Development plans raise fears of water and traffic woes
Residents air concerns about rural and town projects increasing population
More than 50 people packed the Trent Hills council chamber on Tuesday evening to make their opinions known on two issues – a plan to sever two lots off a farm on County Rd. 35 and Sunny Life Properties’ plan for an 80-unit apartment building on Church Street in Campbellford.
Derek Woodcock and Karen Finn, owners of 20 Faux Rd., which is at the intersection with County Rd. 35, are seeking permission to sever two lots, one with an entrance on Faux Road and one with an entrance on the county road.
Many neighbours were on hand to oppose the move, largely because of concerns that adding two more properties to the aquifer that provides water to at least 24 homes could cause problems or a shortage of water.
Paul Hazell said that when a well was drilled on his property several years ago it caused the water from his neighbours’ well to become murky.
Marg Sullivan said that she purchased her home during that period and had to spend an unplanned $5,000 to dig a deeper well so she could get clean water.
“I don’t want to face not having potable water again,” she said.
Neighbour Virginia Marshall suggested that there be hydrogeological testing to determine the likely impact of new wells on the aquifer. Some neighbours suggested wells be drilled on the two proposed lots in order to gauge whether the flow would support homes, before the severances are granted.
Director of Planning and Development Jim Peters said wells are not normally required before a severance is granted. Responding to a question from Councillor Rob Pope he said the building code simply says that a property needs a source of potable water.
The Woodcock and Finn property already has two lots severed off it and some neighbours questioned why the municipality would ignore its policy of only two severances per farm. Planner Cameron Law explained that those lots were severed in 1971 or 1972, before the 1974 deadline the municipality uses to grandfather previous changes. This means that two new severances could be permitted under municipal and provincial guidelines.
Neighbours also raised concerns that developing the two lots would result in cutting down many trees and endanger a forest that is filled with birds and wildlife.
Peters said the proposed lots are not in areas identified by the Lower Trent Conservation Authority as environmentally sensitive.
The discussion turned to how many housing units could be built on the two lots. Councillors Dennis Savery and Daniel Giddings expressed concern about the number of residents who could be added to the area.
Planner Law said under provincial policy any rural lot in the municipality could have up to three units, two in one larger home, and a smaller, secondary building. He noted that few people seek permission to add three units, but two is fairly common, often including a granny flat.
“So we could be adding six units to those drawing water from that aquifer,” Savery said.
The largest part of the audience was on hand to hear about Sunny Life’s proposal to build an 80-unit, four-storey apartment building as the first part of its Ferris Heights project. I wrote about the plan here two weeks ago.
Narisu Huhe, director of Sunny Life, said he hopes to start construction on the apartment building in 2025 and complete it in 18 months. In an interview, Huhe said he decided to start the project with the apartment building because the need is so great.
Peters said the goal is to obtain federal funding to cut costs and allow rents to be affordable.
Huhe said the target markets for the entire project are local residents seeking a first home and people from the Toronto who are downsizing.
Neighbour Bruce Thompson and others said changes will be needed to Church Street to cope with the extra traffic for the new subdivision. In addition to the 80 apartments, Sunny Life plans to build 45 detached or semi-detached units.
Thompson asked whether the sewer and water systems on Church Street will have to be replaced and Peters said yes they will be and the roadway will be improved.
Former councillor Joe Watson followed up by asking who would pay for the services, the developer or the town.
Peters said Sunny Life will be responsible for all the infrastructure on its property. Who will pay for the other work was unclear.
Councillor Rick English asked whether the town has the sewer and water capacity to handle the development. Peters said it does and said a complete status report on the systems in Trent Hills will soon be completed.
Councillor Pope said he was concerned that the apartment building was located close to the edge of the property and suggested it should be elsewhere away from neighbours who fear people will be able to see into their homes.
The meeting was the monthly session for planning changes that legally require a public hearing. The planners explain what is proposed, then councillors and the public can ask questions of the planners and the owners. No decisions are made at these sessions, but the planners list all concerns and deal with them before any final proposal is taken to council.
Councillor Gene Brahaney and Deputy Mayor Mike Metcalf were not at the meeting, but all other council members were on hand.
My reason for asking who was paying for utilities charges on the property. Recently out at Nappan Island the Municipality or the developer who knows built a bridge replacing the old one that was taken into the road network when Campbellford amalgated with Seymour. I was on council and the bridge as I remember was certified by Jewell engineering. A new much longer bridge was installed with a pedestrian walkway alongside. Now the Municipality has a charge of 1.7 million that we the taxpayer will have on our taxes.