ST. PAUL - Residents living near a vehicle repair shop in the County of St. Paul have voiced concerns following the first reading of a bylaw to rezone the property from Agriculture District to a Light Industrial Residential District.
The property, which is just under five acres in size, is located at SE 25-58-10-W4, which is along Garneau Road, west of Range Road 95. Santech Diesel Performance operates an automotive repair business on the property.
A public hearing was held on July 25 during the County of St. Paul’s council meeting to hear people speak in favour and against the proposed rezoning.
Speaking in opposition to the rezoning was Tina Henderson, who lives adjacent to the property. Henderson said she was against any further development at the property, and when the business began to operate from the location several years ago, it was under the notion that it would be a temporary location until the business built a shop on another property.
Henderson said she and her husband now regret their decision to support the business on the site, citing noise at all hours of the day, safety concerns on the road that runs in front of the residences, and other issues.
The business has been operating under a minor home occupancy permit, which comes with several rules. A minor home occupancy permit means the business should not be noticeable from the outside, but the automotive repair shop is very noticeable with several vehicles parked on the premises.
“It was never supposed to be like this,” said Henderson.
While looking at a map of the area, it was determined that the shop being used by the business and Henderson’s home were only 200 feet apart.
A second resident also spoke against the proposed rezoning, citing many of the same concerns that Henderson voiced.
Speaking in favour of the rezoning was business owner Scott Noel.
“I’m just trying to make a living,” said Noel, adding, several of the concerns expressed during the public hearing are things he believes can be addressed.
He noted that if the rezoning isn’t successful and he is not allowed to continue to operate, it would send a message to other businesses operating in the County of St. Paul.
Noel said if business hours needed to be set, he would work with that. He also spoke about the unloading of vehicles on the public road, noting that it typically happens when other companies are dropping off vehicles and he is not on site to direct them.
Santech Diesel Performance currently employs three people total.
Another resident speaking in favour of the rezoning was the property owner, Charles Lafrance. He noted that he works in the heavy oil industry, and if Santech Diesel Performance wasn’t using the property for its business, he would likely have his own large trucks parked there.
During discussions, Coun. Maxine Fodness spoke, saying she recalled when Noel rezoned a parcel of land in 2013 also in the County of St. Paul, with the goal of building a shop and relocating his business there.
The public hearing was closed at about 12:30 p.m., and the item did not come back to council’s table until later in the afternoon.
When council reconvened after lunch, they discussed the rules around the minor home occupancy permit, which was not the appropriate permit for the business as it is operating. A short video showing the property from the public road was also played for council, showing several vehicles on the property.
Discussing the item with council after the public hearing was Gary Buchanan from the County’s Planning and Development department. Buchanan noted that restrictions could be put on a new permit following the rezoning, such as setting business hours.
“It’s obviously aggravating the neighbourhood,” said Buchanan.
Reeve Glen Ockerman noted that the County of St. Paul cherishes successful business in the community, but considerations must be made for the neighbourhood too.
Coun. Kevin Wirsta recommended rezoning to a Direct Control district instead of Light Industrial Residential, which would allow the business to operate but also gives the municipality the ability to set restrictions.
While some of council agreed that the idea of a Direct Control District could work, others did not support the idea. Coun. Dale Hedrick agreed that parameters should be set, but he did not like the idea of creating a Direct Control District.
Ockerman said he felt the business owner voiced willingness to make some changes, but Fodness noted her ongoing concern over the situation. Fodness said she felt Noel knew he was non-compliant with the minor home occupancy permit, and she supported the idea of a Direct Control District.
Wirsta noted that while the County doesn’t have many Direct Control Districts, this was a unique situation and a unique operation, so it would be warranted.
A motion to have administration meet with Santech Diesel Performance and discuss some of the options available was carried.
