This application is a site-specific zoning amendment. It does not change all zoning in the area, and it does not change the overall zoning of our property. It is a limited amendment only, focused on allowing a specific greenhouse-based structure for cannabis on this site. It is not intended to enable warehouse-style development or non-farm industrial use.

This process exists so residents can understand what’s being proposed and share input before Council makes a decision. We support that. We’re doing outreach and hosting an open house because we want to hear concerns early, improve our plan where we can, and be transparent about how we intend to operate.

We welcome questions and concerns. The best way to reach us is by email: 3925cowichan@gmail.com. You can also speak with us at the open house at Vimy Hall on Tuesday, January 13th from 5pm - 8pm.

We don’t want bright light leaking out at night as it’s our backyard too, and we enjoy the darkness and seeing the stars. Cannabis requires 12 hours of darkness to flower, so the greenhouse will not produce light outside of a 12 hour window. The greenhouse will also use blackout curtains to keep light in, and in the winter (when it gets dark early and the risk of light spill is highest), the blackout curtains will be kept 100% closed because they act as a thermal blanket. If anyone notices light from our site, we want to know right away so we can check it out and fix it.

While cannabis does have a 'vegetative' phase prior to flower with longer light duration of 13+hours, we are planning to bring in pre-grown 'ready to flower' plants from a local fully licensed nursery located on Vancouver Island. This is a service that exists so that production facilities can maximize the number of crops in a year by reducing the time spent in the 'vegetative' phase at their facility. What this boils down to is: we will not be vegging our plants on site, so there won't be lights on longer than 12 hours. If operational changes down the road cause us to grow plants in the vegetative phase we will simply close our blackout curtains at dusk when the air is cooler and the blanket effect previously mentioned is needed, preventing light leaks.

Odour is a real concern with cannabis, and we take it seriously. Health Canada regulations require odour control/filtration for licensed “indoor” cannabis production,(https://www.canada.ca/en/health-canada/services/drugs-medication/cannabis/industry-licensees-applicants/cannabis-odours-control.html) and we would be accountable to Health Canada for meeting those requirements. We will use containment and filtration measures and will pay extra attention during higher-risk times (like harvest). If a neighbour ever notices odour, we want to hear about it quickly so we can investigate and adjust. Odour risk is highest during harvest. Harvest is expected 5–6 times per year (the greenhouse will have 1 crop at a time) and typically concentrated into a single day each time. In addition to the odour-control equipment required under Health Canada regulations, we will use operational practices to further reduce odour risk such as adjusting time of day when we harvest and exploring temporary ventilation changes such as turning off exhaust fans.

We are planning for a typical agricultural greenhouse sound profile and will prioritize quieter equipment and thoughtful placement to reduce sound travelling off-site. If noise becomes an issue for a neighbour, we want to know right away so we can assess what’s happening and implement mitigation. Exhaust fans are the most likely source of ongoing sound, and many units are rated in the 60–80 dB range (measured close to the fan). In practice, sound levels drop quickly with distance, and how noticeable a fan is depends on placement, direction, and whether there are barriers between the fan and neighbouring properties. We also will be utilizing variable speed fans, so they will rarely operate at full capacity. We are also investigating sound baffles to prevent sound from travelling off-site where possible.