Chair Elaine MacDonald asked if there were any questions and/or comments from PAC.
Councillor Glen Grant asked for clarification with respect to Walton Street and whether it would be a dead end until the next phase of the development.
Development Planner Kaveen Fernando replied that Walton Street will be extended across the entire Phase 2 Subdivision, and the remaining easterly section of Walton Street to Danis Avenue is planned to be connected during Phase 3 of the development.
Councillor Claude McIntosh stated that Walton Street is a dead end right now and asked whether there would be enough room for municipal ploughs to manoeuvre through.
Development Planner Kaveen Fernando replied that the circular radius is wide enough for the ploughs to go through.
Councillor Dean Hollingsworth referred to the “Environmental Status” listed under “Other Technical Reports” on page 17 of the Agenda and asked for clarification as to whether the City would be liable if leaching from the nearby landfill site should occur in the future.
PAC Secretary Mary Joyce-Smith advised this application was circulated to the Ministry of the Environment and that the Planning Division must rely on their findings and commentary. She invited QP Carlos DaSilva to provide further clarifications.
Paterson Group Environmental QP, Carlos DaSilva replied that no concerns were identified in the reports by then consultant Akzo Nobel Chemicals. The bore holes completed in the area did not produce any concerns and everything complied. He added they are aware of the Fire Hall area having some issues but there is nothing of concern for the Phase 2 area. With respect to whether leaching will occur in the future, he responded “not likely”.
Councillor Dean Hollingsworth stated he would vote against the recommendation due to uncertainties regarding environmental issues that may occur in the area within the next 10 years.
Councillor Syd Gardiner said he was also hesitant to support the recommendation as he was not in favour of the wording used by the Ministry of Environment in their comments, “based on my review, it appears that the Developer has addressed…”. He reiterated that “it appears” needs more clarification.
PAC Secretary Mary Joyce-Smith replied that the Ministry of the Environment works with the evidence put forth by the QP, where the science is his domain. Senior Environmental Officer, Ms. Chalmers agrees with the information the QP has put forth to the Ministry.
QP, Carlos DaSilva also added that part of the responsibility of the developer is that if any findings are discovered during construction, they will be addressed and cleaned up. Part of their response to the Ministry of Environment was that there will be a soil management inspection as well as a ground water management inspection completed during construction to confirm that everything complies.
Claude McIntosh added that this project is being built on clean land and not on a landfill site. The former Courtaulds landfill site is further away and not on this property. Regarding concerns expressed about the possibility of leaching occurring from the nearby landfill site within the next 10 years, there is an order by the Ministry that the property will be cleaned up within 10 years, so there is no possibility that leachates will seep into the environment if the property is clean.
Mayor Bernadette Clément asked for clarification with respect to Akzo Nobel Chemicals (now Nouryon Chemicals) and how closely the developers are working with them.
QP, Carlos DaSilva replied that the consultants were given permission to drill bore holes on the land and that information had been shared with them. He added that the lots located close to the Fire Hall will have to be dealt with, all lots are developable, and they are working together to find solutions. They will be able to review the annual report that is produced through the filing of a Freedom of Information Request to the Ministry.
G.M. of Planning, Development & Park, Mark Boileau added that this is a Brownfield site and there are several Brownfield sites in the City which presently accommodate our recreational facilities. The City already has Residential development established on this former Brownfield site on Montreal Road. He concluded that the Ministry of the Environment is an organization not in the habit of easily approving and instead, they are stating that based on their review, there are no environmental issues identified by the QP or materials provided.
Elaine MacDonald added that she was reassured knowing that if anything should be discovered during the development, the Ministry would look after it until they were satisfied. She added it is wonderful to see such a vast piece of land being brought back into the City. She then asked if there were any questions from the public.
Cornwall resident Mr. Paul Robertson had concerns regarding increased traffic flows that will occur when the developer completes the eastern portion of Walton Street by providing a secondary access.
G.M. of Planning, Development & Park, Mark Boileau replied that initially there will be an increase in traffic flow, however, with the future implementation of the collector and the arterial roads, the traffic will be alleviated on Walton Street.
Mr. Marc Brisson clarified that they were advised by the Ministry of the Environment to extend south to Nick Kaneb Drive and connect to Montreal Road and reiterated that they did not want the development to extend north.
PAC Secretary Mary Joyce-Smith advised that she will have to confirm with the City’s Traffic Engineer, Enrique Kamm as he is of the understanding that there will be a connection to Danis Street.
Following a further brief discussion, it was moved, that the recommendation be approved as listed below:
(a) That approval be given to the Draft Plan of Subdivision prepared by K. Adams Surveying LTD. O.L.S., Ontario Land Surveyor., dated June 10th, 2020, on the lands located on the East ½ of Lot 5 and Part of Lot 4, Concession 1, and comprising approximately of 2.38 Ha (5.9 acres) of land, referred to as Belfort Subdivision Phase 2. This plan will provide for 21 Single Detached Dwelling lots and 10 Semi-Detached Dwelling lots (20 units), Blocks 1 & 2 will accommodate a pedestrian link and a .03m R.O.W reserve. This Draft Plan will be subject to the fulfilment of the Draft Plan Conditions, as shown in Appendix A, attached to the report and subject to the associated Zoning Amendments coming into effect; and
(b) That the subject lands be rezoned from Manufacturing 20 with a Hold (MFR 20 (H)) to Residential 20 with Exceptions (RES 20 EXC), as detailed in this report.; and
(c) That lands located on the East ½ of Lot 5 and Part of Lot 4, Concession 1, and comprising approximatively of 2.38 Ha (5.9 acres) of land, referred to as Belfort Subdivision Phase 2, be rezoned from Manufacturing 20 with a Hold (MFR 20 (H)) to Residential 20 with Exceptions (RES 20 EXC); the following site-specific exceptions will apply.
Single Detached Dwellings:
Minimum Side Yard Setbacks = 1.21 metres
Minimum Rear Yard Setback = 8 metres, and a Lot Occupancy of 38%
Semi-Detached Dwellings:
Minimum Side Yard Setbacks = 1.21 metres
Minimum Rear Yard Setback = 8 metres