A Community Impact Assessment of the Marihuana Grow Operation at 5570 Argyle Street, Vancouver, B.C.

April 17 - 18, 2000

Scope of the Problem

There has been a significant increase in the number of marihuana grow operations in British Columbia over the past five years, particularly in the Lower Mainland. Organized crime groups have taken control of many of these operations, resulting in a marked increase in violence (e.g. home invasions, drug rip-offs and firearms offences) connected to these operations. It is believed that Outlaw Motorcycle Gangs and other organized crime groups, through the use of marihuana brokers, now control 60-75 per cent of the marihuana production and smuggling in B.C.

It is conservatively estimated that there are 8,000 marihuana grow operations currently in existence in the Lower Mainland, approximately 2,700 of which are located in the City of Vancouver. Based on a low estimate of 7000 grow operations in the Lower Mainland, the total border value of marihuana grow operations from this region is $2.2 billion annually. To further compound this problem, there are strong indications that organized crime groups are utilizing the profits derived from these illicit operations to finance other criminal enterprises. 

The Community Danger: An Overview

Law enforcement authorities report that weapons seizures at grow operations are not uncommon. Booby trapping of grow operations as a deterrent against thefts or drug-rips has also been encountered by law enforcement officers. For example, Delta Police recently encountered a fused pipe bomb in very close proximity to a jar containing liquid cyanide in the entrance hall of a residential grow operation. An explosion would have resulted in cyanide gas being created and certain death to persons in the vicinity. 

Competition amongst growers is a significant concern. There have been recent incidents of armed home invasions on residents housing marihuana grow operations. Grow operations present additional hazards. There have been approximately fifteen electrocutions of growers in the last five years as a result of improper electrical installations at grow operations. Grow operations can result in extensive damage to premises and the potential of electrical fire as a result of haphazard wiring is high. 

Community Vision & Public Safety
The subject property, 5570 Argyle Street, situated in Kensington-Cedar Cottage (KCC) is a distinct neighbourhood bounded by Broadway Avenue to the north, Nanaimo Street to the west, 41st Avenue to the south, and Fraser Street to the east. The premises is an older single-family dwelling which fronts onto a quiet, tree-lined residential street. Overall, the neighbourhood is well kept up, stable and mature. The subject property is visibly out of character with surrounding residences as it requires basic maintenance and some structural repair, and fits the profile of a typical marihuana grow operation. The subject property can be accessed from the rear alley where children play from time-to-time, and is completely surrounded by single-family dwellings. It is zoned RS- 1S, which limits development to a residential use, with the overall intent of "encouraging neighbourly development."

On July 21, 1998, City Council approved the Kensington-Cedar Cottage Community Vision Directions as part of Vancouver's city-wide plan (referred to hereafter as "CityPlan") to help guide policy decisions, corporate work, priorities, budgets and capital plans in this community. This Vision describes the kind of community that people who live and work in KCC want it to become over the next 20 to 30 years, and how CityPlan directions should be carried out in KCC. Significantly, this Vision is based on all the material from the two major public documents distributed to all households during the program: the Community Vision Choices Survey, and the Vision Highlights and Survey Results. 

In terms of community safety, KCC residents participating in creating this Vision were "particularly concerned about drug-related crime - break-ins, drug dealing, street prostitution - that they feel threaten different parts of KCC." In addition, youth gang activities were identified as a concern. This statement, together with related public policy statements recently endorsed by Mayor and Council regarding safer communities, is the democratic expression of a community standard and establishes critical thresholds for a safe and livable community. 

The Residence

The subject property is a one storey house with a basement. There were three rooms in the basement area that were utilized for growing marihuana. This was a sophisticated 132 plant multi-phased, commercial marihuana grow operation. A CO2 generator was found at the crime scene, further underscoring the sophistication of this operation. 

The electrical wiring, as is the case in the majority of marihuana grow operations in the Lower Mainland, was fashioned in a crude and haphazard manner. The lights were controlled by an electric dial-type timer plugged into the outlet. This timer was set to come on at 6:00 p.m., and go off at 10:00 a.m. in the morning, which is a 16 hours on , eight hours off cycle. The power demand would be at its peak during the nighttime and in the early morning hours when the operation was fully powered up, which would significantly coincide with the increase in normal street activity during the morning hours. 

