Sunny Life apartments move ahead
Severance approved to clear way for affordable housing grant
Trent Hills council has approved the severance of a 1.2-hectare piece of a Church Avenue subdivision where Sunny Life Properties Inc. wants to build an 80-unit apartment building.
The three-storey, four-level complex with one- and two-bedroom units, will be in the middle of a subdivision with 44 other homes.
Sunny Life will be required to build internal roads that connect to the severed piece, which is surrounded by the subdivision. The roads must be built to municipal standards but won’t be assumed by the town until the project is completed.
By getting the severance now, Sunny Life will be able to apply for a federal affordable housing grant for that piece, rather than the entire subdivision, Planner Cameron Law told council.
The proposal was part of a public hearing on Oct. 1 and Law said most of the objections or concerns that nearby residents had with the project will be dealt with as the subdivision moves ahead.
For example, the internal road system that was planned will not accommodate the extra traffic from the apartment building, so Sunny Life is undertaking a traffic analysis.
As well, needed improvements to the sewer and water systems will be considered later as part of a zoning by-law amendment.
“The applicant wants the land the apartment block will be located on for the purposes of applying for federal affordable housing grants and programs, so that they are not placed against the entirety of the development,” Law wrote in a report. “As the plan of subdivision is still in the draft approval phase, the land cannot yet be divided or sold without council's consent.”
The apartment building is located on what was originally planned to be park space. Planning Director Jim Peters said the subdivision still will have sufficient park area and amenities since it had 40-45 per cent open space, well above the mandated 30 per cent.
One of the concerns at the public meeting was whether the town’s water and sewer systems had the capacity for such a development.
In his report, Law says, “Currently, a full water and sewage capacity (study) for the town of Campbellford is underway. Estimated capacity for both water and sanitary services within the town exceeds the demands of this site and the other in-progress developments around Campbellford.”
“This is certainly the type of housing we need here,” said Councillor Rob Pope.
Water capacity study required to obtain severances
After hearing from neighbours worried about a possible impact on their wells, Trent Hills council has ordered property owners who want two severances to create lots at Faux Road and County Road 35 to undertake a hydrogeological study.
Derek Woodcock and Karen Finn sought approval to sever two heavily wooded lots, one on Faux Road and one on County Road 35 from their property. At a public hearing on October 1 several neighbours expressed concern that allowing new wells to be drilled could reduce their water supply or stir up silt.
The town’s planning department recommended the owners get an environmental consultant to study the situation before a severance is finalized. Planning Coordinator Liz Stillman said the town has only made one similar request, a few years ago when neighbours expressed fears about a severance on Portage Street in Campbellford.
“Based on the public concerns received regarding the potential impact of additional well(s), staff have recommended that the applicants obtain the services of a qualified environmental consultant to prepare and provide a desktop hydrogeological and servicing assessment,” Stillman’s report to council said.
“A satisfactory study by a qualified environmental consultant would demonstrate that the proposed severed parcels have sufficient area to support the additional wells and septic systems and reduce the impacts of development on existing properties/dwellings/uses.”
Stillman explained that the study done for Portage Street resulted in a site visit by the consultant, testing that determined the location and depth of the aquifers, and a study of existing wells and their capacity.
Stillman noted that municipalities do not regulate wells, that is up to the Ministry of the Environment, Conservation and Parks.
Councillor Rick English pointed out that Amy Jeninga had been forced to drill two wells on her property just west of this property in order to get approval for her plans to build several short-term rental cabins.
Planning Director Jim Peters said Jeninga needed to do those studies because of the potential number of users. She is being required to install a holding tank to ensure sufficient water supply.
Stillman said the planning department will meet with the environmental consultant to ensure they are aware of the information the town needs to obtain.
After a lengthy discussion, council voted to approve the two severances, subject to a satisfactory water study.
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