Prince Gecrge, B.C. V2L 3J4 ENGINEERING LIMITED

Date: August 8th, 2016 L&M Project: 1146-12

Community Meeting Summary Report

Meeting Date: August 3rd, 2016

Meeting Location: Northwood Motor Inn (2280 Hart Highway)

Meeting Duration: 7:00pm – 8:00pm

Number of Neighbours in Attendance: 6

City Representatives: Mandy Stanker (Planner), Katy Fabris

(Planner)

Background

The subject property is approximately 2.93 hectares (ha) in size and is located within the municipal boundaries of the City of Prince George at the intersection of the Hart Highway and Monterey Road. The property is presently split-zoned (RS2M: Single Residential, Z17: Monterey Road Commercial and C5: Visitor Commercial) and is currently vacant.

The following existing uses are located around the subject property:

North: AG: Greenbelt; RS2: Single Residential (Vacant; Hart Highway) East: Z17: Monterey Road Commercial (Vacant) South: RS2m: Single Residential (Residential) West: RS2: Single Residential (Residential)

Description of Project

The rezoning proposal includes rezoning approximately 1.06 ha of the subject property from

RS2m: Single Family to Z17: Monterey Road Commercial. The intent of this rezoning application

is to expand the existing Z17 zone to facilitate the development of an expanded commercial

node at this underutilized intersection. In 2013, the Z17: Monterey Road Commercial zone was

created to include commercial mini storage as a permitted use as part of a larger commercial

City of Prince George 1100 Patricia Boulevard Prince George BC V2L 3V9

ENGINEERING LIMITED

1210 Fourth Avenue Prince Gecrge, B.C. V2L 3J4 Tel. (250) 562-1977 Fax (250) 562-1967

Summary of Community Meeting Date: August 8th

, 2016 L&M Engineering Limited L&M Project No: 1146-12

L&M Engineering Limited Page | 2

node. The subject property is envisioned to provide a low-impact mini storage facility that will

be orientated to the rear of the property away from Highway 97 with the higher trip generating

commercial development located directly at the intersection ultimately promoting the most

visibility for vehicles passing by. This proposed site layout will ultimately help to meet the

original intent of the Z17 zone. Approximately 0.09 ha of the subject property is proposed to

remain RS2m: Single Residential. This portion of the property is not proposed for development

and can be retained for future residential land uses.

Community Meeting

The Community Meeting was advertised by hand delivered invitation to homes surrounding the

subject property. The area included homes on Monterey Road, as well as those homes located

on Cook Crescent, Erickson Street, Lehman Street, Hartway Drive and Ridge Cove Point which is

directly across from the subject property. The City of Prince George’s standard for delivery of

notices to the public is 30 metres and in this case, we delivered invitations to residents in

excess of 500 metres from the subject property. A total of 110 invitations were hand delivered

to residents.

Present at the Community Meeting were two L&M Engineering Limited staff members as well

as Mandy Stanker (Planner) and Katy Fabris (Planner) to represent the City of Prince George.

Neighbours were invited to view poster board displays and to ask any questions or enter into

conversation with any of the representatives at the meeting.

The Community Meeting was attended by 6 neighbours. Attendees began to arrive shortly after

6:45pm and were offered coffee and donuts from Tim Hortons. Attendees were presented with

five poster boards illustrating relevant information and conceptual site plans of the proposed

rezoning and were invited to review the boards and ask questions in a personal one-on-one

format. The meeting lasted until roughly 8:00pm for a total duration of 1 hour.

All of the neighbourhood questions and comments were documented have been provided with

this summary. We encouraged residents to provide their email on the sign-in-sheet so that we

could create a group email as a means of providing application updates and so that residents

could remain in contact with L&M Engineering throughout the process and future development

phases.

The feedback received from the community was largely inquisitive in nature, with neighbours

inquiring about more information regarding the following reoccurring issues: Traffic, new

development concerns and landscaping. These three topics have been described in greater

detail below.




Traffic

Neighbours in attendance cited traffic concerns with respect to the proposed development.

One main area of concern was regarding traffic access for the proposed development via

Lehman Street. We explained a Traffic Impact Study had been completed and that the subject

property is proposed to feature one point of access via Monterey Road. This driveway access

will be engineered to be located a safe distance from the Highway intersection and will feature

excellent visibility and maneuverability. The remainder residential lot would be accessed via

Lehman Street. We also stated that the portion of the subject property proposed to remain

RS2m could also be rezoned in the future to AG: Greenbelt to ensure that this lot would not

become a point of access for the proposed commercial development. Further, a Covenant may

be placed on the subject property preventing access to Lehman Street.

