An application to rezone the property of Beale and Inch Construction on York Street in Sackville is back before Tantramar council next week, and councillors will be asked to either approve the change, reject it outright, or ask for changes to the proposal.
Beale and Inch wants to build an addition to their maintenance shop at 146 York Street, but Plan 360 planner Lori Bickford says the only way to allow the expansion is by first rezoning the property. 146 York Street is in a residential zone, and Beale and Inch are currently grandfathered in with a non-conforming use, which limits their ability to expand. And so the application before council is to change the zoning of the site from an R1 residential zone to an industrial zone, with conditions.
Planner Lori Bickford made the case for the rezoning at a public hearing before Tantramar council on September 23, and acknowledged that normally industrial and residential zones do not mix.
“If this was a proposed new location for industrial, it most likely would not be supported,” said Bickford. “Typically, we aim to separate industrial uses from residential activity. However, due to the subject property having been in this location for as long as it has… this is somewhat of a unique situation.” Beale and Inch has operated at 146 York Street for 55 years, according to owner Brett Beale.
The property in question is a large tract that stretches back from York Street, and abuts the back of a series of residential properties along Raworth Heights. Bickford told council that she didn’t think the changes to the property would create “a significant impact on the surrounding area from what it is currently today,” but said to avoid potential conflicts, Plan 360 recommends certain conditions attached to the rezoning.
The conditions include a limit on future development of the property to fit an approved site plan, and to restrict any future change to the use of the property, so that it can only be a construction company, and not any of the other permitted uses permitted in the industrial zone.
Bickford also explained that the company would be required to maintain the treed buffer on their property, extend the length of a berm along the Raworth Heights side of their property, and erect a fence on top of the berm.
‘Extra care and consideration’
A number of Raworth Heights residents were in the gallery for the public hearing, but only one got up to speak. Andrew Wilson summarized a number of issues that he and a group of other residents had brought up in a letter to council.
“The reality is that we do have a business and an industrial property that is situated immediately adjacent to a residential area. So it’s not entirely ideal,” said Wilson. “Extra care and consideration needs to be given to this situation.”
Wilson said residents were concerned with the effects of the rezoning on local property values, about a potential increase to the noise and traffic generated by Beale and Inch, and also the dust and air pollution generated on the site. The letter from residents describes a noticeable layer of dust and grit on windows facing the property, which they say is concerning due to what it indicates about the air quality surrounding their homes.
Wilson told council he felt positive that some of the conditions Bickford had included along with the rezoning would help counter some of the effects residents were worried about, but concerns remained, such as the quality of the treed buffer.
“The existing tree line that’s mentioned in the motion has been much reduced in recent years, and it’s really not adequate as it stands right now,” said Wilson. “That natural barrier between the bordering properties would need to be substantially augmented for it to provide a screen between the properties.”
Wilson also said that residents were concerned for the long term, because the rezoning would apply indefiniltey. Despite the condition Bickford described to limit future changes to the approved site plan, Wilson said citizens were concerned that the conditions might not be followed in the long term.
“How will we know that the restrictions that are set are going to be enforced, in order to maintain the spirit of this new arrangement?” Wilson asked council.
Brett Beale of Beale and Inch was also in the council gallery on September 23, and after councillors had a brief discussion of the matter, Beale asked to speak, and the mayor obliged.
Beale told council that he didn’t feel the expansion of the maintenance building would significantly change the Beale and Inch operation.
“We do have some more staff. We have a few more trucks,” acknowledge Beale, “but we need just a side on our building for maintenance. That’s all we’re asking for.”
Beale said there has been some conflict related to staff starting trucks in the early morning, but also that the construction company’s trucks then leave and return at the end of the day to “get fuel, do whatever they need to do.” The trucks set out to stockpiles kept farther up York Street, and to quarries “scattered around the Sackville area.”
Beale also reminded council that the company has been operating at 146 York for 55 years, and in Sackville for 78 years. He said that Beale and Inch is a significant employer, paying out about $1.5 million in wages every year.
Tantramar council is expected to hear first reading of the rezoning at their meeting Tuesday, and typically will choose to either move ahead or reject the change. But there is a third option.
“Another option that’s not always thrown out,” says planner Lori Bickford, “but Council always has an option to table something and ask for more information. That’s their right to do as well.”
Bickford says that if council requested significant changes to the bylaw, that could trigger the public consultation process again, including evaluation by the Planning, Review and Advisory Committee for the southeast, and a public hearing.
Council meets on Tuesday October 8 at 7pm in council chambers on the second floor of the Tantramar Municipal Office.
