The city's proposed changes to the Official Community Plan are drawing fire from the development community.
On Monday city council approved first reading of the plan, which is the guiding document for future development in the city over the next 15 years. According to the Canadian Homebuilders Association of Northern B.C., the proposed Official Community Plan, or OCP, may guide development out of town.
"The City of Prince George is well known ... for having high amounts of red tape in their bureaucracy," association executive officer Mark Peil said. "For any member that would be seeking a development permit, it's been cumbersome to say the least. And the new OCP is even more proscriptive."
In addition, the 242-page document is not user-friendly for developers considering investing in Prince George, Peil said.
"The OCP is, especially for the larger developers from out of town, is the bylaw of bylaws," Peil said. "They look to the OCP to see if the community is inviting to new development. Although the city council doesn't look it in that regard, it is a marketing tool."
An OCP should provide general guidance for city staff making permit decisions, he said, but be flexible enough accommodate worthy projects which don't fit the mold.
"It should not be seen as a set of absolutes. Each project should be judged on it's own merits," he said.
City planners have responded to some concerns raised by the development community, he said, but more needs to be done.
In its response to the plan, a panel of Northern Health environmental health officers cautioned the city about the plan's focus on infill development in the bowl area of the city where air pollution is higher.
"A study conducted by Elliot and Copes (2007) estimates that approximately 165 people died in Prince George between 2001 and 2005 (approximately 33 each year) based on the population and particulate matter concentrations for the city during those years. Per capita, this is more than any other municipality within the province," the panel wrote. "When the population within the bowl area increases, the estimated deaths attributed to poor air quality within the city will likely increase as well unless the city's air quality is substantially improved."
While the OCP does address some air quality issues, the panel wrote, further measures such as eliminating future drive-ins and the installation of new wood stoves.
However, the panel added, the focus on infill and urbanization should help reduce resident's dependence on motor vehicles.
City planning and development manager Dan Milburn said the OCP isn't a regulatory document, but sets out a vision for the community.
"There isn't one regulation in this document. It's a statement of policy," Milburn said. "We're really tried to reflect the previous goals of council to adopt the direction set out in the myPG consultation."
Milburn said city staff have worked to incorporate feedback from the development community and community at large during 18 months of work and consultation on the OCP.
"We want to create incentives that will help us get where we want to go," Milburn said. "We want to encourage growth and development in designated areas."
Council approved first reading of the OCP bylaw, which allows city staff to prepare reports on the proposed OCP in conjunction with the city's financial and solid waste management plan. The plan must also be referred to the Agricultural Land Commission before a public hearing can be held.
Following the public hearing, city council can finalize the bylaw by approving a third reading of the bylaw.
"I think we're at a crossroads right now. Some of the developers out there .. they are not happy," Coun. Brian Skakun said. "I look forward to more dialog with the development community. My biggest concern is the reputation we have for too much red tape."
