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Noranda Rd Rezoning ApplicationPresentation to City of Prince George Council
June 27th, 2011
Subject Property - Location
Subject Property
Subject Property - Location
Surrounding Area
Servicing Exempt Areas
Existing & Proposed Land Use
AFC5
AF
AF
AF
RS1 RM1
RS1
Existing & Proposed Land Use
RS2 RT1
Proposed Variances
Res. Frontage
Sloan
Fro
nta
ge
Variances are proposed along Noranda and
Sloan Rd.
Minor difference between proposed variances
for the residential and commercial area.
Proposed Variances – Noranda Rd
Considered an Arterial Road
Examples include:
◦ Ospika Blvd
◦ Tyner Blvd
◦ Foothills Blvd
◦ Northwood Pulpmill Rd
◦ Domano Blvd
Proposed Variances – Noranda Rd
Arterial Rd Standards
◦ 30m Rd ROW
◦ 20m paved driving surface
◦ Curb, gutter & 1.8m sidewalks on both sides of road
Proposed Variances – Noranda Rd
Noranda Rd, West of Hwy – approximate length 185m
Noranda Rd ends at Sloan Rd.
Proposed Variances – Noranda Rd
Proposal: Local Paved - Rural/Suburban Standards
◦ 20m Rd ROW
◦ 10.2m paved driving surface
◦ Ditch drainage
◦ Above ground electrical
Proposed Variances – Noranda Rd
Allowing Local Paved – Rural Suburban
Standard requires variances for:
◦ Underground Electrical
◦ Sidewalks
◦ Curb, gutter, & storm sewer collection
(residential frontage only)
Proposed Variances – Noranda Rd
Overhead Electrical
◦ Is consistent with surrounding area.
◦ Existing poles can not be removed unless BC
Hydro buries lines crossing highway.
◦ Bringing servicing underground for a small
infill is quite costly.
◦ Servicing new lots will result in 2 – 3
additional poles being installed.
Proposed Variances – Noranda Rd
Proposed Variances – Noranda Rd
Proposed Variances – Noranda Rd
Proposed variance similar to recent BC
Housing project.
Proposed Variances – Noranda Rd
Hotel Site – Proposed Drainage
◦ Full Curb and gutter
◦ Site drainage tied to City Storm
Proposed Variances – Sloan Rd
Subdivision & Development Services Bylaw Requirements:
◦ Upgrade the 65m frontage to Local - Urban standard up to the
road centerline.
Proposed Variances – Sloan Rd
Sloan Rd is gravel for most of its length.
No new lots will front Sloan Rd.
Request to waive the requirement to upgrade
Sloan Rd to the centre line along property
frontage.
Proposed Variances – Sloan Rd
Paved roads illustrated in blue.
Official Community Plan
1. Fully Serviced Subdivisions
2. Infill Development
3. Affordable Housing
Official Community Plan
Fully Serviced Subdivisions
“Urban areas of the city are generally fully serviced by
water distribution, sewage collection, and
stormwater disposal systems.”Utilities and Phasing, OCP section (12.1)
The variances being proposed are
consistent with the use of ‘fully serviced’
in the OCP.
Official Community Plan
Infill development strongly supported by numerous OCP policies.
Subject property is along the highway and has residential development to the north, east, and south.
Official Community Plan
Affordable housing encouraged
throughout the OCP.
Cost of new housing is tied to cost of
development.
Costs for the requested construction of
Noranda Rd and Sloan Rd is not
economical.
Conclusions
Zoning & Variance is supported by OCP policies.
Proposal is consistent with form and character of surrounding residential neighbourhoods.
Property is located between large servicing exempt areas.
Proposed variances are similar in nature to recent BC Housing project.
The proposed infill of this property will have a positive impact on the area.