New Development Concerns

A concern about the safety and security of the surrounding neighbourhood was identified by

those in attendance. Neighbours were concerned that the proposed commercial mini-storage

facility would attract opportunities for crime and vandalism during the evening and cause light

pollution to the surrounding residential neighbours. To address these concerns we explained

that a security operator suite is proposed to be developed as a secondary use to the

commercial mini-storage facility so that someone would be living onsite 24 hours per day. The

decision to locate an operator suite onsite would be in an effort to further reduce the

opportunities for crime and vandalism as well as to keep the behavior of the unit tenants

mindful of the surrounding residential neighbours with respect to noise and traffic. The

commercial mini-storage facility will also provide a quiet, non-invasive, attractive development

which will promote Crime Prevention Through Environmental Design principals due to the high

visibility, street lighting, and the lack of activity during the evening hours. Directional, “dark

sky” lighting is proposed to be utilized onsite to prevent any night time light pollution from

impacting the surrounding neighbours.

Some neighbours expressed concerns with Vehicle Sales being a permitted principal use of the

Z17 zone. They felt that vehicle sales would not be very compatible with the site and would like

it removed from the zone. We explained that this use was approved by Council in 2013 for the

portion of the subject property already zoned Z17, however the Applicant is willing to discuss

this permitted use with the City and come to an agreement on where uses would be most

appropriately located for the surrounding neighbourhood.




Landscaping

Many neighbours expressed concerns regarding the aesthetic of the neighbourhood and were

inquiring about what was proposed on the subject property in terms of landscaping. We

explained that the subject property will be appropriately landscaped as per the City of Prince

George Zoning Bylaw No. 7850, 2007 standards. We further went on to explain that the

landscape plan will take into consideration the adjacency of the residential subdivision and will

create a landscape buffer and any fencing requirements to ensure that the residential

subdivision is adequate buffered from the expanded commercial use.

Comment Forms

We encouraged neighbours to fill out the comment forms provided so that they could be

included in this summary report. Following the completion of the meeting, no comment forms

were received. We have provided photographs of the interactive comment board which was

available at the meeting. The coloured dots on the map represent the location of a raised

concern and are colour coded to the adjacent comment page.

Summary

Overall, this voluntary meeting met its intended goal of sharing project information with the

neighbours and collecting valuable feedback. By the end of the meeting residents felt satisfied

that their concerns had been documented and considered. Further, many neighbours in

attendance expressed favor with the proposal so long as there is aesthetic control over the

future design and access is prevented from being granted onto Lehman Street.

Final negotiations for this application will continue until a mutually beneficial revision to the

Z17 zone is achieved. At such time, an update will be provided via email to all neighbours who

attended and provided their email address.

If you have any additional questions or concerns please do not hesitate to contact the

undersigned at your convenience.

Yours Very Truly,

L&M ENGINEERING LIMITED

Ashley Elliott, BPl

Community Planner




Copies To: Chris Matte, Matte Brothers & Sons Construction Ltd.

Terry Fjellstrom, President L&M Engineering Limited

Enclosures: As Noted

Monterey Road Community Meeting Summary

Meeting Date: August 3rd, 2016 Meeting Location: Northwood Motor Inn (2280 Hart Highway) Meeting Duration: 7:00pm – 8:00pm Number of Neighbours in Attendance: 6 neighbours City Representatives: Mandy Stanker (Planner) & Katy Fabris (Planner)

Comments:

There needs to be a landscaping buffer to reduce the noise

Once the intersection was put in on Lehman Street there was an increase of residential traffic

What type of security will be on-site for mini-storage? I do not want to have homeless people in the neighbourhood

Couldn’t care less about what type of development is on the property, just came to inquire about what was going on

Worried about the aesthetic of the neighbourhood

Not happy with vehicle sale as a principal use on the zone, and also not happy with recycling centre being a principal use

A storage facility would be a nice fit for the neighbourhood

Happy to have development on the property because it will block noise from the highway

This seems very dirty and noisy and we are not having this in our backyard

What will happen to our property taxes?

We want more residential development NOT commercial development

Concerned about potential access onto Lehman Street

Noise, traffic, pollution

A storage container should not be in my backyard

It is clear that the portion of the property that is on Lehman Street is going to be used as a driveway access into the commercial development

Our neighbours will move because of this

Already have industrial development across the highway, why can’t this development go somewhere else?

Control site coverage of mini storage

Does not want to have residences within the mini storage

Just want it to look nice

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Prince Gecrge, B.C. V2L 3J4 ENGINEERING LIMITED