victim to fresh air and keep at rest in a position comfortable for breathing. • Calla POISON CENTER or doctor/physician if you feel unwell.

Ingestion • IF SWALLOWED: Rinse mouth. DO NOT induce vomiting

Storage • Store locked up. • S(ore in a well-ventilated place. Keep container lightly closed.

Disposal • Dispose of contents/container to an approved waste disposal plant.

Hazard Not Otherwise Classified (HNOC)

Not applicable

Other Information Toxic to aquatic life. Toxic to aquatic life with long lasting effects

11% of the mixture consists of ingredient(s) of unknown toxicity.

3. COMPOSITION/ INFORMATION ON INGREDIENTS

Chemical Name CAS-No Weight % Triethanolamine 102-71-6 10-30 Ethanolamine 141-43-5 3-7

Sodium pyridithione 3811-73-2 0.1-1 . .

*The exact percentage (concentrat1on) of composition has been withheld as a trade secret.

Trade secret . -.

. ' . .. .. , .. '


22 4/3/2016 10:28 AM

APPENDIX O1 PROOF OF TW TOXIC CHEMICAL USEAGE

it' http://twconstruction.ca/ structural -steel.php P - C ~l' Structural Steel Projects I Ti .. , ,

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Shell Canada Albian Sands Primary flotation cell support platforms

Completed November 2015

Fabricate support platforms.

Highlights:

• 48,000lbs of steel fabricate, weld, SP 10 sand blast, zinc

rich primer and Carboguard 895 paint

• Shipped to site in less than two weeks

- ~


23 4/3/2016 10:28 AM

APPENDIX O2 PROOF OF TW TOXIC CHEMICAL USEAGE

residential concerns response summary for 6161 otway rd.princegeorge.ca/cityhall/mayorcouncil... ·...

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