Mapleton council will await a more detailed site plan and a traffic study before deciding on a rezoning that would allow a tire sales and repair shop on a three-acre parcel of land along McGivern Street (Wellington Road 10) across from Maryborough Public School.
At a public meeting on Oct. 10, Wellington County senior planner Curtis Marshall explained the rezoning of the property would permit Moorefield Tire to build a shop for retail sales and repair of car, truck and agricultural tires.
The amendment would also permit the use of private septic services on a temporary basis. The rezoning is a condition of a severance application granted provisional consent by the Wellington County land division committee.
In a report, Marshall advised council the proposed use is not permitted by the current commercial zoning. He noted the township’s zoning bylaw also requires development within urban areas be serviced by municipal water and sewer. Use of a private septic system until municipal sewage capacity becomes available is proposed.
Marshall told council concerns have been raised by local residents.
“As part of the severance application, we’ve heard concerns from neighbouring residents regarding noise, screening landscaping, storage, buffering and traffic from the new use,” he said.
“In light of these concerns and site design and compatibility policies within the county, we are recommending the applicant submit a revised site plan.”
Marshall also pointed out a traffic study has been requested by the county engineering department.
“We are recommending that council not make a decision on this application until this information has been received,” he stated.
CAO Brad McRoberts read a letter from local residents Tom and Cindy Wood indicating concerns about noise generated from “a great deal of outside activity,” and increased traffic in the area of the school causing “a safety issue for our children.”
Lloyd Brubacher of Moorefield Tire said part of the reason the group wants to move is to expand to reduce the need for outdoor work at the company’s current facility on Concession 8 in Moorefield.
“Were out of space there and we don’t have enough room, so that’s the whole idea … The building that I’m proposing is definitely larger and the backyard is quite a bit larger so all the activity will be behind the proposed fence,” said Brubacher.
“The majority of the work will be indoors. My workers think fixing tires is hard enough work, let alone out in the rain and snow and whatever.”
In response to traffic concerns, Brubacher stated, “Moorefield is reasonably small and I’m not a huge business. I’m willing to work with whoever understands that. Cars are cars and the road is there to use, but whatever we need to work on there …”
Applicant Bill Van Andel, the current owner of the subject lands, said keeping the business local is good for the community.
“The reason that I think Lloyd asked us to make that piece of land available is that he definitely wants to stay in Moorefield with his business. For him it’s a strategic area,” he said.
“As Moorefielders we like to see business, we like to see Moorefield as a nice town, a growing town … A business like Moorefield Tire creates employment,” added Van Andel.
A couple of community members expressed concerns about the proposal during the public meeting.
“I’m for the plant staying in Moorefield, but with it right across from the school I’m wondering … how fast people will be going and what the traffic will be?” said Jordan Nykamp, who also expressed concerns about noise potential.
Brubacher responded he doesn’t believe his business would generate any more noise than the nearby Murray Group/Miller Group operation and stressed “the majority of the work would be done inside.”
“I have no problem with Moorefield Tire expanding their business in Moorefield, but I feel that’s not the spot for it,” said McGivern Street resident Tim Bates.
“There will be 50-foot trailers in and out and heavy tractors with manure tanks across the back heading out right in front of our school.”
Bates added that “50-foot tire racks” would create “an eyesore” in the neighbourhood.
Councillor Dennis Craven asked what type of fencing would be erected.
“What I’m picturing is enclosed and not just your chain link fence but more of a solid board enclosed fence and probably eight feet high,” said Brubacher.
He added tire racks at the new facility would be only two layers high, rather than three layers at the current facility – “slightly higher than the fence, but much lower than we have now.”
Craven said, “So we’re going to see hardly anything other than fence and a building.”
Councillor Michael Martin, who lives across the road from the proposed development and objected to the original severance application, said he shares many of the concerns outlined in the planning report and expressed by residents at the meeting.
Martin said he feels an operation of this nature “belongs in an industrial park.” Martin stated, “With a school right across the road, it’s best served in an industrial park where all these concerns would be alleviated.”
Acknowledging council still hasn’t opened a second phase of the Drayton Industrial Park, where the final available lot was sold in 2016, Martin said council should focus on making such lands available.
“That’s where I think this council needs to work to support local business,” he stated.
Council approved a resolution directing planning staff to prepare a follow-up report and a draft zoning bylaw amendment for consideration once it receives a traffic study and a more detailed site plan addressing landscaping, buffering and screening.
