What's The Future of Industry On The Nechako? One Man's Opinion
By Ben Meisner
There was a compelling case to be made on behalf of the two Prince George businesses operating along the Nechako River near a proposed new housing development.
Howie's Marine has been at that location much longer than any of the homes or condominiums that have been built or proposed in that area along the Nechako. At one time, Howie's had the only boat launch in this city for rescue along the Fraser and Nechako and until that launch was abused, remained open to the public. Howie's has every right to remain at that location as a flourishing business , not governed by the future dictates of a residential neighborhood which may try to make a claim that they are too noisy, or that they take up river frontage that should be residential . It is important that the Council of today address any possible future problem by ensuring Howie's future is cast in stone.
It doesn't end there; Pacific Western Brewery has a very solid argument as well. It located on the site long before any residence was established in the neighborhood. It is a brewery and it smells like a brewery, that is why that location was chosen, because of the fresh spring for water for the product. Ten years from now, with a new Council in place, to say PWB is no longer welcome in that part of the city would be a double cross. PWB must be ensured of a future at that location free to sell to a new owner and to operate at their will. Just grandfathering the present zoning is not enough if future Councils could then say the moment the property sells it could be put into a different zoning category. Look no further than a proposal to move the property mark on river property by redefining the bank line as sufficient reason to be suspicious.
Howie's Marine and Pacific Western Brewery were there long before development occurred along the river in that area, they must be guaranteed their future is not disturbed at the will of new residential neighbours, or a different City Council.
I’m Meisner and that’s one man’s opinion.
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Posted by: Chadermando on June 13 2007 2:45 PM
The first thing that hit me is the formality with which George Paul was received. I recall that a previous appearance by him was considerably more relaxed and “informal”. Most people whom Council knows are not met with such formality. It looked to me that they wished to keep the appearance of distancing themselves as much as possible from the fact that the recently retired City Manager was acting as the spokesperson for the party wishing the rezoning.
Next we have the key issue: the removal of the C5 (visitor commercial - restaurant, motel, etc.) zoning which acts as a buffer between the light industrial of Howie’s and the RM1 of the existing residential project to the west.
When advised of the concern by Howie’s that they create noise on their property such as repairing small engine machines such as snowmobiles, Council was advised wrongly, in my opinion, that the new development will be able to be designed to mitigate that noise. Nothing could be further from the truth. High volume noise, such as made by snowmobile engines, is most effectively and VERY effectively handled by mufflering at source using various techniques, including allowing repairs only in enclosed buildings with all openings closed. People in housing will still sit outside on their porches, walk about their property, open windows for ventilation, etc. etc. One cannot place them in hermetically sealed bubbles. Trees also will not reduce the sound, especially when they are prone to bug attacks and can die. I wonder, for instance, whether residents who back onto Hwy 16 west just south of the Casino notice the difference with the substantial tree cover removal there due to the MPB infestation.
This points out once more that we need three things to happen in this community. One, to have a better noise bylaw. Two, to have better processes in place which will assess proposed zoning changes such as this against parameters which are being changed as a result of such rezoning – in this case the well thought out notion that there should be a buffer zone between residential and industrial has to be tested against dealing with such issues as noise, smells, unsightliness. Three, to send all Councillors, Mayor, and appropriate staff to a seminar put on by an acoustic engineer to explain to them in lay terms what can and cannot be done in order to mitigate noise from neighbouring properties. The “advice” received made me shake my head in disbelief.
Then there is the issue of future pressure on the existing industrial zoned properties. Both are there for legitimate reasons. While another spot further down the river could be found for an operation such as Howie’s, that is not the case for the brewery. In fact, given the occasional “smell” of the Brewery and some mechanical noise, as well as possible noise from shipping operations, the distance to residential should not be reduced since it would put pressure on the industrial operation as people move in. The business operators saw that because they see it happening to other businesses. They were happy to keep things the way they were. Council decided, however, to change the goal posts on Monday night. If I were a businessman in that area, that would have changed my comfort zone considerably for the worse.
I wonder when the proponents will be asking for the closure of Pozer Road so that they can buy it from the City and increase the number of units they can build?