A public meeting was held in Saugeen Shores on Tuesday, February 20th, regarding the application made by Carson’s Plumbing Supply to have a zoning amendment made that would allow the company to expand its facility.
The 40-year-old company located on Goderich Street (near Devonshire St.) in Port Elgin has applied for the amendment that would see a re-zoning of land from Agricultural Areas with Exceptions, and to rezone that same area from Agricultural (A) to Agricultural Commercial Special with Holding (AC2-x-H).
According to Bruce County Planner Corinna Smith, some 31 written responses were received from residents along with an on-line petition with most raising concerns and objecting to the application.
When the application was first initiated, several residents were in opposition to the location of the proposed facility.
At the public meeting, Deputy Mayor Diane Huber pointed out that there would be no deliberation or approval of the application and that it would be forthcoming at a future meeting.
Planner Corinna Smith said that the County was looking to receive comments from the public. The purpose of the re-zoning is to designate 13 hectares of 50 from agricultural to agricultural special with a holding provision that would include an environmental assessment.
The application will permit a concrete manufacturing plant with outdoor storage, parking and a storm water management pond, and a future polyvinyl chloride (PVC) manufacturing facility.
According to the Planner, the applicant Carsons had considered several other locations and several considerations had been given to the application:
- Non-Agricultural uses in prime Agricultural areas
- Zoning By-law Amendment
- Archaeological potential
- Compatibility
- Roadways and access
- Sewer and water services
- Stormater management
- Economic development
The planner also explained that when an application is received they reach out to a “broad range of agencies including:
Town of Saugeen Shores
Bruce County Transportation and Environmental Services
Ministry of Transportation
Saugeen Valley Conservation Authority
Source Water Protection Risk Management Office
Saugeen Ojibway Nation
Historic Saugeen Metis
Hyrdo One
Enbridge Gas Inc.
Although the public meeting was for information purposes, Smith pointed out that it was also to gather information, regroup with town staff and gather information from other agencies and the applicant. She said that there will be another public meeting for the purpose of the County Official Plan amendment and that a notice will be distributed to surrounding land owners and member so of the public who have expressed an interest in the application. “A public meeting before County Council has not been scheduled but when it is members of the public will receive the notice but it won’t be a public meeting and will just be for information and County staff will be making the recommendation that will be brought back to Saugeen Shores Council for a decision.”
Dana Kieffer on behalf of Cobide Engineering, and applicant Carson’s Supply, said that Carson’s would retain their current location with the majority of manufacturing being moved to the proposed location, which is 53 hectares in total. According to Kieffer, it is the western side of the property or 13 hectares that is being proposed for the development.
According to Kieffer, if the property is re-designated to ‘rural’ in the Official Plan update, it would then allow an industrial use in an agricultural area. The re-zoning would allow a concrete manufacturing plant and additional open storage. Although an Archeological Study is required, a hold would be put in place until Spring. In addition, potable water would be supplied by the municipality with industrial use water provided by a well, and a private septic system would be in place. A proposed storm water management system would be outlet to Hwy. 21.
Kieffer went on to explain that the vinyl chloride used comes in a pellet form which is then melted down and formed into PVC shaped before being shipped. When it comes to residential usage surrounding the property, Kieffer said that the proposed facility would be set back including 81 metres for the storage from the property line.
In summary, Kieffer pointed out that, under the Provincial Policy Statement (PPS) and as per ‘Plan the Bruce: Good Growth Report’, the Town of Saugeen Shores has a project shortfall of employment lands over the planning term and that there is a lack of larger employment parcels Bruce County wide. In addition, several other locations had been considered but none were found to be suitable.
Resident Wanda Dzerzenowski said that she had concerns over the toxicity of the chemicals that would be used in manufacturing, the heavy traffic along Bruce Rd. 3 for industrial transportation and also the high accident incidents that have occurred at the intersection of Bruce Rd. 3 and Carlisle Street. “It is also a high traffic area for tourists in the summer and I am concerned about the volatility of compounds used in the manufacture of concrete … (regarding PVC) if there was a fire would our fire service and hospital be able to handle it?” She listed the many toxins involved in PVC production saying that , “… hydro chloride and highly toxic gas that can cause permanent respiratory damage. Dioxin is the most dangerous man-made carcinogen that will persist in the environment through long periods of time and PVC is the largest contributor to the world’s dioxin.”
She also added that vinyl chloride, a major component of PVC, is a potentially explosive gas that can enter drinking water when released from PVC pipes. “How large will the storm water management pond be and how will it be maintained, cleaned and how will the water be protected from neighbouring areas? Water finds its way where it needs to go. How could a community of Saugeen Shores even consider something like this if the County of Bruce and Saugeen Township have not prepared the area for growth and by creating an industrial zone? Why do communities or rural people, agriculture, flora and fauna have to deal with these sorts of things? It this is a project that goes through and sets a precedent for other areas, where people have built their homes that will be devalued and where they wanted the peace and quiet of a rural area. it is really unfair to make rural agricultural areas have to deal with this sort of thing.”
Resident Rachel Buhler said that “it doesn’t make any sense to turn agricultural land into industrial usage.”
Although it was an informational meeting, Councillors had several questions.
Councillor Rachel Stack asked if any other locations had been considered for the proposed facility and what visual barriers will be in place.
Kieffer said that the applicant had, in fact, applied to have the facility in the new Innovation Park but had been turned down as it was not seen as consistent with the concept of the park. In addition, the location being applied for met all the requirements needed including a highway network for shipping and a base power load.
Councillor John Divinski asked what the hours of operation will be and employment.
A. Concrete – five days a week 7AM to 5PM with 50 additional positions.
Vice-deputy Mayor Mike Myatt;
We have not done a very good job with the Innovation Park and now are looking at this application and concerns of member of the public. Is it possible to keep the surface water run-off from entering the ground water?
Q. Are we equipped to handle a fire with its toxins and a possible explosion? How involved is the Ministry of the Environment and what regulations are there for stringent controls?
A. A permit is not required for manufacturing.
To view and listen to the meeting and all Councillor questions, CLICK HERE>
Deputy Mayor Diane Huber said that areas of concern are the hospital and the fire service capability. “I am sure there will be direct information from the Fire Chief following this meeting.”
Planner Corinna Smith said that the input from the meeting will be reviewed with County staff and discussed with the applicant for additional information before a recommendation is taken forward. A report will be brought forward to County Council and then come back to Council for a decision on the re-zoning amendment.
