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Document Number: 204538
STAFF REPORT TO COUNCIL PLANNING AND DEVELOPMENT 1100 Patricia Boulevard, Prince George, B.C., V2L 3V9
DATE: July 19 2011
TO: MAYOR AND COUNCIL FROM: MANDY STANKER, PLANNER SUBJECT: Development Variance Permit No. VP100238 to vary the City of Prince George
Zoning Bylaw No. 7850, 2007 to allow a reduction in the minimum front yard setback.
Applicant: Husky Oil Operations Ltd. Location: 2068 and 2166 PG Pulpmill Road ATTACHMENT(S): - Development Variance Permit No. VP100238;
- Exhibit “A”; - Location and Zoning Map; and - Supporting Documents.
PURPOSE: The applicant will be upgrading the onsite wastewater treatment system that separates oily wastes and associated petroleum compounds from wastewater. The proposed upgrades will also further the means to control on-site fugitive emissions. To facilitate the proposed upgrades, the applicant is requesting a reduction in the front yard setback from 10.0 meters to 1.5 meters. Background: Current Use: Husky Oil Refinery Site Area: 67 ha Current OCP: Rural Resource and Heavy Industrial
RECOMMENDATION(S): 1. THAT the Staff Report be received.
2. Council approve Development Variance Permit No. VP100238 for Parcel A (102363M) of District Lot 2061, Cariboo District, Except Plan 23178 as follows:
a) Vary Section 12.6.5 2. of the City of Prince George Zoning Bylaw No. 7850, 2007
by reducing the minimum front yard setback for the proposed wastewater treatment system (i.e., API Separator Tank, Dissolver Gas Flotation Device and Vapor Removing Unit) from 10.0 meters to 1.5 m, as identified on Exhibit “A”;
b) The variance applies only to reduction of the minimum front yard setback, as
shown on Exhibit “A”.
CITY OF
PRINCE GEORGE
Document Number: 204538
Current Zoning: AG: Greenbelt, AF: Agriculture and Forestry, M3: Business Industrial, M6: Special Heavy Industrial, and U1: Minor Utilities.
Surrounding Land Uses: North: Undeveloped lands and the Fraser River South: FMC and Canfor Pulp and Paper East: Husky Oil Refinery West: Undeveloped lands Relevant Application(s): Industrial Development Permit and Development Variance Application No. DP100120
Council approved the above-mentioned application on August 25th, 2004. This permit varied the front yard
setback of the Electrical Building from 10.0 meters to 7.6 meters, and the front yard setback of the Control Building from 10.0 meters to 5.8 meters.
POLICY / REGULATORY ANALYSIS: Zoning The subject property is comprised of multiple zones (i.e., AG: Greenbelt, AF: Agriculture and Forestry, M3: Business Industrial, M6: Heavy Industrial, and U1: Minor Utility). However, the proposed variances will be on the portion zoned as M6: Special Heavy Industrial. This zone has intent to provide for specialized heavy industries, such as an oil refinery. Husky Oil Operations is considering a variance to the minimum front yard variance to facilitate the placement of new wastewater treatment equipment on-site. The proposed variance is identified on Table 1. Table 1 – Proposed Variance to Minimum Side Yard setback of the M6: Special Heavy Industrial zone.
Equipment Minimum Front Yard Requirement
Variance Requested
Wastewater Treatment
System
10.0 meters 1.5 meters
As indicated above, the property owner would like to update their existing wastewater treatment equipment for the Husky Oil Refinery site. The proposed equipment will be consistent with the location of equipment already occurring on-site. Therefore, the Department feels this variance will be consistent with the street frontage of PG Pulpmill Road. The variance to the setbacks is also based on the available space of the M6 zoned portion. The zoning adjacent to the M6 portion is AF: Agriculture and Forestry, which does not permit a Special Heavy Industry use. The Department is supportive of placing the new wastewater equipment on the M6 zoned portion to be consistent with the proposed uses of the Zoning Bylaw. OTHER CONSIDERATIONS: Land Use Impacts The Department does not anticipate that any negative land use impacts will result from this proposal. As there is 23 meters of boulevard between the property line and PG Pulpmill Road, staff feels there is adequate distance from the proposed variance to surrounding uses. Further to this, uses occurring adjacent to the proposed variance are heavy industrial in nature. It should also be noted that the Ministry of Environment, Environmental Protection Division has accepted the wastewater treatment system update plan.
