Cooper Standard raises concerns with proposed east-end subdivision

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A Stratford automotive parts manufacturer has raised concerns around the impact its Douro Street factory could have on the potential residents of a 452-home subdivision proposed for Stratford’s east end.

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At a special Monday session of council, a Cooper Standard representative suggested the proposed location of this development – a 21-hectare mixed residential, commercial and industrial subdivision east of C.H. Meier Boulevard, south of Ontario Street and north of the CNR railroad – could expose its residents to a number of adverse effects from its manufacturing operations.

Lawyer Anand Srivastava told councillors that Cachet Development Inc., the subdivision’s proponent, had not yet considered or provided information on land-use compatibility between the residential portion of the proposed development and the nearby Cooper Standard plant. The lawyer said his client was worried about the potential adverse affects of odour, noise, air emissions and other contaminants generated by the plant on future residents of the subdivision, as well as as the increased risk that those homeowners could sue Cooper Standard or file a regulatory complaint that would force changes to how the plant operates.

“With due respect to Cachet and their environmental consultants (and) their land-use-planning consultants, we have not been provided with any of that information in order to review, comment and otherwise assess whether these land uses adjacent to one another are compatible,” Srivastava said during the public meeting on the proposal.

Srivastava noted the sprawling Cooper Standard plant – a 26,000-square-metre facility that specializes in automotive rubber products – was deliberately built away from existing residential developments.

“It is a facility that includes industrial operations related to rubber extrusion, injection moulding and coating applications. … The land use that surrounds the Cooper Standard facility has been, for decades, commercial, industrial and agricultural, and this is deliberate. It’s intentional. It’s all part of good land-use planning that considers these major facilities and sensitive land uses, and how they can coexist,” the lawyer said.

“Cooper Standard’s industrial facility is not currently located near residential homes, and … the prevailing winds are westerly … from the Cooper Standard Property to this proposed development property.”

Then nearest home in the proposed subdivision would only be 200 metres away from the 703 Douro St. plant.

Marcus Gagliardi, a land development manager with Cachet Developments, assured Cooper Standard and councillors the developer would work with the automotive parts manufacturer to identify and conduct all necessary environmental impact studies and implement any measures deemed necessary to mitigate adverse affects from the factory on the proposed homes. Coun. Kathy Vassilakos also pointed out the residential, commercial and industrial land uses outlined in the Cachet proposal are permitted under the city’s current official plan.

“Under the official plan designation for this area and the re-designation of it, had Cooper Standard made any submissions with respect to the future (residential) use in this area?” Vassilakos asked. “I’m wondering only because we did go through a process to re-designate it under the official plan.”

Stratford planning manager Alyssa Bridge confirmed the official plan-amendment process was public and notification had been circulated to surrounding property owners. Srivastava, though, said Cooper Standard was not involved, suggesting the company did not make submissions with respect to future land use in the area around its Stratford plant.

If the requested zone changes and draft plan of subdivision are approved, the proposed subdivision, which straddles the city’s border with Perth East, would create 54 detached homes, 340 street townhouses, 43 rear-lane townhouses and 15 live-work townhouses that would include commercial space on the bottom levels. The development would also include seven new internal streets, two private laneways, two storm-water management ponds, a neighbourhood park and one industrial block abutting C.H. Meier Boulevard that could eventually become an industrial park.

“The proposal consists of two applications – one draft plan of subdivision and one zoning-bylaw amendment. No amendment is required to (Stratford’s) official plan,” said Steve Closs, an urban and regional planner with Glen Schnarr & Associates, who spoke on behalf of Cachet Developments.

Councillors will consider Cachet Development’s applications at a future planning and heritage committee meeting.

gsimmons@postmedia.com