Four months after its Rockwood stormwater pond gave way and flooded nearby homes, the developer of a Harris Street subdivision has again come under fire from Guelph-Eramosa council.
A report presented to council on May 6 from township engineers R.J. Burnside and Associates reveals the majority of lateral sewer connections from lots in phase one of the Noble Ridge subdivision do not meet provincial standards.
“While the standard requires laterals to enter the sewer at 10 o’clock and 2 o’clock positions, the actual connections were made in the horizontal plane,” R.J. Burnside engineer Carley Dixon said in her report to council.
She later added that video inspection revealed about “95 per cent” of the 130 units in phase one of the Charleston Homes development have the improper connections.
That revelation drew some sharp criticism from councillors.
“This whole thing was rushed and now it’s not done right,” said councillor Corey Woods. “I don’t see why we should accept this if it’s not right.”
Woods wondered aloud how long the provincial sewer standards have been in place, prompting R.J. Burnside engineer Gord Feniak to reply, “forever” – meaning at least 20 years.
“Then why wasn’t it done right?” asked Woods.
Feniak replied, “I can’t answer that.”
Charlie Kuiken, president of Charleston Homes, said he was just recently informed of the improper connections. He told council he has contacted his company’s engineer in an attempt to get some answers. (Amec is Charleston’s engineers, while the contractor was Drexler Construction Limited.)
Councillors seemed particularly perturbed by the fact Charleston Homes officials were in attendance seeking a reduction – from just under $3.3 million to less than $1.2 million – in the letter of credit required by the township for the subdivision agreement.
Approval of the reduction would mean the township grants “preliminary acceptance” of the work completed in phase one of the subdivision – including the improper sewer connections.
“Do you think that’s right?” asked councillor David Wolk.
Kuiken replied the township would still hold a “significant” amount of money from Charleston Homes (the reduced $1,157,000 letter of credit).
“In your estimation, maybe,” Wolk said sternly.
Councillor Doug Breen said if a contractor did such improper work for him personally “there’d be hell to pay.”
He noted if council allows the subdivision to proceed now the township will eventually have to assume the subdivision, which could mean problems for future councils – not to mention residents.
“I’m absolutely dumbfounded,” Breen said of the improper sewer connections.
Andrew Mulder, manager of land development and planning for Charleston Homes, said the sloped topography of the 40-acre property could help mitigate the improper connections.
“It’s going to flow substantially well,” Mulder said.
In her report Dixon stated the improper connections do “not compromise the long-term stability of the system, but it could lead to increased flushing frequency.”
She suggested the township could extend by one year the maintenance period required of the developer “with potential financial compensation.”
But township officials were not convinced of that approach.
“The last thing we want is any smell in that subdivision – ever,” said White. He later added, “It’s unacceptable; we can’t go down this road … it’s brand new, it should work perfectly.”
Councillors Wolk, Woods and John Scott said they favour forcing the developer to “fix it,” which would entail digging up the first layer of asphalt and also disturbing curbs and gutters, in addition to underground electrical work already in place.
Breen said he is also leaning that way, though he may be convinced otherwise by sound engineering advice.
Yet when Breen asked if Feniak, as an engineer, would ever approve the current sewer connections as “acceptable,” Feniak simply replied, “No.”
“Well then, there’s your answer,” Breen concluded.
Council voted unanimously to reject preliminary acceptance of the work in phase one of the subdivision and to refuse a letter of credit reduction.
White told the Advertiser it will now be up to the developer to “come back with a solution.”
There are currently just three model homes on the Harris Street property. The overall plan is for 258 housing units of various types.
