Neighbours upset termite test site moving into Lorne Beach

What's bugging you? Apparently, for neighbouring property owners, it's the proposal for a termite field test site to be located in Lorne Beach.

The proposal was part of an application by FPInnovations for a zoning bylaw amendment, presented by Bruce County planner Mollie Kuchma at the public meeting, Wednesday night (June 8) in the Kincardine council chamber.

FPInnovations is a national forest products research institute, funded by the federal government, to assist the industry and regulators in ensuring the availability of wood products that are resistant to decay, termites, discolouration and weathering. As part of its work, the organization conducts field testing which involves the installation of test samples of preserved wood.

Kuchma stated in her report that FPInnovations has operated a field test site in the area of Bruce Avenue and Mahood-Johnston Drive, Kincardine, for almost 30 years. However, the termites were driven away by construction in the area and the removal of stumps in the hedge.

As a result, FPInnovations acquired a lot within the Lorne Beach termite management area which was identified as ideally situated for testing preserved wood because it carries an existing termite population and characteristics that are not widely available throughout the entire municipality.

Kuchma said there were no concerns from the circulated agencies. However, there were a number of concerns from neighbouring property owners. Most objected to the testing site being located in a residential neighbourhood, and rejected the notion of putting a commercial use in a residential area.

In response, Kuchma noted that there would be no increase in the termite population. In fact, at the former location, the opposite was true - the termites disappeared altogether. She added that there are no flying termites to be concerned about, and the site would not be attracting termites to the area.

Despite the neighbours' concerns, Kuchma recommended approval of the application.

Dr. Paul Morris of FPInnovations, told council that the test site must be in a residential area because that's where termites "hang out." The organization has operated a test site in Kincardine for more than 25 years and had no problems.

London solicitor Allan Patton, representing neighbouring property owners Ron and Jennifer Coristine, objected to allowing this use which is not permitted by the Kincardine Official Plan, under shoreline development. He stressed that Kincardine's zoning bylaw must conform to the Official Plan. Therefore this facility is not a permitted use as defined in the zoning bylaw.

He added that FPInnovations is not a non-profit organization, but is owned and operated by a private company out of Montreal.

"My client's property is within spitting distance of this property," he said. "This facility could have an unacceptable impact on adjacent properties. There is a risk to my client's property. This is poor land-use policy and should be refused."

Solicitor Julie Paquette, representing FPInnovations, stressed that the organization is not introducing termites to the area; they are already there.

"FPInnovations is not increasing the risk of termites," she said. "The test site is not increasing the population on neighbouring lands. Lorne Beach was declared a termite management area in 2007."

Morris added that the only reason the facility is being relocated is because the termites disappeared at the old Bruce Avenue-Mahood-Johnston Drive location. "If the termites had stayed, we would've stayed," he said.

After considering possible municipal properties, this location in Lorne Beach was selected, and the zoning application prepared, he said.

"So, at the old location, there was no increase in the termite population?" asked councillor Linda McKee.

"No, it actually went down - to zero," said Morris.

Deputy mayor Jacqueline Faubert asked if the facility would attract termites to the site.

"If we believed it would attract termites, there is no way we'd set it up in a residential area," said Morris. "The treated wood is termite-resistant. We place it in the ground and then check to see if it has been affected by termites."

Senior Bruce County planner Leah Barrie clarified compliance issues between the zoning bylaw and Official Plan. And in answer to the question about whether the test site is a commercial use, she said it is not, by definition in the Kincardine zoning bylaw.

Councillor Mike Leggett asked what the site is, if not a commercial use?

Barrie said that will be clarified in the zoning bylaw amendment.

Following the public meeting, council agreed with the planning report, approving the zoning bylaw amendment and allowing the new termite test site in Lorne Beach.