ST. PAUL – The proposed rezoning of a piece land from Urban Development District to Industrial District passed the second and third readings during the Town of St. Paul regular council meeting on Oct. 10.
The property is located at 5401-46 Street, and north of the area is Garneau Lake. The St. Paul Lions Soccer Fields are nearby, along with the Iron Horse Trail on the south, which serves as a buffer for residential properties south of the subject site.
The rezoning has been proposed by CSN Black Ace, a local business that is looking to build a new shop and expand its operations, specifically for an automotive body repair and paint shop.
The first reading of the proposed rezoning was approved during a previous council meeting on June 26. There was also a public hearing held during the July 24 council meeting.
Following the first reading and the public hearing, Town administration prepared a report that includes research on follow-up questions posed by council during the public hearing, as well as further information provided by administration.
Aline Brousseau, Director of Planning & Legislative Services, presented the report to council on Oct. 10, indicating that the rezoning complies with the policy in the Municipal Development Plan (MDP), and that it is also located within the business employment area in the Town’s Future Land Use Map in the MDP.
The location also matches the purpose of the Industrial District Zoning, being that it provides opportunities for “light industrial and manufacturing uses, with heavier industry permitted in approved locations,” said Brousseau.
Among the biggest concerns heard during the public hearing was alleged contamination at the site.
According to Brousseau, there is no evidence of contamination of the property, following Phase I of an environmental site assessment. The assessment was conducted by a qualified engineer under the Environmental Protection and Enhancement Act (EPEA) and Canadian Standards Association standard.
Phase II would be recommended if there were areas of potential environmental concerns present on the site. Phase II was not recommended by the engineer.
Another big concern raised during the public hearing was the environmental impact of the automotive body repair and paint shop.
During the public hearing, Corwin Robinson, owner of CSN Black Ace, said that CSN Black Ace operates in an environmentally friendly manner with the products it uses. He said many products in the autobody repair industry have been created to be more environmentally friendly, and that all equipment used by the shop was created to prevent environmental damage.
“People are thinking that this is a collision shop that is going to be extravagant, [with] piles of garbage everywhere,” said Robinson, at the time. He explained garbage is constantly being hauled away from the current location, and they are always looking for ways to improve the environment and keep a clean operation.
Council asked for specific details about paint use following the July public hearing. Included in the report presented to council was more information about the specific legal framework and guidelines regarding paint waste management and use, in compliance with Environment Alberta, Environmental Services Association of Alberta, and Alberta Recycling.
According to the report, the creation of an automotive body repair and paint shop on the property would not have a detrimental effect on humans or the environment.
But as the site is within 150 feet from Garneau Lake, buffering measures will be required during the business development permit approval to mitigate any potential environmental impacts.
The development permit process is different from the rezoning process.
Coun. Brad Eamon motioned to pass the second reading, which was carried, and Coun. Ron Boisvert’s motion to pass the third reading, was also carried.
Coun. Norm Noel abstained from voting as he was not present during the public hearing in July.
Coun. Nathan Taylor maintained his position that council needs to take into consideration the potential future owners of the land.
“I'm not concerned about the lake or runoff from this particular business... or industrial businesses because we have stringent environmental standards. I'm not concerned about the business owner who brought this forward... because I believe that they will work well with their neighbors,” said Taylor.
“But I do have concerns, not about the current potential business owner, but future business owners,” said Taylor, explaining council must consider this matter not in the context of what's being proposed to be built at the location right now, but also what could be built there in the future.
All councillors voted in favour of the motions with the exception of Taylor. Passing the third reading means industrial or commercial types of development may occur at the location.
