By just one vote, proponents of a ten-unit multi-residential project that would see the old Christian School at 2483 Old Muskoka Road in Utterson repurposed received a green light.
According to the planning report, the property is 1.77 acres in size and is serviced by a private well and septic.
Surrounding residents have expressed concerns about the project and its density in a residential neighbourhood. Primary among their concerns has been the impact ten units could have on surrounding wells.
Robert Neck, a hydrogeologist with GHD, attended the meeting remotely and was asked whether the development would impact neighbouring wells. “The well that we tested was a very good well, provided very ample amount of water for this development, with very little draw-down in the test well itself. The chance of impact on additional, or neighbouring, drilled wells would be very low… any impact on shallow dug wells is not a concern at all. The drilled well is drilled to 100 feet. The dug wells that we monitored were within 10/15 feet of surface, founded on top of bedrock,” he said, adding, “to answer your question, there should not be any reason that this well would hinder any other wells in the area.”
Planning staff were recommending approval of the application and told council that, based on the written responses provided by GHD to concerns expressed by area residents, “Staff have reviewed the response package respecting water supply and based on the responses provided, it appears there is sufficient water capacity to support the proposed use.”
Councillors asked about seasonality, and the hydrogeologist said testing was done in the fall during a typically drier period. Councillors also asked about climate change and were told it is hard to predict what the impact could be. “It’s very difficult to speculate. Certainly, there seems to be drought in some areas of the country, and then other areas seem to have more intense storms, so it’s difficult to speculate what some of the environmental impacts will have on some of the shallow systems,” he said, referring to dug wells. “
Councillors were also told that for developments like the one being proposed, a typical usage of 275 litres per day is generally calculated. Neck said a figure of 7,000 litres per day was used for testing. “We pumped 10,000 to give us a little bit of buffer in a six-hour period. So certainly pumped far more than would be typically used.”
Councillors also heard that if a well were to be impacted by the development, and it could be proven, the owner can seek compensation.
Discussions continued, but when it was put to a vote, the council was split. Mayor Nancy Alcock and councillors Helena Renwick, Cory Clarke, and Monty Clothier voted in favour of the proposal, and Deputy Mayor Dan Armour and councillors Scott Morrison, Dione Schumacher, and Jason FitzGerald voted against it.
Councillor Bob Stone, who also chairs the Planning Council, broke the tie, enabling the project to move forward.
“Good municipal planning demands that we trust the experts who have done due diligence; otherwise, we are simply guessing at what is appropriate,” stated Stone after the meeting.
You can find the planning report HERE.
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There is a saying, “if you don’t like it sue me”. Apparently this is what might happen here if wells go dry.