But the 129-acre property, located west of Errington Avenue, is near a flood plain associated with the Whitson River. As a result, the development must conform to the city's flood plain regulations. Those rules dictate, among other things, that residential units must be a minimum of 30 metres from the flood line, located on the northeast section of the property.
That's because it's illegal to try and build anything on a flood line, unless it's meant to improve drainage. While recommending approval of the rezoning application, the staff report includes 30 conditions that must be met. They include choosing appropriate street names for the major development, contributing to the cost of building sidewalks along the western side of Errignton Avenue, and paying for all street lights.
The developer is Vytis Lands Ltd., which based in Kagawong on Manitoulin Island, but has an office in Chelmsford.
“The lands are relatively flat, with no significant changes in elevation,” the staff report on the project says. “Whitson Tributary III crosses a northerly portion of the site, draining in a southwesterly direction.”
Much of the vegetation has been cleared from the property, which is traversed by several walking trails. Considering the size of the development once completed, the report said it would have a significant impact on traffic in the area.
“A development of this size is expected to generate approximately 3,450 vehicle trips on an average weekday,” the report says. “A traffic impact study … indicates that the majority of traffic will access the subdivision via Errington Avenue.”
By 2019, that part of Errington will see 300 cars an hour during peak traffic times, five times as many compared with current traffic.
Also to gain approval, the developer must prepare lot grading and drainage plans, detailed stormwater management plans, a siltation control plan and a soils study to determine whether the soil can withstand such a large development.
Because of its size and proximity to the river, groups such as Liveable Sudbury are calling for more public consultation before the plan is approved.
“In addition, it will be especially important to include sustainable mobility in the subdivision design,” writes Naomi Grant, chair of Liveable Sudbury.
The land is currently zoned for future development. Vytis Lands wants it partly rezoned for low density development, and medium density for the apartment building. The issue will be debated at Monday's planning committee meeting at Tom Davies Square, beginning at 5:30 p.m.
Members of the public are allowed to make short presentations on these types of development, before the public hearing is closed and city councillors vote. All decisions must be ratified by a vote by city council.