The possibility of drainage issues, increased traffic and diminished property values are among the concerns of a pair of Teulon residents who are speaking out against a proposed vehicle storage compound.
Rockwood Wrecking and Recovery is seeking conditional use approval to set up a 190-foot by 100-foot vehicle storage compound area along Highway 7. The compound would be enclosed by a commercial-grade slatted chain link fence and would serve as a storage space for vehicles that the company picks up for Manitoba Public Insurance and for vehicle impoundment.
Debbie Kozyra of DRK Consulting represents two clients who are concerned about the proposed compound, which would be located next to their property.
“This proposal will not bring any more tax dollars to the town — you cannot tax a fence or vehicles. Currently taxes are being paid on the subject property and this will not increase with allowing Rockwood Wrecking to put a storage compound on the land,” Kozyra wrote in a letter to Teulon council on behalf of her clients.
“This proposal will lower the property values of the adjoining residents. No one is going to purchase these homes with a wrecked car compound next door. Who is going to compensate the current residents for the loss of value on their homes and property?”
She also cited noise and nuisance as concerns to adjoining property owners, as well as an increased risk of accidents, traffic and congestion. Other concerns include front setbacks, potential increase in crime, lighting, environmental impacts and possible hazards of a fire on site.
In addition, Kozyra’s clients are concerned about the close proximity of the proposed storage compound to their residence, which could lead visitors to believe that they’re associated with the business. She said these concerns stem from a driveway on Highway 7 shared with the compound, which won’t have staff working on site.
For her clients, another big concern centres on drainage.
“If you remember the rains of 2023, my clients’ home was flooded when the culvert backed up on Highway 7 and 7th Avenue. This caused extensive damage to their home and property. No plans have been shown as to where the subject property will drain to. Most logical would be to drain to the ditch along Highway 7,” Kozyra wrote to council.
“This could also pose a threat of another flood to my clients’ home. There is no way to contain all spills in a compound with drop mats. Heavy rains will wash chemicals to the drainage system. It could also carry hazardous chemicals such as oil, gas and antifreeze to Crescent Creek at the edge of town. This would be an environmental nightmare to the creek.”
She believes the proposed vehicle storage compound would be better suited for an industrial park.
“This type of development is not what you want to see as you travel into Teulon, and it should be located in an area which has less traffic,” she added. “This proposal will be a disturbance to the adjoining residences who have invested a lot of their hard-earned dollars into their properties and homes.”
The applicant’s letter of intent states that spill containment practices would be in place using spill kits and absorbent materials to prevent any potential leaks. The vehicles wouldn’t be dismantled on the property, nor would they be stacked or put on racking. A maximum of 50 vehicles would be stored on site.
Shrubs and trees would line the north and west side, and the commercial-grade chain link fence with black slats would create a barrier from being able to see inside the compound.
The business would mainly operate from 8:30 a.m. to 5:30 p.m. Monday to Friday, with occasional after-hours access for employees only. Access to the compound would be by appointment only. Frequency of movement in and out of the compound would vary daily.
Rockwood Wrecking and Recovery declined to comment.
A public hearing took place on Tuesday, March 10. Teulon council will likely make a decision at their April 14 meeting.