Document Number: 204538
Referrals This application was referred to internal departments and external agencies for comment. There were no outstanding comments or concerns with this application. ALTERNATIVES:
1. Approve the permit 2. Refuse the permit 3. Approve the permit as amended 4. Defer or otherwise deal with the application
The Department recommends that Council approve this Development Variance Permit as it is in keeping with the street frontage of PG Pulpmill Road. SUMMARY AND CONCLUSION: The Development Services Department recommends that Council approve the request to vary the minimum front yard requirements of the M6 zone. Respectfully submitted:
_____________________________ Mandy Stanker, Planner Current Planning and Development
To: Mayor and Council
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P G P U L P M I L L R D
P G P U L P M I L L R D
Path: \\Pc631\gisdev\Projects\CurrentPlannningApplications\DVP\VP100238_exhibitA.mxd - 21/07/2011 - 2:10:50 PM
Exhibit "A" to VP100238PCL A, D.L. 2061 CD, Except: Plan 23178 Geographic Information Systems Group
Coordinate System: NAD 1983 UTM Zone 10NProjection: Transverse Mercator
Datum: North American 1983
Vary the minimum front yard set back from 10.0m to 1.5m.
Building LocationSubject PropertyParcel
~ Cl D
t CITY OF PRINCE GEORGE
• DEVELOPMENT VARIAN CE APPLICATION f
Current Planning & Denlopment Division
Date of Application: k o2;1J \\ File Number: \f f /'uD7,.?J ~ Date Complete Application Received: ______ _ Fee Collected: -----'ra-""---"s""'---0_ ._oO_
Application Fee (available pavment options: cash, cheque, debit, MasterCard or Visa)
Zoning Bylaw: one variance to AF, AR, RS, RT regulations.
Zoning Bylaw: 2 or more variances to AF, AR, RS, RT regulations or for a variance to other zones f-1\b
Subdivision and Development Servicing Bylaw No. 7652 or Manufactured Home Park Bylaw No. 6091 variance
Sign Bylaw No. 7202 variance
D $220 + D $330 Notification
id'$550 + lir$330 Notification 'f. j ~
D $550 + D $330 Notification
D $330 + D $330 Notification
Applicant Information (Owner or Agent as applicable)
Applicant's Name: ~ \ o..c-o.so-W Corporation ((( applicable): ~us"'-.,, 0 .... \ __,..,__,.,...._,_=-+1- =-,._,_ _ _ ________ ____ ___ _____ _
Address: ?.-541-. Qr,i'-<.('.... Gc:oc-~<, Qu\'? ~~\. ~~ Postal Code: \J 2.l t.f V L/ Telephone: Business: 250 C\ 60 1..STL Home: _ _ _ _______ _
Fax:________ Email: 6-c.a." .\o.~oa' ebvs.k.~-ef\e.r~~•CO!r\
Property Information
Civic Address: "2-068 , L..-\66 ~G \\:,\~~\\ U~ Legal Description(s): <f)CL ~ / \)L c106\ Parcel ldentifier(s): Q\5 Co€ 3~Q
Existing Zoning: - ~=--:...:\o,e,c_ ________ _ _
This application is to \'ary:
a) Section(s) \'l. 6 ,5 L- of Bylaw No. 7850 b) Section(s) _____________ __ of Bylaw No. _______ _
Description of Proposed Variance (attach maps, plans
applicable): Ee,,;,.._\ s:e...\.'Dac...¥--. \)O..,,c,..l\c.e.. \re('(',.., O.t--c} 3 .5 t!' ~ , ~,occ:.ss; e.11..Hfmmb •
and documents in support of application where
\0 ""'- \o \.6 {'(",.. ~r wc-.\~wQ.1 S
Current Title Search: ~ Site Profile: _L Supporting Letters: __
Survey Certificate (if applicable): __ Appointment of Agent (ff applicable): _ _
Document Number: 186344
DECLARATION
TO: CITY OF PRINCE GEORGE
I/WE, V~ c,_rc_~or+ (_ ~ ~'( '\ 0 \) (Applicant)
DO HEREBY declare that I/we have read the attached documents, information and drawings and that they are true and correct to the best of my knowledge and belief. Further, I/we do hereby agree to submit further documents, information and drawings to assist in the consideration of the application, as determined by the City of Prince George. Further, this statement is made with the knowledge that misrepresentation or failure to disclose, or failure to submit the appropriate application fee, may be deemed sufficient cause for the rejection by the City of Prince George of any application. Further, I am aware that later discovery of an omission or misrepresentation made in the attached statements, documents, information and drawings may be grounds for a determination of ineligibility or revocation of any future license, permit or approval that may be granted;