Endangering the Community
A site visit was conducted at 5570 Argyle Street on April 10, 2000 at 14:30 and again on April 13, 2000 at 8:30 a.m. Pedestrian traffic and street activities deemed common to those hours and in keeping with the residential character of the neighbourhood had occurred, namely; children and youth walked to school, and newspaper carriers, postal carriers, and delivery persons made their daily rounds. 

The writer made several key observations in relation to the assessment of the community danger from the marihuana grow operation at 5570 Argyle Street. The danger was greatly accentuated due to the fact that social, community and leisure facilities are located in the neighbourhood, all of which have extensive community programs and services for children and youth, thereby putting these persons at greater risk. The following community inventory merits closer attention in this report:
  • Tecumseh Elementary School Annex, located at 1551 East 37th Avenue near Dumfries, provides educational services to children from Kindergarten to Grade 3. The Vancouver School Board has a zero tolerance policy regarding crime and violence, and is required to protect students, staff and visitors on school property. Tecumseh elementary students were exposed to added risk from the marihuana grow operation at 5570 Argyle Street, particularly in relation to potential drug-related criminal activity.


  • There are 4 licensed day-care facilities in the area between Knight and Victoria Drive and East 33rd Avenue to East 49th Avenue. The total enrollment in these centres is 52 children. These children were vulnerable to the marihuana grow operation at 5570 Argyle Street, particularly in relation to chemical exposure, electrical and fire hazzards as well as home invasions and drug-rips.


  • Marihuana grow operations are located in rental accommodations that are often found in low-rent districts or high-end houses owned by absentee landlords. Marihuana grow operators typically pay cash in advance for the rental accommodation, thereby squeezing legitimate low-end renters out of the market. This practice serves to reduce the supply of decent and affordable housing for needy people in the City of Vancouver, adding to the current shortfall in housing.


  • The Wilson Heights United Church, located at 41st Avenue and Argyle Street, is a 150 member congregation primarily made up of seniors and young families. Wilson Heights Church offers religious services to approximately 120 parish members every Sunday from 10:00 a.m. to 11:30 a.m., and also provides Sunday school for 20 children during this time. Additionally, Wilson Heights Church offers a wide variety of community outreach programs, including bible study, lifesong, community kitchen and social advocacy. These individuals were also placed at greater risk of danger stemming from the marihuana grow operation at 5570 Argyle Street.


  • The Kensington Community Centre, located at 5175 Dumfries Street, is operated jointly by the Kensington Community Centre and the Vancouver Park Board. Facilities include preschool, youth area, a pool and fitness facilities. Kensington Preschool is open from 9:00 a.m. to 11:30 a.m., and provides educational programs and services to approximately 100 children ranging from three to five years of age. It is the main generator of community activity in KCC, offering an array of social and leisure programs and services geared to adults, youth and children.


  • 5570 Argyle Street is located in the northeast sector of KCC, between Kensington Park and Jones Park, community facilities that are frequented by children and youth. Marihuana grow operators often chose to locate their operations adjacent to city parks in order to diffuse the strong odor of marihuana, obtain defensive sight lines / perimeters, and legitimize the movement of vehicles at the drug house. Drug-dealing and criminal activity often take place on park grounds, putting even greater risk on children and youth.


  • The Ridgeway Bikeway corridor runs along 37th Avenue and turns south along Commercial. This bike route lies east of Argyle Street, and moves a high volume of cyclists through the community. The presence of public parks and bikeways attracts both local and outside recreational users, and placed increasingly more persons at risk from the marihuana grow operation at 5570 Argyle Street.

Conclusion
The marihuana grow operation located at 5570 Argyle Street violated the community standard as defined by and for the residents of Kensington-Cedar Cottage, and placed local area residents - particularly children and youth - at great risk. The marihuana grow operation at 5570 Argyle Street was a clear danger to the community given the haphazard electrical wiring and presence of a CO2 generator on the premises. This criminal operation was knowingly established in a stable residential neighbourhood close to schools, parks, a church and several preschool daycare centres in order to add an air of legitimacy to the drug house. 

Additionally, timers were hastily rigged and set with little regard for the safety of neigbours and innocent passerbys, which included youth and children making their way to school and leisure activities. Given the fact that marihuana grow operations have become a lucrative target for home invasions and drug-rips, this only serves to further underscore the complete disregard for the community welfare by the organized criminal element. 

Respectfully submitted,

Alex Tyakoff, B.A., M.A. (Community Planning)
Tactical Analyst, Quick Response Team (QRT)
Organized Crime Agency of British Columbia