Addendum Report Addendum and Supplementary Information in ... · to treat air internal air, which would allow odor free. The proposed product considered at this stage is offered by

Addendum Report

Addendum and Supplementary Information in Support of Rezoning Application

Zoning By-law Amendment Application 1601-014-18

Prepared for Country Buds

by IBI Group

May 25, 2018

IBI GROUP ADDENDUM REPORT ADDENDUM AND SUPPLEMENTARY INFORMATION IN SUPPORT OF REZONING APPLICATION Prepared for Country Buds

Table of Contents

May 25, 2018 i

1 Introduction ......................................................................................................................... 1

2 Updates and Corrections to Information in PJR ............................................................. 1

3 Supplementary Information on Proposed Production Facility ...................................... 2

3.1 Day-to-Day Operations ............................................................................................ 2

3.2 Production and Sales ............................................................................................... 2

3.3 Building Construction ............................................................................................... 2

3.4 Odour Control .......................................................................................................... 3

3.5 Noise Control ........................................................................................................... 3

3.6 Light Control ............................................................................................................. 4

3.7 Power and Electricity ............................................................................................... 4

Appendix A – Sample Building Images ...................................................................................... 5

IBI GROUP ADDENDUM REPORT

ADDENDUM AND SUPPLEMENTARY INFORMATION IN SUPPORT OF REZONING APPLICATION


May 25, 2018 1

1 Introduction

The purposes of this report is to provide some additional information with respect to the active

application for Zoning By-law Amendment under File 1601-014-18. The application seeks

permission for a proposed Licensed Producer medical marihuana facility. The information

provided in this report should be read in conjunction with the previously submitted Planning

Justification Report (PJR), prepared by IBI Group and dated April 18, 2018.

2 Updates and Corrections to Information in PJR

One important clarification to the PJR is the statement which indicated there were no existing

buildings on the subject lands. This is incorrect, as shown in Figure 2-1 below. According to the

air photo with inclusion of parcel fabric, there are several accessory buildings associated with

the neighbouring property, located on the subject lands around the pond feature. The statement

in the original PJR was erroneous, based on the fact that these buildings were not observed in

air photo analysis. For the purposes of the planning analysis and conclusions, the existence of

these buildings does not have any impact.

Figure 2-1 - Portion of Subject Lands With Existing Buildings




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3 Supplementary Information on Proposed Production Facility

To assist with understanding the proposed use, the following subsections provide additional

information which supplements that already provided.

3.1 Day-to-Day Operations

The proposed conceptual layout provides a total of 10 rooms, each at approximately 4000 sq ft

in GFA. Of these, it is planned that 8 rooms will contain 180 lights each for cultivation. There will

be 6-8 plants per light with about roughly 2 feet between each plant, providing a total of 10,000 -

11,000 plants in all 8 houses. The remaining 2 rooms are expected to house clones with about

1500 clones per room. The purpose of the clones is to provide a basis for continued crop

production. Based on this arrangement, harvesting will occur approximately once a week, in 1 of

the 8 cultivation rooms, for to an expected total of approximately 40 harvests per year. This

cultivation and harvesting work is expected to generate the demand for labour, with an expected

employee count of 15 – 30 persons. It is expected that labour would be provided from local

labourers. Employees will include office administration, quality assurance personnel,

quality/responsible person in charge, growers, trimmers, technical supervision, facilities,

security, and management. On a given day of operations, a combination of the aforementioned

roles will be active on premises executing their assigned duties.

As the proposed use is a cannabis cultivation facility to be licenced under the ACMPR

regulations, it will only focus on the growing, processing, packaging, storing and shipping of

cannabis plants. As noted, the facility is separated into 10 cultivation rooms (8 harvesting and 2

clone rooms) and 1 head-house for general operations of the business. These general

operations include secure storage, processing and packaging, central control, security rooms,

several board room and office spaces, non-cannabis storage, and other ancillary facilities.

In terms of truck traffic, shipping and receiving is anticipated to occur twice a week and will

require one standard transport truck to handle expected shipment loads. Car traffic would arrive

and depart on a daily basis, consisting of employees required to run and operate the facility.

3.2 Production and Sales

In straightforward terms, the product will be packaged and shipped to international markets, sold

to other Licensed Producers, sold to extraction labs, sold direct to consumer via an online seed

to sale patient tracking and sales software, approved and overseen by Health Canada. These

operations must be in accordance with application regulations, which currently are the ACMPR.

3.3 Building Construction

As noted, the proposed buildings are a product designed by CERES, specifically with cannabis

production in mind. The units are modular greenhouses, with a minimal footprint due to self-

sustaining design. It will be glass built with a main head house which will consist of a composite

of materials (see middle building in Figure 3-1 below). There will be a poured concrete base,

with footings as designed by the appropriate qualified professional. Additional images of a

similar system in various states of construction, as provided by CERES, can be found in

Appendix A.




May 25, 2018 3

Figure 3-1 - Axiometric View of Proposed Greenhouses

3.4 Odour Control

The proposed greenhouse product developed by CERES is specifically designed with Cannabis production in mind, and thus are intended to operate as a fully sealed environment. It is expected through this system that the facility will treat and recirculate hot air to convert into power to use throughout the facility (i.e. cogen facility), thereby eliminating odour emissions. However, in addition to this, the facility will also utilize a mist and fog system whose purpose is to treat air internal air, which would allow odor free. The proposed product considered at this

stage is offered by FOGO (www.fogco.com). This system is intended to act as an additional layer of prevention, to remove odours from internal air prior to escaping, should there be a release. Lastly, the ACMPR regulations contain the following requirements under Areas Within A Site Where Cannabis is Present:

Filtration of air

61 Those areas must be equipped with a system that filters air to prevent the

escape of odours and, if present, pollen.

Based on our understanding of the regulations, installation and operation of an adequate

system of odour control is a key component of the licensing and inspection procedure.

Therefore, the proponent will be required to select, install and operate an odour control

system.

3.5 Noise Control

Given the location of the proposed development, and the distance from any existing and

potentially sensitive receptors (i.e. residential dwellings), noise is not expect to be an issue of

concern. In terms of the greenhouse structure, typical noise levels associated with those

structures are expected, including from the loading/unloading arears, unitary equipment, etc. As

noted in the original PJR, and evidenced in the supplementary mapping, the site is well-located

from any existing receptors.

http://www.fogco.com/




May 25, 2018 4

3.6 Light Control

The proposed greenhouse technology deisgned by CERES includes purposefully designed ligh-

deprivation system. The intent of this system is that is to be closed at night to prevent any

external light pollution negatively impacting the plants within the structures themselves.

Simultaneously, it will also prevent any light from escaping when the plant light at night.

3.7 Power and Electricity

The concept plan provides for the inclusion of a cogeneration facility. It is noted in the report

that this will be a source of heat and power for the greenhouse buildings. This will assist in

lessening expected requirements from and loads to the public utility system. Comments from

Niagara Peninsula Energy with respect to system requirements will be considered as the

detailed design of the site continues.




May 25, 2018 5

Appendix A – Sample Building Images




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Addendum Report Addendum and Supplementary Information in ... · to treat air internal air, which would allow odor free. The proposed product considered at this stage is offered by