AND I/WE HEREBY acknowledge that if the City of Prince George grants a license, permit or approval, it will be granted only to the person(s) named in the application, or to the private corporation containing the principal shareholders and executive officers named in the application, or to the public corporation or society containing the executive officers named in the application;
AND I/WE HEREBY acknowledge that all documents, information, and drawings submitted with the application become part of the City's records, and are subject to the Freedom of Information and Prolection of Privaq Act, and will be used for the purpose of considering the application, and may be published in Council's public agenda. All personal information is collected under the authority of the City of Prince George Development Procedures Bylaw No. 7635, 2005. Questions should be directed to: City of Prince George, Freedom oflnformation and Protection of Privacy Coordinator, 1 JOO Patricia Boulevard, Prince George, B.C., V2L 3V9, (250) 561-7600;
Further, I/we do hereby voluntarily submitting this declaration with full knowledge.
Applicanpire ~ ul',~ "l.."2- I\\
Date Signed
Ci ty of Prince George, I JOO Patricia Boulevard, Prince George, BC V2L 3V9 Telephone (250) 561-7611 Fax (250) 561-7721 Email: [email protected] Website. \\WW.city.pg.be.ca
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ISSUED FOR lj: REF DWG NO REFERENCE DRAWING DESCRIPTION NO REVISION HISTORY BY APPR DATE ISSUED FOR NO CURRENT REVISION 1-------+------------------+---+------------------+---+--+---+----+---+-------------------+--------IUJ 32-CW-007 EXISTING SITE PLAN - - DATE '-' t-------+------------------+---+------------------+---+--+---+----+----t.-------------------t----------1 I~ BY APPR ---~-----1"
SCALE O i---=--------------------1 z 1-----------------------f ALTERNATE IDENTIFIER g As-COM ~ Husky Oil Operations Limited
----------------------------------------------------- i!i SURFACE LSD z
......,...,,.,,,......, ......................... -1 I DOCUMENT IDENTIFIER REV " ____________________________________________________________ ....., ________________________________________________________________________ ~
Document Number: 204575
DEVELOPMENT VARIANCE PERMIT NO. VP100238
1) This Development Variance Permit is issued to:
Name: Dean Tarasoff c/o Husky Oil Operations
Address: 2542 PG Pulpmill Road
Box 1390
Prince George, BC
V2L 4V4
2) This Development Variance Permit applies to:
Address: 2068 and 2166 PG Pulpmill Road
Legal description: Parcel A (102363M) of District Lot 2061, Cariboo District, Except
Plan 23178
3) This permit is issued subject to compliance with all of the Bylaws of the City of Prince
George applicable thereto, except as specifically varied by this permit.
4) This permit varies the City of Prince George Zoning Bylaw No. 7850, 2007, as follows:
a) Vary Section 12.6.5 2. by reducing the minimum front yard setback for
the proposed wastewater treatment system (i.e., API Separator Tank,
Dissolver Gas Flotation Device and Vapor Removing Unit) from 10.0
meters to 1.5 m, as identified on Exhibit “A”;
b) The variance applies only to reduction of the minimum front yard
setback, as shown on Exhibit “A”.
5) If a Building Permit for the development permitted by this permit has not been issued and
construction substantially commenced within two years after the date of this permit’s issuance,
this permit shall lapse.
6) This Development Variance Permit is not a Building Permit.
Authorizing resolution passed by Mayor and Council on ____ day of __________, 201_
Issuance date:________________ Authorizing Signature: __________________
i CITY OF PRINCE GEORGE
