Townhouses to be built around the cat’s corner of the closed Taro West Stoney Creek quarry landfill will require radon coatings on the foundation walls to prevent possible methane gas leaks from the site, now a dog park.
The conditions of approval for the 25 condominium townhouses on the southeast corner of First Road West and Mud Street also include disclaimer clauses informing buyers of potential noise and odor impacts from the industrial landfill from the Taro East quarry to the north.
To dampen traffic noise, rear yards along Mud Street will have three-metre sound walls, while those next to an adjacent stormwater pond along the western edge will have two-metre walls.
City planner Charlie Toman said development will not proceed until landlord 256 First Road West Inc. implements protective measures recommended by a landfill impact assessment and demonstrates that the sewer capacity is sufficient.
He said a recent notice of the plan, circulated to 46 nearby homeowners, generated a letter of objection favoring single-family homes like those in the surrounding neighborhood.
But Toman said the townhouse development on the 0.54 hectare site can be supported as it is consistent with provincial planning policies and the city’s official plan for the area.
“The proposed development represents good planning, providing compatible, low-density development in a compact and efficient form,” he told councilors at the May 31 planning committee meeting.
“It enhances and extends the neighborhood’s streetscape, and it provides additional housing opportunities in the area.”
First Road West resident Mirella Wise, the only resident to speak on the plan, told councilors she feared left-turning vehicles on the survey’s private road could create a bottleneck at the corner.
Com. Maria Pearson, who is handling the file on behalf of the region Coun. Brad Clark, said she would take the concern to a development review board.
Clark declared a conflict of interest because the developer is represented by Urban Solutions planning consultants and his son has a business relationship with senior consultant Sergio Manchia.
Scott Beedie, the Urban Solutions consultant on the project, said a ‘divert island’ at the survey entrance will ensure motorists can only exit onto First Road West, which will also be widened by three meters the along the survey property line.
Development, which won the unanimous support of the planning committeerequires 14 changes to its new multiple residential zoning, including on parking, setbacks, landscaping and housing density, a staff report says.
It will offer 12 visitor parking spaces.
The staff report notes that the landfill impact assessment recommends that if dewatering is required during construction, water should be sampled before being discharged to sewer as it may contain leachate migrating from Taro’s old landfill.
The leachate, created when water flows through the waste, poses a low risk to future residents of the survey as they will be using city water and the contamination is only in the deeper aquifer of the city. property, the city report said.
Unlike the working Taro landfill, the old landfill had no engineered lining system and only added venting to contain methane after it caught fire in January 1993, causing nearby homes to be temporarily evacuated. on Branthaven Drive.
The 23-hectare site closed in late 1995 and was covered in clay before reopening as a dog park in June 2015.